6235 Confederate Dr · Brent, FL 32503

$225,000

4 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 320 Days on market

Built 1970 0.31 ac lot Est $269k · 16% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.8/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• 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

Welcome to this inviting 4-bed, 2-bath home nestled on over a quarter-acre lot, offering plenty of room to relax, entertain, and grow. Step inside to find a functional layout featuring a cozy living room, a dedicated dining room, and a comfortable family room—perfect for hosting gatherings or enjoying quiet evenings by the fireplace. The home boasts a bright and expansive Florida room that adds versatile living space year-round. While the kitchen is compact and ready for your personal touch, the overall potential of this home shines through. With a little updating, it could truly become your dream space.

Key facts

• Cozy living room
• Florida room
• 0.31 acre lot

Tags

• FLORIDA ROOM
• DEDICATED DINING ROOM
• COZY LIVING ROOM
• COMFORTABLE FAMILY ROOM

Property features AI

Exterior

• Home design: Single-family residence

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 $7 ($80/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 $196k (13.0% below list).
• Recommended offer: $196k (13.0% 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); 240 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 320 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $225k implies a 151% 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 $195,642 (13.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $268,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Gettysburg Dr	0.17mi	3/2.0 (-1)	1,636 (+3%)	7mo	$237,900	$145	76
6227 Vicksburg Dr	0.15mi	3/2.0 (-1)	1,740 (+9%)	1mo	$199,900	$115	71
117 Monarch Ln	0.58mi	3/2.0 (-1)	1,624 (+2%)	2mo	$310,000	$191	63
441 Shiloh Dr	0.51mi	3/2.0 (-1)	1,517 (-5%)	2mo	$205,000	$135	62
359 Tree Swallow Dr	0.58mi	3/2.0 (-1)	1,607 (+1%)	6mo	$295,000	$184	61
6043 Songbird Dr	0.31mi	3/2.0 (-1)	1,711 (+8%)	8mo	$295,000	$172	61
176 Creekview Dr	0.72mi	3/2.0 (-1)	1,538 (-3%)	8mo	$260,000	$169	50
400 Hilburn Ln	0.71mi	3/2.0 (-1)	1,515 (-5%)	7mo	$264,000	$174	48
6356 Parakeet Trl	0.49mi	3/2.0 (-1)	1,395 (-12%)	5mo	$275,000	$197	47
355 Cardinal Cove Ct	0.57mi	3/2.0 (-1)	1,742 (+10%)	8mo	$265,000	$152	46
7116 Dale St	0.52mi	3/2.0 (-1)	1,375 (-14%)	3mo	$210,000	$153	46
189 Overlook Dr	0.62mi	3/1.5 (-1)	1,352 (-15%)	4mo	$113,000	$84	36

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-35,243
• Equity at exit: $33,548

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-26,872
• 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: 240
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$265 /mo · $3,182/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $7

Break-even live

Break-even rent $1,948

Max offer price $225,000

Occupancy floor 95%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Czar Ln Pensacola, FL	4.0	2.0	1477	$1,795	$1.22	23d	1	0.48mi
204 Tree Swallow Dr Pensacola, FL	3.0	2.0	1500	$2,000	$1.33	23d	1	0.51mi
147 Creekview Dr Pensacola, FL	3.0	2.0	1188	$1,700	$1.43	13d	1	0.82mi
400 Schubert Dr Pensacola, FL	3.0	2.5	1600	$2,100	$1.31	23d	1	0.86mi
7812 Oak Forest Dr Pensacola, FL	3.0	1.5	1166	$1,750	$1.50	23d	1	1.11mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	13d	10	1.12mi
1040 E Olive Rd Pensacola, FL	1.0–3.0	1.0–2.0	897	$1,644	$1.83	23d	7	1.22mi
6016 Sewell St Pensacola, FL	3.0	1.5	1377	$1,650	$1.20	23d	1	1.27mi
7840 Lilac Ln Pensacola, FL	1.0–3.0	1.0–2.0	1025	$1,904	$1.86	13d	16	1.34mi
7101 Joy St Unit I5 Pensacola, FL	3.0	2.0	1183	$1,950	$1.65	23d	1	1.44mi
8440 Chisholm Rd Unit B Pensacola, FL	3.0	2.0	1112	$1,525	$1.37	23d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $225,000 Active 320 DOM
2. 2026-06-17
   days on market $225,000 Active 319 DOM
3. 2026-06-16
   days on market $225,000 Active 318 DOM
4. 2026-06-15
   days on market $225,000 Active 317 DOM
5. 2026-06-14
   pricedays on market $225,000 Active 315 DOM
6. 2026-06-10
   days on market $229,500 Active 312 DOM
7. 2026-06-09
   days on market $229,500 Active 311 DOM
8. 2026-06-08
   days on market $229,500 Active 310 DOM
9. 2026-06-07
   days on market $229,500 Active 309 DOM
10. 2026-06-03
    days on market $229,500 Active 305 DOM
11. 2026-06-02
    days on market $229,500 Active 304 DOM
12. 2026-06-01
    days on market $229,500 Active 303 DOM
13. 2026-06-01
    status $229,500 Active 302 DOM
14. 2026-04-13
    status Pending
15. 2026-03-26
    historical Contingent
16. 2026-03-20
    status Active
17. 2026-03-17
    historical Contingent
18. 2026-01-22
    price $229,500
19. 2025-10-31
    price $249,900
20. 2025-05-15
    listed $269,900 Active
21. 1999-08-18
    soldstatus $89,500
22. 1973-01-01
    soldstatus $33,200
23. 1972-01-01
    soldstatus $32,400
24. 1971-01-01
    soldstatus $27,900

ⓘ 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: $3,182 · $265/mo
• Projected year-2 tax: $3,182 · $265/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: $23,477
• − Mortgage interest: −$12,603
• − Property taxes: −$3,182
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,545
• Taxable loss: −$3,736
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $977/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: 237,636
• 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

+722.6% since first listed

11 events — show timeline

• 2026-04-13 Pending — PARMLS
• 2026-03-26 Contingent — PARMLS
• 2026-03-20 Relisted — PARMLS
• 2026-03-17 Contingent — PARMLS
• 2026-01-22 Price Changed $229,500 PARMLS
• 2025-10-31 Price Changed $249,900 PARMLS
• 2025-05-15 Listed $269,900 PARMLS
• 1999-08-18 Sold (Public Records) $89,500 Public Records
• 1973-01-01 Sold (Public Records) $33,200 Public Records
• 1972-01-01 Sold (Public Records) $32,400 Public Records
• 1971-01-01 Sold (Public Records) $27,900 Public Records

Property tax history

+17.0%/yr

Latest (2025): $3,182 · +413.7% YoY. Source: county tax records.