4245 Erress Blvd · Brent, FL 32505

$134,000

3 bd · 2.0 ba · 1,418 sqft · Townhouse public records · 333 Days on market

Built 1972 9,583 sqft lot $94/sqft · 161% above area

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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 MLS

Amazing Townhouse, 3 rooms 1 full bath 1 half bath. freshly painted, floors updated. Ready to move in.

Key facts

• Built 1972
• Listed 333 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $134k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 fast (+4.9%/yr); 198 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $926 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 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 $22k; list at $134k implies a 496% 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 $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.20% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $61,516
• List price: $134,000
• Delta: 117.83%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $9,042
• Equity at exit: $19,980

10-year hold

• IRR: 17.0%
• Equity multiple: 2.51×
• Total profit: $56,788
• Equity at exit: $11,586

Cash invested: $37,520 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$703
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $434

Break-even live

Break-even rent $1,054

Max offer price $134,000

Occupancy floor 68%

Sensitivity live

Price	-10% $510	-5% $472	+0% $434	+5% $396	+10% $358
Rent	-10% $307	-5% $371	+0% $434	+5% $497	+10% $560
Rate	-1.0pp $501	-0.5pp $468	base $434	+0.5pp $399	+1.0pp $364

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.71mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	0.73mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	14d	1	0.73mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	24d	1	0.82mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	24d	1	0.83mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	24d	1	0.87mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	1.01mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	24d	1	1.15mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	1.20mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	1.27mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	1.30mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.36mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	24d	1	1.38mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	1.44mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $134,000 Active 333 DOM
2. 2026-06-17
   days on market $134,000 Active 332 DOM
3. 2026-06-16
   days on market $134,000 Active 331 DOM
4. 2026-06-15
   days on market $134,000 Active 330 DOM
5. 2026-06-14
   days on market $134,000 Active 328 DOM
6. 2026-06-10
   days on market $134,000 Active 325 DOM
7. 2026-06-09
   days on market $134,000 Active 324 DOM
8. 2026-06-08
   days on market $134,000 Active 323 DOM
9. 2026-06-07
   days on market $134,000 Active 322 DOM
10. 2026-06-03
    days on market $134,000 Active 318 DOM
11. 2026-06-02
    days on market $134,000 Active 317 DOM
12. 2026-06-01
    days on market $134,000 Active 316 DOM
13. 2026-05-31
    days on market $134,000 Active 315 DOM
14. 2026-03-27
    price $134,000 102-char remark

    Show marketing remark (102 chars)

    Amazing Townhouse, 3 rooms 1 full bath 1 half bath. freshly painted, floors updated. Ready to move in.

15. 2026-02-23
    price $135,000 102-char remark

    Show marketing remark (102 chars)

    Amazing Townhouse, 3 rooms 1 full bath 1 half bath. freshly painted, floors updated. Ready to move in.

16. 2026-01-30
    status Active 102-char remark

    Show marketing remark (102 chars)

    Amazing Townhouse, 3 rooms 1 full bath 1 half bath. freshly painted, floors updated. Ready to move in.

17. 2026-01-30
    price $150,000 102-char remark

    Show marketing remark (102 chars)

    Amazing Townhouse, 3 rooms 1 full bath 1 half bath. freshly painted, floors updated. Ready to move in.

18. 2025-11-01
    historical 102-char remark

    Show marketing remark (102 chars)

    Amazing Townhouse, 3 rooms 1 full bath 1 half bath. freshly painted, floors updated. Ready to move in.

19. 2025-04-21
    listed $140,000 Active 102-char remark

    Show marketing remark (102 chars)

    Amazing Townhouse, 3 rooms 1 full bath 1 half bath. freshly painted, floors updated. Ready to move in.

20. 2018-01-15
    soldstatus $22,500 571-char remark

    Show marketing remark (571 chars)

    Inexpensive investment opportunity ! This three bedroom, one and half bath condo will be ready to rent after a few cosmetic upgrades. From the entrance, you will find a spacious living area, half a bath, and kitchen with tile floors, and electric stove. The kitchen leads to the back patio with a separate utility room. The upstairs has three bedrooms, and one full bath. There is carpet in living areas and bedrooms. The condo is vacant, and priced to move quickly. The property has only been vacant for a short period, and seller has received many inquires for rental.

21. 2017-12-18
    listed $30,000 571-char remark

    Show marketing remark (571 chars)

    Inexpensive investment opportunity ! This three bedroom, one and half bath condo will be ready to rent after a few cosmetic upgrades. From the entrance, you will find a spacious living area, half a bath, and kitchen with tile floors, and electric stove. The kitchen leads to the back patio with a separate utility room. The upstairs has three bedrooms, and one full bath. There is carpet in living areas and bedrooms. The condo is vacant, and priced to move quickly. The property has only been vacant for a short period, and seller has received many inquires for rental.

22. 2008-07-03
    soldstatus $10,000
23. 2008-05-09
    listed $20,000
24. 2004-08-20
    soldstatus $30,500
25. 2004-07-12
    listed $34,900
26. 2002-07-05
    soldstatus $29,000
27. 2002-06-28
    soldstatus $29,000
28. 2001-12-04
    listed $29,900
29. 1976-01-01
    soldstatus $350,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$227/yr (+$19/mo · 25.6%)

ⓘ 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 ≥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: $19,234
• − Mortgage interest: −$7,506
• − Property taxes: −$886
• − Insurance: −$670
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,898
• Taxable income: $3,196
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $4,439/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

-61.7% since first listed

16 events — show timeline

• 2026-03-27 Price Changed $134,000 PARMLS
• 2026-02-23 Price Changed $135,000 PARMLS
• 2026-01-30 Relisted — PARMLS
• 2026-01-30 Price Changed $150,000 PARMLS
• 2025-11-01 Listing Removed — PARMLS
• 2025-04-21 Listed $140,000 PARMLS
• 2018-01-15 Sold (MLS) $22,500 PARMLS
• 2017-12-18 Listed $30,000 PARMLS
• 2008-07-03 Sold (MLS) $10,000 PARMLS
• 2008-05-09 Listed $20,000 PARMLS
• 2004-08-20 Sold (MLS) $30,500 PARMLS
• 2004-07-12 Listed $34,900 PARMLS
• 2002-07-05 Sold (Public Records) $29,000 Public Records
• 2002-06-28 Sold (MLS) $29,000 PARMLS
• 2001-12-04 Listed $29,900 PARMLS
• 1976-01-01 Sold (Public Records) $350,000 Public Records

Property tax history

+24.3%/yr

Latest (2025): $886 · +34.0% YoY. Source: county tax records.