708 Vendee Ln · Brent, FL 32505

$77,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 33 Days on market

Built 1959 8,712 sqft lot $65/sqft · 41% below area Est $133k · 41% 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

Opportunity awaits with this solid concrete block home offering strong investment potential. Featuring a newer permitted roof (January 2025), the property provides a solid foundation for a renovation or rental project. The interior will require significant updates and remediation, making it ideal for investors looking to add value. Situated on a spacious lot and conveniently located with easy access to major roadways, this property presents an excellent opportunity to reposition as a rental or resale. Sold as-is. Buyer to verify all information and perform their own due diligence.

Key facts

• Spacious lot
• Concrete block home
• Newer permitted roof

Tags

• CONCRETE BLOCK HOME
• NEWER PERMITTED ROOF
• SPACIOUS LOT
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: On-street parking available; Open parking
• Utilities: Public water; Public sewer; Circuit breakers (electric)
• Home design: Single-story (one level); Not attached to another property; Resale property
• Construction: Block and concrete construction; Slab foundation
• Exterior features: Rolled/hot mop roof; Central access lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Master bedroom located on the first floor
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl and carpet flooring
• Laundry & utility: Circuit breaker electrical panel

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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; 10 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 42% 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 $539 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $78k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $75,563 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.99% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.25%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (median comp): $132,760
• List price: $77,900
• Delta: -41.32%
• 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
702 Loire Way	0.26mi	3/1.0	1,297 (+8%)	3mo	$100,000	$77	72
800 Montclair Rd	0.40mi	4/1.0 (+1)	1,158 (-4%)	4mo	$170,000	$147	68
1231 Ft Smith Cir	0.36mi	3/2.0	1,274 (+6%)	3mo	$219,000	$172	66
5100 Cranston Ave	0.52mi	3/2.0	1,218 (+2%)	4mo	$229,500	$188	66
4260 Erress Blvd	0.24mi	3/2.0	1,325 (+10%)	6mo	$140,000	$106	63
1016 Fremont Ave	0.66mi	3/1.0	1,150 (-4%)	2mo	$175,000	$152	60
5107 Burlington Ave	0.51mi	3/1.0	1,085 (-10%)	1mo	$150,000	$138	60
911 Medford Ave	0.52mi	3/2.0	1,279 (+7%)	2mo	$206,000	$161	59
4505 Ellysee Way	0.51mi	3/2.0	1,279 (+7%)	4mo	$182,500	$143	58
4517 Monpellier Dr	0.31mi	3/2.0	1,357 (+13%)	7mo	$198,000	$146	54
1032 Fremont Ave	0.72mi	3/1.0	1,092 (-9%)	4mo	$107,500	$98	48
4001 Kelly Ave	0.73mi	4/1.0 (+1)	1,140 (-5%)	6mo	$65,000	$57	48

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: 39.9%
• Equity multiple: 2.75×
• Total profit: $38,175
• Equity at exit: $11,615

10-year hold

• IRR: 47.1%
• Equity multiple: 5.94×
• Total profit: $107,721
• Equity at exit: $6,735

Cash invested: $21,812 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$409
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $750

Break-even live

Break-even rent $603

Max offer price $77,900

Occupancy floor 47%

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	23d	1	0.56mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	13d	1	0.56mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	0.67mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	1.00mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	1	1.08mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	1.12mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	1.14mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.20mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	1.27mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.41mi

Listing history 6 events

1. 2026-05-18
   price $77,900 588-char remark
2. 2026-05-12
   price $78,900 588-char remark
3. 2026-05-06
   price $79,900 588-char remark
4. 2026-04-30
   price $82,900 588-char remark
5. 2026-04-26
   listed $84,900 Active 588-char remark
6. 1981-02-01
   soldstatus $31,000

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $647 · $54/mo
• Expected delta: +$219/yr (+$18/mo · 51.2%)

ⓘ 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) · 20% 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: $18,629
• − Mortgage interest: −$4,364
• − Property taxes: −$428
• − Insurance: −$390
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,266
• Taxable income: $8,202
• Est. tax owed @ 24.0%: −$1,968
• After-tax cash flow: $7,029/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

+151.3% since first listed

7 events — show timeline

• 2026-05-29 Listing Removed — PARMLS
• 2026-05-18 Price Changed $77,900 PARMLS
• 2026-05-12 Price Changed $78,900 PARMLS
• 2026-05-06 Price Changed $79,900 PARMLS
• 2026-04-30 Price Changed $82,900 PARMLS
• 2026-04-26 Listed $84,900 PARMLS
• 1981-02-01 Sold (Public Records) $31,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $428 · +41.3% YoY. Source: county tax records.