4508 Lemoyne Ln · Brent, FL 32505

$155,000

3 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 16 Days on market

Built 1970 8,276 sqft lot Est $210k · 26% under

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Why this score? — see what drove the C+ 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• 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 MLS

Perfect for a fix and flip or investment property. Solid block construction home on slab foundation. Hurricane rated windows and a newer hot water heater already in place. Semi-finished square footage (converted garage) provides potential to increase total square footage. This home will need work; however it provides so much opportunity for the savvy investor or handy homeowner. This home is located 15 minutes from downtown Pensacola and a short 25 minute drive to the sugary white sands and emerald green waters of the Emerald Coast.

Key facts

• Remodeled
• Well-kept yard
• Updated drywall

Tags

• REMODELED
• FRESHLY PAINTED EXTERIOR
• WELL-KEPT YARD
• UPDATED ROOF
• UPDATED DRYWALL
• UPDATED FLOORING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 2 total parking spaces; Covered 2-car carport
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-story home; Resale property; Not attached to another property; Homestead exempt; Insulated floors and walls
• Construction: Block construction; Slab foundation; Composition roof
• Exterior features: Back yard fencing; Screen-enclosed pool; Interior lot; Paved, county-maintained road

Interior

• Kitchen: Remodeled kitchen completed within the last year
• Bedrooms: Master bedroom on the first floor (approx. 14 x 14); Additional bedroom on the first floor (approx. 12 x 12)
• Bathrooms: 2 full bathrooms; Bathroom updated within the last year
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Bonus room; Remodeled bathroom; Remodeled kitchen (total remodel)
• Laundry & utility: Indoor laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.6% in Brent — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+4.9%/yr); 198 active listings in the ZIP; 18 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 43% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $90k; list at $155k implies a 72% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $209,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4404 Ellysee Way	0.31mi	3/2.0	1,435 (-2%)	2mo	$239,900	$167	80
812 Montclair Rd	0.26mi	3/2.0	1,433 (-2%)	6mo	$192,000	$134	79
4517 Monpellier Dr	0.09mi	3/2.0	1,357 (-7%)	7mo	$198,000	$146	78
4482 Rochelle Dr	0.35mi	4/2.0 (+1)	1,524 (+4%)	2mo	$89,000	$58	71
4511 St Nazaire Rd	0.39mi	4/2.0 (+1)	1,508 (+3%)	4mo	$130,000	$86	69
4505 Ellysee Way	0.19mi	3/2.0	1,279 (-13%)	4mo	$182,500	$143	66
911 Medford Ave	0.29mi	3/2.0	1,279 (-13%)	2mo	$206,000	$161	63
4514 Florelle Way	0.20mi	4/2.0 (+1)	1,650 (+13%)	7mo	$180,000	$109	59
5517 Sun Valley Dr	0.73mi	4/2.0 (+1)	1,462 (-0%)	3mo	$225,000	$154	58
702 Loire Way	0.39mi	3/1.0	1,297 (-12%)	3mo	$100,000	$77	56
4260 Erress Blvd	0.51mi	3/2.0	1,325 (-10%)	6mo	$140,000	$106	55
1231 Ft Smith Cir	0.66mi	3/2.0	1,274 (-13%)	3mo	$219,000	$172	45

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,372
• Equity at exit: $23,111

10-year hold

• IRR: 6.7%
• Equity multiple: 1.55×
• Total profit: $23,782
• Equity at exit: $13,402

Cash invested: $43,400 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 198
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$813
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $213

Break-even live

Break-even rent $1,343

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $301	-5% $257	+0% $213	+5% $169	+10% $125
Rent	-10% $85	-5% $149	+0% $213	+5% $276	+10% $340
Rate	-1.0pp $291	-0.5pp $252	base $213	+0.5pp $173	+1.0pp $132

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	14d	1	0.15mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	14d	1	0.21mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	24d	1	0.31mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	24d	1	0.46mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	24d	1	0.68mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	0.73mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	0.75mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	0.79mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	1.01mi
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	14d	1	1.11mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	9	1.12mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	1.26mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	1.31mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	1.34mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	24d	1	1.36mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.41mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	1.42mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.42mi

Listing history 16 events

1. 2026-06-03
   status $155,000 Pending 16 DOM
2. 2026-06-02
   days on market $155,000 Contingent 16 DOM
3. 2026-06-01
   days on market $155,000 Contingent 15 DOM
4. 2026-05-31
   days on market $155,000 Contingent 14 DOM
5. 2026-05-31
   days on market $155,000 Contingent 13 DOM
6. 2026-05-19
   historical Contingent
7. 2026-05-17
   listed $155,000 Active
8. 2025-10-07
   soldstatus $90,000 Sold 542-char remark

   Show marketing remark (542 chars)

   Perfect for a fix and flip or investment property. Solid block construction home on slab foundation. Hurricane rated windows and a newer hot water heater already in place. Semi-finished square footage (converted garage) provides potential to increase total square footage. This home will need work; however it provides so much opportunity for the savvy investor or handy homeowner. This home is located 15 minutes from downtown Pensacola and a short 25 minute drive to the sugary white sands and emerald green waters of the Emerald Coast.

9. 2025-05-21
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Perfect for a fix and flip or investment property. Solid block construction home on slab foundation. Hurricane rated windows and a newer hot water heater already in place. Semi-finished square footage (converted garage) provides potential to increase total square footage. This home will need work; however it provides so much opportunity for the savvy investor or handy homeowner. This home is located 15 minutes from downtown Pensacola and a short 25 minute drive to the sugary white sands and emerald green waters of the Emerald Coast.

10. 2025-05-17
    listed $89,900 Active 542-char remark

    Show marketing remark (542 chars)

    Perfect for a fix and flip or investment property. Solid block construction home on slab foundation. Hurricane rated windows and a newer hot water heater already in place. Semi-finished square footage (converted garage) provides potential to increase total square footage. This home will need work; however it provides so much opportunity for the savvy investor or handy homeowner. This home is located 15 minutes from downtown Pensacola and a short 25 minute drive to the sugary white sands and emerald green waters of the Emerald Coast.

11. 2008-04-14
    soldstatus $57,000 158-char remark

    Show marketing remark (158 chars)

    SPACIOUS 4 BEDROOM, HARDWOOD, TILE AND VINYL FLOORING.BRIGHT AND AIRY SUNROOM WITH WOOD BURNING FIREPLACE. THIS IS AN AS IS SALE WITH NO WARRANTIES EXPRESSED.

12. 2007-12-12
    listed $70,000 158-char remark

    Show marketing remark (158 chars)

    SPACIOUS 4 BEDROOM, HARDWOOD, TILE AND VINYL FLOORING.BRIGHT AND AIRY SUNROOM WITH WOOD BURNING FIREPLACE. THIS IS AN AS IS SALE WITH NO WARRANTIES EXPRESSED.

13. 2001-08-07
    historical
14. 2001-05-02
    listed $77,400
15. 1998-05-27
    soldstatus $65,900
16. 1982-07-01
    soldstatus $29,500

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $2,203 · $184/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $19,349
• − Mortgage interest: −$8,682
• − Property taxes: −$2,203
• − Insurance: −$775
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,509
• Taxable income: $83
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $2,533/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

+425.4% since first listed

11 events — show timeline

• 2026-05-19 Contingent — PARMLS
• 2026-05-17 Listed $155,000 PARMLS
• 2025-10-07 Sold (MLS) $90,000 PARMLS
• 2025-05-21 Pending — PARMLS
• 2025-05-17 Listed $89,900 PARMLS
• 2008-04-14 Sold (MLS) $57,000 PARMLS
• 2007-12-12 Listed $70,000 PARMLS
• 2001-08-07 Listing Removed — PARMLS
• 2001-05-02 Listed $77,400 PARMLS
• 1998-05-27 Sold (Public Records) $65,900 Public Records
• 1982-07-01 Sold (Public Records) $29,500 Public Records

Property tax history

+35.0%/yr

Latest (2025): $2,203 · +1657.7% YoY. Source: county tax records.