910 Springbrook Ave · Brent, FL 32505

$126,000

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 41 Days on market

Built 1960 8,712 sqft lot Est $200k · 37% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If looking for your next REO opportunity, you may have just found it. Located in the established Crescent Lake community, this 3 bedroom home is one to see. Built in 1960, this home has seen updates in the past. The home has 1 and 1/2 baths, 1334sf of living space, inside laundry, and covered patio. The backyard is fenced and there is an extra building for storage. Just a few miles away: New Baptist Hospital, PCC, interstate access schools, shopping and more. A definite must see to appreciate. This home does qualify for FHA's 100 down program to owner occupants and home is FHA IN (Insurable). Call today!

Key facts

• Covered patio
• Fenced backyard
• Inside laundry

Tags

• CRESCENT LAKE COMMUNITY
• INSIDE LAUNDRY
• COVERED PATIO
• FENCED BACKYARD
• EXTRA BUILDING FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Zoned schools: Bellview Elementary School (math 28% / reading 34%, grade F, #1,854 of 2,144 statewide, top 87%, 545 students, 75% FRL); Pine Forest High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,870 students, 62% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 198 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $871 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 + 4.9% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $126k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,220 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $200,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Twinbrook Ave	0.31mi	3/1.0	1,328 (-0%)	4mo	$132,000	$99	81
5650 Talquin Ave	0.49mi	3/2.0	1,381 (+4%)	1mo	$257,000	$186	67
911 Medford Ave	0.47mi	3/2.0	1,279 (-4%)	2mo	$206,000	$161	65
1016 Fremont Ave	0.25mi	3/1.0	1,150 (-14%)	2mo	$175,000	$152	64
4505 Ellysee Way	0.54mi	3/2.0	1,279 (-4%)	4mo	$182,500	$143	61
5100 Cranston Ave	0.39mi	3/2.0	1,218 (-9%)	4mo	$229,500	$188	60
6511 E Shore Dr	0.70mi	3/1.5	1,400 (+5%)	2mo	$110,000	$79	55
5517 Sun Valley Dr	0.44mi	4/2.0 (+1)	1,462 (+10%)	3mo	$225,000	$154	52
812 Montclair Rd	0.57mi	3/2.0	1,433 (+7%)	6mo	$192,000	$134	52
800 Montclair Rd	0.61mi	4/1.0 (+1)	1,158 (-13%)	4mo	$170,000	$147	42
6307 East Shore Dr	0.65mi	3/2.0	1,158 (-13%)	3mo	$173,900	$150	42
4511 St Nazaire Rd	0.56mi	4/2.0 (+1)	1,508 (+13%)	4mo	$130,000	$86	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $9,532
• Equity at exit: $18,787

10-year hold

• IRR: 17.8%
• Equity multiple: 2.60×
• Total profit: $56,509
• Equity at exit: $10,894

Cash invested: $35,280 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$661
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $419

Break-even live

Break-even rent $1,101

Max offer price $126,000

Occupancy floor 69%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	0.26mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	0.28mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	13d	1	0.35mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	1	0.37mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	0.42mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	13d	1	0.44mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	0.44mi
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	13d	1	0.63mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	0.65mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	23d	1	0.66mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	13d	9	0.82mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	23d	1	1.02mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	23d	1	1.31mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	13d	19	1.36mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	1.38mi
1860 Broyhill Ln Pensacola, FL	3.0	2.0	1561	$1,600	$1.02	23d	1	1.48mi

Listing history 6 events

1. 2026-04-06
   status Pending
2. 2026-03-27
   price $126,000
3. 2026-02-24
   listed $140,000 Active
4. 1988-03-01
   soldstatus $36,200
5. 1983-12-01
   soldstatus $33,300
6. 1974-01-01
   soldstatus $8,450

ⓘ 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: $1,883 · $157/mo
• Projected year-2 tax: $1,883 · $157/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 7 d/yr ≥105°F today · 21 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: $19,588
• − Mortgage interest: −$7,058
• − Property taxes: −$1,883
• − Insurance: −$630
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,665
• Taxable income: $3,218
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $4,260/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): 27,877
• Household income: $44,783
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1458.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 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: ▼ -74.10%
• Current HPI: 205.45
• Rent YoY: ▲ 4.92%
• 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

+1391.1% since first listed

6 events — show timeline

• 2026-04-06 Pending — ECAR
• 2026-03-27 Price Changed $126,000 ECAR
• 2026-02-24 Listed $140,000 ECAR
• 1988-03-01 Sold (Public Records) $36,200 Public Records
• 1983-12-01 Sold (Public Records) $33,300 Public Records
• 1974-01-01 Sold (Public Records) $8,450 Public Records

Property tax history

+15.5%/yr

Latest (2025): $1,883 · +277.5% YoY. Source: county tax records.