21 Hancock Ln · Brent, FL 32503

$130,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 72 Days on market

Built 1940 1.12 ac lot $135/sqft · 26% below area Est $176k · 26% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity alert! This 3 bed/ 1 bath home has ample opportunity for you to add your own personal touches to. This home has original hardwood flooring as well as a spacious backyard to create your own outdoor sanctuary. I can go on and on with more items to note with this property, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away! *Buyer to verify tax, room dimensions, and school info.*

Key facts

• Spacious backyard
• 1.12 acre lot
• Built 1940

Tags

• ORIGINAL HARDWOOD FLOORING
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.6% in Brent — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#484 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Escambia (suburban): math 40% / reading 45% proficiency, ranked #56 of 73 in FL (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 240 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $62k; list at $130k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $176,254
• List price: $130,000
• Delta: -26.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-747
• Equity at exit: $19,383

10-year hold

• IRR: 9.5%
• Equity multiple: 1.75×
• Total profit: $27,135
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32503

• Rents YoY: 3.4%
• Active inventory: 240
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$682
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $310

Break-even live

Break-even rent $1,074

Max offer price $130,000

Occupancy floor 74%

Sensitivity live

Price	-10% $384	-5% $347	+0% $310	+5% $273	+10% $236
Rent	-10% $194	-5% $252	+0% $310	+5% $368	+10% $426
Rate	-1.0pp $376	-0.5pp $343	base $310	+0.5pp $276	+1.0pp $242

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 E Oakfield Rd Unit 21 Pensacola, FL	2.0	1.0	600	$900	$1.50	24d	1	0.54mi
6818 Tiki Ln Unit 3 Pensacola, FL	2.0	1.0	755	$1,200	$1.59	24d	1	0.69mi
6832 Tiki Ln Apt 4 Pensacola, FL	2.0	1.0	800	$1,250	$1.56	24d	1	0.70mi
6831 Tiki Ln Unit 4 Pensacola, FL	2.0	1.0	800	$1,250	$1.56	24d	1	0.73mi
47 Coleman Ln Pensacola, FL	2.0	2.0	1036	$1,650	$1.59	14d	1	0.83mi
6 Clyde St Pensacola, FL	2.0	1.0	794	$1,195	$1.51	24d	1	0.98mi
6003 Born Dr Pensacola, FL	2.0	2.0	999	$1,450	$1.45	21d	1	1.02mi
27 E Burgess Rd Pensacola, FL	2.0	2.0	1100	$1,124	$1.02	24d	1	1.09mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	14d	10	1.17mi
601 E Burgess Rd Pensacola, FL	2.0	2.0	870	$1,425	$1.64	24d	1	1.21mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	14d	19	1.37mi
7240 Hilburn Rd Unit 1D Pensacola, FL	2.0	1.0	800	$1,075	$1.34	24d	1	1.45mi
7150 Plantation Rd #122 Pensacola, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 72 DOM
2. 2026-06-17
   days on market $130,000 Active 71 DOM
3. 2026-06-16
   days on market $130,000 Active 70 DOM
4. 2026-06-15
   days on market $130,000 Active 69 DOM
5. 2026-06-14
   days on market $130,000 Active 67 DOM
6. 2026-06-10
   days on market $130,000 Active 64 DOM
7. 2026-06-09
   days on market $130,000 Active 63 DOM
8. 2026-06-08
   days on market $130,000 Active 62 DOM
9. 2026-06-07
   days on market $130,000 Active 61 DOM
10. 2026-06-03
    days on market $130,000 Active 57 DOM
11. 2026-06-02
    days on market $130,000 Active 56 DOM
12. 2026-06-01
    days on market $130,000 Active 55 DOM
13. 2026-05-31
    days on market $130,000 Active 54 DOM
14. 2026-05-31
    days on market $130,000 Active 53 DOM
15. 2026-04-28
    status Active 466-char remark

    Show marketing remark (466 chars)

    Investment opportunity alert! This 3 bed/ 1 bath home has ample opportunity for you to add your own personal touches to. This home has original hardwood flooring as well as a spacious backyard to create your own outdoor sanctuary. I can go on and on with more items to note with this property, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away! *Buyer to verify tax, room dimensions, and school info.*

16. 2026-04-28
    historical Contingent 466-char remark

    Show marketing remark (466 chars)

    Investment opportunity alert! This 3 bed/ 1 bath home has ample opportunity for you to add your own personal touches to. This home has original hardwood flooring as well as a spacious backyard to create your own outdoor sanctuary. I can go on and on with more items to note with this property, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away! *Buyer to verify tax, room dimensions, and school info.*

17. 2026-04-07
    listed $135,000 Active 466-char remark

    Show marketing remark (466 chars)

    Investment opportunity alert! This 3 bed/ 1 bath home has ample opportunity for you to add your own personal touches to. This home has original hardwood flooring as well as a spacious backyard to create your own outdoor sanctuary. I can go on and on with more items to note with this property, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away! *Buyer to verify tax, room dimensions, and school info.*

18. 2020-06-19
    soldstatus $62,500 666-char remark

    Show marketing remark (666 chars)

    1.12 acre residential lot. Lot is 399 feet deep. Zoned HDMU. Lots of room for expansion. Conveniently located in NE Pensacola. 960 sq foot Home has a Living / Dining Room, Kitchen, a Master Bedroom, and two additional Bedrooms and one Bath, Utility Laundry Room. All appliances will remain. Very large yard with large live oak trees. Partially fenced. Very close to schools .The tree line is not the end of the property, there is a large opening where you can see the backside of the property. The rear tree line is actually about half the property Great Investment property 1.12 acre residential in NE location .Room for multi family units at the property. As is.

19. 2018-09-08
    listed $77,750 666-char remark

    Show marketing remark (666 chars)

    1.12 acre residential lot. Lot is 399 feet deep. Zoned HDMU. Lots of room for expansion. Conveniently located in NE Pensacola. 960 sq foot Home has a Living / Dining Room, Kitchen, a Master Bedroom, and two additional Bedrooms and one Bath, Utility Laundry Room. All appliances will remain. Very large yard with large live oak trees. Partially fenced. Very close to schools .The tree line is not the end of the property, there is a large opening where you can see the backside of the property. The rear tree line is actually about half the property Great Investment property 1.12 acre residential in NE location .Room for multi family units at the property. As is.

20. 1996-07-05
    soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,351 · $113/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 4 d/yr ≥106°F today · 13 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,599
• − Mortgage interest: −$7,282
• − Property taxes: −$1,351
• − Insurance: −$650
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,782
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $3,309/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Escambia
• NCES district ID: 1200510
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $44,649
• Composite: 36.04/100
• National rank: #4773
• State rank: #56 of 73 in FL

Livability — Brent

• Score: 69/100
• State rank: #484
• US rank: #8921

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brent, FL
• County: Escambia County · 301,722 people
• City population: 27,543
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 334,637 people
• By 2030: 345,779 · +3.3%
• By 2040: 364,828 · +9.0%
• By 2050: 378,514 · +13.1%
• By 2075: 403,220 · +20.5%
• By 2100: 386,125 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Tagalog/Filipino 1%

Political lean MEDSL · Escambia

• 2024 margin: R (+19.5) · D 39.7% · R 59.2% · Other 1.1%
• 2008→2024 swing: -0.2pp no change · 2008: -19.3pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+20.6 2012: R+20.6 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+650.0% since first listed

6 events — show timeline

• 2026-04-28 Relisted — PARMLS
• 2026-04-28 Contingent — PARMLS
• 2026-04-07 Listed $135,000 PARMLS
• 2020-06-19 Sold (MLS) $62,500 PARMLS
• 2018-09-08 Listed $77,750 PARMLS
• 1996-07-05 Sold (Public Records) $18,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,351 · +13.3% YoY. Source: county tax records.