303 Yoakum Ct · Brent, FL 32505

$95,000

3 bd · 1.0 ba · 942 sqft · SingleFamily public records · 17 Days on market

Built 1951 Fair condition 0.51 ac lot $101/sqft · 37% below area Est $150k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor and development opportunity in Pensacola’s Brentwood area. This 3-bedroom, 1-bath home sits on a large HDMU-zoned parcel and is being sold strictly as-is. The existing structure is in significant disrepair and may require extensive renovation or redevelopment, but the real opportunity may be in the land itself. The approximately half-acre parcel offers flexibility for a variety of potential uses, including renovation of the existing home, redevelopment, possible future parcel division, or multi-unit residential use such as duplex or triplex development, subject to buyer verification and county approval.

Key facts

• 0.51 acre lot
• Built 1951
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 6.5% 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: Brentwood Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 407 students, 86% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 309 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $11k; list at $95k implies a 764% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1951 — 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: 1.45% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $149,790
• List price: $95,000
• Delta: -36.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Virginia Way	0.39mi	2/1.0 (-1)	960 (+2%)	4mo	$100,000	$104	70
529 Michigan Ave	0.44mi	2/1.0 (-1)	975 (+4%)	7mo	$65,000	$67	63
1011 Barnett St	0.27mi	3/1.0	1,036 (+10%)	12mo	$190,000	$183	61
810 Lucerne Ave	0.65mi	3/1.0	936 (-1%)	11mo	$200,000	$214	60
4531 Versailles Dr	0.67mi	3/1.0	1,023 (+9%)	4mo	$151,000	$148	51
4509 Versailles Dr	0.73mi	3/1.0	868 (-8%)	4mo	$128,000	$147	49
907 Medford Ave	0.74mi	3/1.0	864 (-8%)	10mo	$155,000	$179	44
702 Beauvais Rd	0.73mi	3/1.0	855 (-9%)	14mo	$149,500	$175	39
718 Montclair Rd	0.64mi	3/1.0	868 (-8%)	22mo	$74,000	$85	38
822 Lucerne Ave	0.73mi	3/1.0	864 (-8%)	18mo	$144,000	$167	37

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: 15.2%
• Equity multiple: 1.62×
• Total profit: $16,550
• Equity at exit: $14,165

10-year hold

• IRR: 25.2%
• Equity multiple: 3.39×
• Total profit: $63,662
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 7 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $138,950 ($141/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 309
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$498
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $459

Break-even live

Break-even rent $800

Max offer price $95,000

Occupancy floor 62%

Sensitivity live

Price	-10% $513	-5% $486	+0% $459	+5% $432	+10% $405
Rent	-10% $350	-5% $404	+0% $459	+5% $513	+10% $568
Rate	-1.0pp $507	-0.5pp $483	base $459	+0.5pp $434	+1.0pp $409

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Concordia Blvd Pensacola, FL	2.0	1.0	532	$1,650	$3.10	10d	1	0.13mi
1201 Concordia Blvd Pensacola, FL	2.0	1.0	746	$995	$1.33	0d	1	0.31mi
910 Medford Ave Pensacola, FL	3.0	1.0	1088	$1,150	$1.06	10d	1	0.74mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	154d	1	1.01mi
3516 N S St Pensacola, FL	2.0	2.0	924	$1,300	$1.41	51d	1	1.05mi
909 Cranbrook Ave Pensacola, FL	3.0	1.0	1108	$1,100	$0.99	10d	1	1.07mi
912 Clearview Ave Pensacola, FL	3.0	1.0	888	$1,400	$1.58	10d	1	1.07mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	10d	1	1.21mi
5505 Fairview Dr Pensacola, FL	3.0	2.0	1100	$1,700	$1.55	49d	1	1.23mi
5409 E Shore Dr Pensacola, FL	2.0	1.0	1000	$1,100	$1.10	107d	1	1.37mi
5409 E Shore Dr Pensacola, FL	2.0	1.0	1000	$1,100	$1.10	51d	1	1.37mi
401 Hancock Ln Pensacola, FL	2.0	1.0	864	$1,295	$1.50	10d	1	1.45mi

Listing history 50 events

1. 2026-11-08
   days on market $95,000 Active 17 DOM
2. 2026-11-07
   days on market $95,000 Active 16 DOM
3. 2026-11-06
   days on market $95,000 Active 15 DOM
4. 2026-11-05
   days on market $95,000 Active 14 DOM
5. 2026-11-04
   days on market $95,000 Active 13 DOM
6. 2026-11-02
   days on market $95,000 Active 11 DOM
7. 2026-10-27
   days on market $95,000 Active 10 DOM
8. 2026-10-26
   days on market $95,000 Active 9 DOM
9. 2026-10-25
   days on market $95,000 Active 8 DOM
10. 2026-10-24
    days on market $95,000 Active 7 DOM
11. 2026-10-23
    days on market $95,000 Active 6 DOM
12. 2026-10-22
    days on market $95,000 Active 5 DOM
13. 2026-10-21
    days on market $95,000 Active 4 DOM
14. 2026-10-21
    remarks 693-char remark
15. 2026-10-21
    price $95,000 Active 3 DOM
16. 2026-10-20
    days on market $75,000 Active 3 DOM
17. 2026-10-19
    days on market $75,000 Active 2 DOM
18. 2026-10-18
    remarks 505-char remark
19. 2026-10-18
    pricedays on marketlisting id $75,000 Active 1 DOM
20. 2026-07-31
    days on market $99,850 Active 486 DOM
21. 2026-07-30
    days on market $99,850 Active 485 DOM
22. 2026-07-29
    days on market $99,850 Active 484 DOM
23. 2026-07-27
    days on market $99,850 Active 482 DOM
24. 2026-07-25
    days on market $99,850 Active 480 DOM
25. 2026-07-23
    days on market $99,850 Active 478 DOM
26. 2026-07-22
    days on market $99,850 Active 477 DOM
27. 2026-07-21
    days on market $99,850 Active 476 DOM
28. 2026-07-18
    days on market $99,850 Active 473 DOM
29. 2026-07-16
    days on market $99,850 Active 471 DOM
30. 2026-07-16
    days on market $99,850 Active 470 DOM
31. 2026-07-14
    days on market $99,850 Active 469 DOM
32. 2026-07-14
    days on market $99,850 Active 468 DOM
33. 2026-07-12
    days on market $99,850 Active 467 DOM
34. 2026-07-11
    days on market $99,850 Active 466 DOM
35. 2026-07-10
    days on market $99,850 Active 465 DOM
36. 2026-07-09
    days on market $99,850 Active 464 DOM
37. 2026-07-08
    days on market $99,850 Active 463 DOM
38. 2026-07-07
    days on market $99,850 Active 462 DOM
39. 2026-07-06
    days on market $99,850 Active 461 DOM
40. 2026-07-05
    days on market $99,850 Active 460 DOM
41. 2026-07-04
    days on market $99,850 Active 459 DOM
42. 2026-07-03
    days on market $99,850 Active 458 DOM
43. 2026-07-02
    days on market $99,850 Active 457 DOM
44. 2026-07-01
    days on market $99,850 Active 456 DOM
45. 2026-06-30
    days on market $99,850 Active 455 DOM
46. 2026-06-29
    days on market $99,850 Active 454 DOM
47. 2026-06-28
    days on market $99,850 Active 453 DOM
48. 2026-06-28
    days on market $99,850 Active 452 DOM
49. 2026-06-27
    days on market $99,850 Active 451 DOM
50. 2026-06-25
    days on market $99,850 Active 449 DOM

ⓘ 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 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: $16,570
• − Mortgage interest: −$5,321
• − Property taxes: −$1,132
• − Insurance: −$475
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$2,764
• Taxable income: $4,227
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,491/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $23,550–$42,390 screening

This charming 3-bedroom home has moderate renovation potential with average exterior and interior conditions. Painting and landscaping would significantly enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear

Repairs flagged

• Minor Paint — Some scuff marks on walls
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Painting and landscaping — Enhances curb appeal and interior aesthetics ↑
• Both Floor refinishing — Improves appearance and value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Brentwood Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle J. H. Workman Middle School F FL #536/571 Nat'l #10,902/14,009 High Pensacola High School F FL #304/667 Nat'l #8,293/17,239

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

C Composite livability gradescore 69/100

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 · 334,637 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: 16% of renters

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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%

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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%
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Vietnamese 1%

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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

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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

+581.8% since first listed

22 events — show timeline

• 2026-10-17 Listed $75,000 PARMLS
• 2026-08-01 Listing Removed — PARMLS
• 2026-06-11 Price Changed $99,850 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.