4263 Erres Blvd · Brent, FL 32505

$128,000

3 bd · 2.0 ba · 1,418 sqft · Townhouse public records · 317 Days on market

Built 1972 3,288 sqft lot $90/sqft · 114% above area

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity. Amazing Townhouse, 3 rooms 1 full bath 1 half bath. New floors, painted, updated. stain steel appliances, washer and dryer. has a backyard. laundry room. is RENTED.

Key facts

• New floors
• Laundry room
• Backyard

Tags

• NEW FLOORS
• STAIN STEEL APPLIANCES
• BACKYARD
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $128k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 15 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 43% 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 $885 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y 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 $78k; list at $128k implies a 64% 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 $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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 1972 — 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: 1.25% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $60,826
• List price: $128,000
• Delta: 110.44%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $10,925
• Equity at exit: $19,085

10-year hold

• IRR: 18.4%
• Equity multiple: 2.66×
• Total profit: $59,647
• Equity at exit: $11,067

Cash invested: $35,840 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$671
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $448

Break-even live

Break-even rent $1,036

Max offer price $128,000

Occupancy floor 67%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.71mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.73mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	14d	1	0.73mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	23d	1	0.82mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	23d	1	0.83mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	23d	1	0.87mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	23d	1	1.01mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	23d	1	1.15mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	1.20mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.27mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	1.30mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	23d	1	1.36mi
2108 W Bobe St Pensacola, FL	4.0	2.0	1752	$2,100	$1.20	23d	1	1.38mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	23d	1	1.44mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $128,000 Active 317 DOM
2. 2026-06-17
   days on market $128,000 Active 316 DOM
3. 2026-06-16
   days on market $128,000 Active 315 DOM
4. 2026-06-15
   days on market $128,000 Active 314 DOM
5. 2026-06-14
   days on market $128,000 Active 312 DOM
6. 2026-06-10
   days on market $128,000 Active 309 DOM
7. 2026-06-09
   days on market $128,000 Active 308 DOM
8. 2026-06-08
   days on market $128,000 Active 307 DOM
9. 2026-06-07
   days on market $128,000 Active 306 DOM
10. 2026-06-03
    days on market $128,000 Active 302 DOM
11. 2026-06-02
    days on market $128,000 Active 301 DOM
12. 2026-06-01
    days on market $128,000 Active 300 DOM
13. 2026-05-31
    days on market $128,000 Active 299 DOM
14. 2026-03-27
    price $128,000 189-char remark

    Show marketing remark (189 chars)

    Investment opportunity. Amazing Townhouse, 3 rooms 1 full bath 1 half bath. New floors, painted, updated. stain steel appliances, washer and dryer. has a backyard. laundry room. is RENTED.

15. 2026-01-30
    status Active 189-char remark

    Show marketing remark (189 chars)

    Investment opportunity. Amazing Townhouse, 3 rooms 1 full bath 1 half bath. New floors, painted, updated. stain steel appliances, washer and dryer. has a backyard. laundry room. is RENTED.

16. 2025-12-31
    historical 189-char remark

    Show marketing remark (189 chars)

    Investment opportunity. Amazing Townhouse, 3 rooms 1 full bath 1 half bath. New floors, painted, updated. stain steel appliances, washer and dryer. has a backyard. laundry room. is RENTED.

17. 2025-07-07
    listed $127,000 Active 189-char remark

    Show marketing remark (189 chars)

    Investment opportunity. Amazing Townhouse, 3 rooms 1 full bath 1 half bath. New floors, painted, updated. stain steel appliances, washer and dryer. has a backyard. laundry room. is RENTED.

18. 2025-07-07
    historical

    Show marketing remark (189 chars)

    Investment opportunity. Amazing Townhouse, 3 rooms 1 full bath 1 half bath. New floors, painted, updated. stain steel appliances, washer and dryer. has a backyard. laundry room. is RENTED.

19. 2025-07-05
    status Active
20. 2025-07-01
    historical
21. 2025-03-19
    price $127,000
22. 2025-02-08
    price $128,000
23. 2025-01-03
    status Active
24. 2025-01-01
    historical
25. 2024-12-20
    price $130,000
26. 2024-11-25
    price $130,999
27. 2024-10-02
    price $134,999
28. 2024-08-26
    price $135,000
29. 2024-06-11
    status Active
30. 2024-06-01
    historical
31. 2024-05-16
    price $138,000
32. 2024-03-26
    price $140,000
33. 2024-02-16
    price $145,000
34. 2023-12-09
    price $135,000
35. 2023-11-01
    price $135,100
36. 2023-08-02
    status Active
37. 2023-08-02
    price $135,000
38. 2023-07-26
    historical Contingent
39. 2023-07-12
    status Active
40. 2023-07-02
    historical
41. 2023-06-15
    price $140,000
42. 2022-12-25
    listed $138,000 Active
43. 2022-05-20
    soldstatus $78,000 Sold
44. 2022-05-20
    soldstatus $78,000
45. 2022-04-04
    status Pending
46. 2022-03-20
    status Active
47. 2022-03-19
    historical
48. 2022-03-18
    listed $79,500 Active
49. 2021-09-14
    historical
50. 2021-08-21
    status Active

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $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: $19,234
• − Mortgage interest: −$7,170
• − Property taxes: −$1,125
• − Insurance: −$640
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,724
• Taxable income: $3,498
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $4,535/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

+405.9% since first listed

47 events — show timeline

• 2026-03-27 Price Changed $128,000 PARMLS
• 2026-01-30 Relisted — PARMLS
• 2025-12-31 Listing Removed — PARMLS
• 2025-07-07 Listing Removed — PARMLS
• 2025-07-07 Listed $127,000 PARMLS
• 2025-07-05 Relisted — PARMLS
• 2025-07-01 Listing Removed — PARMLS
• 2025-03-19 Price Changed $127,000 PARMLS
• 2025-02-08 Price Changed $128,000 PARMLS
• 2025-01-03 Relisted — PARMLS
• 2025-01-01 Listing Removed — PARMLS
• 2024-12-20 Price Changed $130,000 PARMLS
• 2024-11-25 Price Changed $130,999 PARMLS
• 2024-10-02 Price Changed $134,999 PARMLS
• 2024-08-26 Price Changed $135,000 PARMLS
• 2024-06-11 Relisted — PARMLS
• 2024-06-01 Listing Removed — PARMLS
• 2024-05-16 Price Changed $138,000 PARMLS
• 2024-03-26 Price Changed $140,000 PARMLS
• 2024-02-16 Price Changed $145,000 PARMLS
• 2023-12-09 Price Changed $135,000 PARMLS
• 2023-11-01 Price Changed $135,100 PARMLS
• 2023-08-02 Relisted — PARMLS
• 2023-08-02 Price Changed $135,000 PARMLS
• 2023-07-26 Contingent — PARMLS
• 2023-07-12 Relisted — PARMLS
• 2023-07-02 Listing Removed — PARMLS
• 2023-06-15 Price Changed $140,000 PARMLS
• 2022-12-25 Listed $138,000 PARMLS
• 2022-05-20 Sold (Public Records) $78,000 Public Records
• 2022-05-20 Sold (MLS) $78,000 PARMLS
• 2022-04-04 Pending — PARMLS
• 2022-03-20 Relisted — PARMLS
• 2022-03-19 Listing Removed — PARMLS
• 2022-03-18 Listed $79,500 PARMLS
• 2021-09-14 Listing Removed — PARMLS
• 2021-08-21 Relisted — PARMLS
• 2021-08-18 Contingent — PARMLS
• 2021-08-11 Listed $69,900 PARMLS
• 2020-08-12 Sold (MLS) $40,000 PARMLS
• 2020-07-04 Listed $44,900 PARMLS
• 2006-05-31 Sold (Public Records) $52,000 Public Records
• 2005-09-30 Sold (MLS) $28,000 PARMLS
• 2005-07-13 Listed $35,000 PARMLS
• 2003-01-17 Sold (Public Records) $20,000 Public Records
• 1982-03-01 Sold (Public Records) $26,500 Public Records
• 1979-11-01 Sold (Public Records) $25,300 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,125 · +13.9% YoY. Source: county tax records.