303 Yoakum Ct · Brent, FL 32505

$99,850

3 bd · 1.0 ba · 942 sqft · SingleFamily public records · 443 Days on market

Built 1951 0.51 ac lot $106/sqft · 31% below area Est $145k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

Key facts

• Covered patio
• Fenced lot
• Renovation potential

Tags

• RENOVATION POTENTIAL
• FENCED LOT
• COVERED PATIO
• CONVENIENT PENSACOLA LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• At $1,755/mo this rent would consume 47% of the median local household income ($45k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $690 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 443 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $90k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $100k implies a 808% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,868 (12.0% below list)

Questions for the listing agent

1. It's been on market 443 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 1951 — 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: 1.76% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.21%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (median comp): $145,322
• List price: $99,850
• Delta: -31.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Michigan Ave	0.44mi	2/1.0 (-1)	975 (+4%)	2mo	$65,000	$67	66
1011 Barnett St	0.27mi	3/1.0	1,036 (+10%)	7mo	$190,000	$183	65
810 Lucerne Ave	0.65mi	3/1.0	936 (-1%)	6mo	$200,000	$214	63
907 Medford Ave	0.74mi	3/1.0	864 (-8%)	5mo	$155,000	$179	47
702 Beauvais Rd	0.73mi	3/1.0	855 (-9%)	9mo	$149,500	$175	43
718 Montclair Rd	0.64mi	3/1.0	868 (-8%)	18mo	$74,000	$85	42
709 Loire Way	0.68mi	3/1.0	888 (-6%)	20mo	$178,000	$200	42
822 Lucerne Ave	0.73mi	3/1.0	864 (-8%)	13mo	$144,000	$167	41
105 Lenox Pkwy	0.56mi	3/2.0	1,008 (+7%)	20mo	$145,000	$144	41

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: 28.2%
• Equity multiple: 2.20×
• Total profit: $33,601
• Equity at exit: $14,888

10-year hold

• IRR: 36.7%
• Equity multiple: 4.71×
• Total profit: $103,681
• Equity at exit: $8,633

Cash invested: $27,958 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $727

Break-even live

Break-even rent $835

Max offer price $99,850

Occupancy floor 54%

Sensitivity live

Price	-10% $784	-5% $755	+0% $727	+5% $699	+10% $671
Rent	-10% $589	-5% $658	+0% $727	+5% $797	+10% $866
Rate	-1.0pp $778	-0.5pp $753	base $727	+0.5pp $701	+1.0pp $675

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: $24,962
• Closing costs: $2,996
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.01mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	1.21mi

Listing history 33 events

1. 2026-06-18
   days on market $99,850 Active 443 DOM
2. 2026-06-17
   days on market $99,850 Active 442 DOM
3. 2026-06-16
   days on market $99,850 Active 441 DOM
4. 2026-06-15
   days on market $99,850 Active 440 DOM
5. 2026-06-14
   pricedays on market $99,850 Active 438 DOM
6. 2026-06-10
   days on market $110,000 Active 435 DOM
7. 2026-06-09
   days on market $110,000 Active 434 DOM
8. 2026-06-08
   days on market $110,000 Active 433 DOM
9. 2026-06-07
   days on market $110,000 Active 432 DOM
10. 2026-06-03
    days on market $110,000 Active 428 DOM
11. 2026-06-02
    days on market $110,000 Active 427 DOM
12. 2026-06-01
    days on market $110,000 Active 426 DOM
13. 2026-05-31
    days on market $110,000 Active 425 DOM
14. 2026-03-30
    status Active 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

15. 2026-03-27
    historical 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

16. 2026-03-04
    historical Contingent 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

17. 2026-02-09
    price $110,000 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

18. 2026-01-14
    price $125,000 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

19. 2025-10-20
    price $130,000 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

20. 2025-08-29
    price $139,000 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

21. 2025-08-25
    price $130,000 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

22. 2025-07-14
    price $149,500 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

23. 2025-05-09
    price $159,500 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

24. 2025-04-14
    price $180,000 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

25. 2025-03-26
    listed $190,000 Active 312-char remark

    Show marketing remark (312 chars)

    Charming 3-bedroom home with renovation potential on a fenced lot. Features a covered patio and 942 square feet of possibility. Perfect for investors seeking rental income. Enjoy nearby Springdale Park for outdoor fun. This cozy property awaits your personal touch in a convenient Pensacola location! MSTU Zoning

26. 2025-01-22
    historical
27. 2024-12-30
    price $185,900
28. 2024-12-12
    price $195,500
29. 2024-11-08
    price $199,900
30. 2024-09-18
    price $219,900
31. 2024-08-05
    listed $225,000 Active
32. 1983-07-01
    soldstatus $11,000
33. 1971-01-01
    soldstatus $11,000

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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: $21,065
• − Mortgage interest: −$5,593
• − Property taxes: −$1,132
• − Insurance: −$499
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$2,905
• Taxable income: $7,566
• Est. tax owed @ 24.0%: −$1,816
• After-tax cash flow: $6,911/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

+900.0% since first listed

20 events — show timeline

• 2026-03-30 Relisted — PARMLS
• 2026-03-27 Listing Removed — PARMLS
• 2026-03-04 Contingent — PARMLS
• 2026-02-09 Price Changed $110,000 PARMLS
• 2026-01-14 Price Changed $125,000 PARMLS
• 2025-10-20 Price Changed $130,000 PARMLS
• 2025-08-29 Price Changed $139,000 PARMLS
• 2025-08-25 Price Changed $130,000 PARMLS
• 2025-07-14 Price Changed $149,500 PARMLS
• 2025-05-09 Price Changed $159,500 PARMLS
• 2025-04-14 Price Changed $180,000 PARMLS
• 2025-03-26 Listed $190,000 PARMLS
• 2025-01-22 Listing Removed — PARMLS
• 2024-12-30 Price Changed $185,900 PARMLS
• 2024-12-12 Price Changed $195,500 PARMLS
• 2024-11-08 Price Changed $199,900 PARMLS
• 2024-09-18 Price Changed $219,900 PARMLS
• 2024-08-05 Listed $225,000 PARMLS
• 1983-07-01 Sold (Public Records) $11,000 Public Records
• 1971-01-01 Sold (Public Records) $11,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $1,132 · +15.2% YoY. Source: county tax records.