245 Airport Blvd · Brent, FL 32503

$225,000

4 bd · 2.0 ba · 1,893 sqft · SingleFamily public records · 51 Days on market

Built 1965 8,712 sqft lot $119/sqft · 14% below area Est $264k · 15% 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 +16.4/30.0
• ARV discount +14.2/15.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 5 Bedroom/2 Bath Brick Home with approximately 1909 sq ft. centrally located near I110 and Highway 29. The entrance to the home has a brick flower bed, Covered front Porch and a wooden ramp leading to the front door. There is a Screened Back Patio, 2 Car Detached Garage and Fenced Backyard. Once you step inside this lovely home, to the left of the Foyer you will find the spacious living room with Brick hearth and Wood Burning Fireplace. The home has an Open floor plan with Large Dining Area just off the Kitchen. The Master Bedroom as well as two additional bedrooms and two baths are located on one side of the home and can be accessed from the hall off the foyer or the kitchen. The other two bedrooms and laundry room are located on the opposite side of the home. The 5th Bedroom has its own private door with an additional access from the front of the home. Stepping outside, there is a large Covered Screened Porch overlooking the backyard. You can access the Porch from the Dining Area or from the Master Suite. The Oversized Two Car Detached Garage and workshop would make a great man cave and located just behind the home. It offers plenty of storage as well as a large workshop. The home has been freshly painted with neutral colors and professionally cleaned. This home is ready for you and your family. Convenient location, close to Pensacola Christian College, Schools, Medical Facilites, Shopping and a short drive to Downtown Pensacola as well as Pensacola Beach. Make an appointment to view this home today! ***Seller is willing to negotiate a new shingle roof to be installed on the home and Garage with an acceptable offer.

Key facts

• Generous lot
• Bonus room
• Prime location

Tags

• BONUS ROOM
• DETACHED GARAGE
• GENEROUS LOT
• PRIME LOCATION

Property features AI

Finance

• Other: Lot is approximately 0.2 acres (dimensions ~80 x 113) with central access and interior lot placement
• HOA & community: No homeowners association

Exterior

• Parking: Detached 2-car garage with garage door opener; Covered parking for 2 vehicles; Total of 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric with circuit breakers and copper wiring
• Home design: Single-story frame home; One level; Resale property; Not attached to other properties
• Construction: Frame construction; Composition roof; Off-grade foundation; Built as a one-level structure
• Exterior features: Porch with screened area; Back yard with chain link fencing; Paved road access; County-maintained road; Insulated walls; Ridge vent

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on the first floor; All bedrooms on the first floor
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms, all on the first floor
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Baseboards; Ceiling fan(s); Bonus room
• Laundry & utility: Washer and dryer included; Laundry inside with washer/dryer hookups and common area access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (8.9% below list).
• Recommended offer: $205k (8.9% below list) — sets the bar for 1% rule.

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 (+3.4%/yr); 239 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $7k 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 51 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $145k; list at $225k implies a 55% 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 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,894 (8.9% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.91% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $264,388
• List price: $225,000
• Delta: -14.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 St Patrick Ave	0.14mi	4/2.5	1,728 (-9%)	7mo	$230,000	$133	71
406 Hancock Ln	0.46mi	4/2.0	1,810 (-4%)	2mo	$388,000	$214	70
5601 St Adamnan	0.17mi	3/2.0 (-1)	1,781 (-6%)	11mo	$289,900	$163	68
5910 Sarah Dr	0.59mi	4/2.0	1,932 (+2%)	2mo	$120,000	$62	68
6315 White Oak Dr	0.60mi	4/2.0	1,851 (-2%)	1mo	$300,000	$162	68
30 Hancock Ln	0.54mi	3/2.0 (-1)	1,807 (-4%)	2mo	$260,000	$144	61
6410 White Oak Dr	0.73mi	4/2.0	1,911 (+1%)	7mo	$310,000	$162	58
425 Hancock Ln	0.48mi	3/2.0 (-1)	1,839 (-3%)	12mo	$178,250	$97	58
5910 Duchess Rd	0.59mi	3/2.0 (-1)	1,837 (-3%)	7mo	$310,000	$169	57
403 Ladybird Ln	0.55mi	3/2.0 (-1)	1,773 (-6%)	15mo	$229,900	$130	46
117 Monarch Ln	0.61mi	3/2.0 (-1)	1,624 (-14%)	2mo	$310,000	$191	41
81 Monarch Ln	0.70mi	5/2.0 (+1)	1,792 (-5%)	17mo	$202,181	$113	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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-27,556
• Equity at exit: $33,548

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-10,254
• Equity at exit: $19,454

Cash invested: $63,000 (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 32503

• Rents YoY: 3.4%
• Active inventory: 239
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $127

Break-even live

Break-even rent $1,888

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $255	-5% $191	+0% $127	+5% $64	+10% $0
Rent	-10% $-35	-5% $46	+0% $127	+5% $208	+10% $289
Rate	-1.0pp $241	-0.5pp $184	base $127	+0.5pp $69	+1.0pp $10

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Czar Ln Pensacola, FL	4.0	2.0	1477	$1,795	$1.22	24d	1	0.73mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	15d	10	0.99mi
400 Schubert Dr Pensacola, FL	3.0	2.5	1600	$2,100	$1.31	24d	1	1.16mi

Listing history 25 events

1. 2026-06-21
   days on market $225,000 Active 51 DOM
2. 2026-06-18
   days on market $225,000 Active 48 DOM
3. 2026-06-17
   days on market $225,000 Active 47 DOM
4. 2026-06-16
   days on market $225,000 Active 46 DOM
5. 2026-06-15
   days on market $225,000 Active 45 DOM
6. 2026-06-14
   days on market $225,000 Active 43 DOM
7. 2026-06-10
   days on market $225,000 Active 40 DOM
8. 2026-06-09
   days on market $225,000 Active 39 DOM
9. 2026-06-08
   days on market $225,000 Active 38 DOM
10. 2026-06-07
    days on market $225,000 Active 37 DOM
11. 2026-06-03
    days on market $225,000 Active 33 DOM
12. 2026-06-02
    days on market $225,000 Active 32 DOM
13. 2026-06-01
    days on market $225,000 Active 31 DOM
14. 2026-05-31
    days on market $225,000 Active 30 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    days on market $225,000 Active 29 DOM
17. 2026-05-01
    listed $225,000 Active 928-char remark
18. 2020-02-26
    soldstatus $145,000
19. 2020-02-24
    soldstatus $145,000 1674-char remark

    Show marketing remark (1674 chars)

    Beautiful 5 Bedroom/2 Bath Brick Home with approximately 1909 sq ft. centrally located near I110 and Highway 29. The entrance to the home has a brick flower bed, Covered front Porch and a wooden ramp leading to the front door. There is a Screened Back Patio, 2 Car Detached Garage and Fenced Backyard. Once you step inside this lovely home, to the left of the Foyer you will find the spacious living room with Brick hearth and Wood Burning Fireplace. The home has an Open floor plan with Large Dining Area just off the Kitchen. The Master Bedroom as well as two additional bedrooms and two baths are located on one side of the home and can be accessed from the hall off the foyer or the kitchen. The other two bedrooms and laundry room are located on the opposite side of the home. The 5th Bedroom has its own private door with an additional access from the front of the home. Stepping outside, there is a large Covered Screened Porch overlooking the backyard. You can access the Porch from the Dining Area or from the Master Suite. The Oversized Two Car Detached Garage and workshop would make a great man cave and located just behind the home. It offers plenty of storage as well as a large workshop. The home has been freshly painted with neutral colors and professionally cleaned. This home is ready for you and your family. Convenient location, close to Pensacola Christian College, Schools, Medical Facilites, Shopping and a short drive to Downtown Pensacola as well as Pensacola Beach. Make an appointment to view this home today! ***Seller is willing to negotiate a new shingle roof to be installed on the home and Garage with an acceptable offer.

20. 2019-11-12
    listed $155,000 1674-char remark

    Show marketing remark (1674 chars)

    Beautiful 5 Bedroom/2 Bath Brick Home with approximately 1909 sq ft. centrally located near I110 and Highway 29. The entrance to the home has a brick flower bed, Covered front Porch and a wooden ramp leading to the front door. There is a Screened Back Patio, 2 Car Detached Garage and Fenced Backyard. Once you step inside this lovely home, to the left of the Foyer you will find the spacious living room with Brick hearth and Wood Burning Fireplace. The home has an Open floor plan with Large Dining Area just off the Kitchen. The Master Bedroom as well as two additional bedrooms and two baths are located on one side of the home and can be accessed from the hall off the foyer or the kitchen. The other two bedrooms and laundry room are located on the opposite side of the home. The 5th Bedroom has its own private door with an additional access from the front of the home. Stepping outside, there is a large Covered Screened Porch overlooking the backyard. You can access the Porch from the Dining Area or from the Master Suite. The Oversized Two Car Detached Garage and workshop would make a great man cave and located just behind the home. It offers plenty of storage as well as a large workshop. The home has been freshly painted with neutral colors and professionally cleaned. This home is ready for you and your family. Convenient location, close to Pensacola Christian College, Schools, Medical Facilites, Shopping and a short drive to Downtown Pensacola as well as Pensacola Beach. Make an appointment to view this home today! ***Seller is willing to negotiate a new shingle roof to be installed on the home and Garage with an acceptable offer.

21. 2003-09-18
    soldstatus $85,000
22. 2003-09-15
    soldstatus $85,000

    Show marketing remark (733 chars)

    This mint condition home is calling your name. Some of it's interior features include hardwood floors, crown molding, newer neutral color paint and carpet, a wood burning fireplace, large closets and more. The kitchen features a newer oven, a built in microwave, a refrigerator that will stay at your request, a pantry and a window facing the back yard that lets in plenty of light. Some of it's outside features include a large screen sunroom, a detached/ oversized 2 car garage with workshop AND an attached two car garage with workshop/ utility area. This lovely home has a large fenced in backyard. If your looking for a move in condition home in a good area (close to Pensacola Christian College) take a look at this one today.

23. 2003-07-08
    listed $84,950

    Show marketing remark (733 chars)

    This mint condition home is calling your name. Some of it's interior features include hardwood floors, crown molding, newer neutral color paint and carpet, a wood burning fireplace, large closets and more. The kitchen features a newer oven, a built in microwave, a refrigerator that will stay at your request, a pantry and a window facing the back yard that lets in plenty of light. Some of it's outside features include a large screen sunroom, a detached/ oversized 2 car garage with workshop AND an attached two car garage with workshop/ utility area. This lovely home has a large fenced in backyard. If your looking for a move in condition home in a good area (close to Pensacola Christian College) take a look at this one today.

24. 1996-12-18
    soldstatus $56,200
25. 1986-12-01
    soldstatus $61,000

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 5 d/yr ≥106°F today · 15 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: $24,587
• − Mortgage interest: −$12,603
• − Property taxes: −$2,613
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$6,545
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $2,063/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): 33,559
• Household income: $71,411
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 948.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Tagalog/Filipino 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: ▼ -300.02%
• Current HPI: 294.4873
• Rent YoY: ▲ 3.39%
• 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

+268.9% since first listed

9 events — show timeline

• 2026-05-01 Listed $225,000 PARMLS
• 2020-02-26 Sold (Public Records) $145,000 Public Records
• 2020-02-24 Sold (MLS) $145,000 PARMLS
• 2019-11-12 Listed $155,000 PARMLS
• 2003-09-18 Sold (Public Records) $85,000 Public Records
• 2003-09-15 Sold (MLS) $85,000 PARMLS
• 2003-07-08 Listed $84,950 PARMLS
• 1996-12-18 Sold (Public Records) $56,200 Public Records
• 1986-12-01 Sold (Public Records) $61,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,613 · +14.4% YoY. Source: county tax records.