911 Brookside Ct · Pensacola, FL 32503

$179,900

2 bd · 3.0 ba · 1,380 sqft · Townhouse public records · 33 Days on market

Built 1984 3,253 sqft lot Est $184k · at est. $150/mo HOA · 8% of rent

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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).

• Cash flow +14.2/30.0
• ARV discount +8.4/15.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated townhouse, corner unit. Fireplace, ceramic tile, Berber carpet, ceiling fans, new A/C and dishwasher. Community pool and tennis courts. New roof in 1999, per owner. Separate indoor laundry room. Attached exterior storage room.

Key facts

• Private deck
• Tennis court
• Community amenities

Tags

• PRIVATE DECK
• ATTACHED UTILITY STORAGE ROOM
• OPEN LAYOUT
• COMMUNITY AMENITIES
• POOL
• TENNIS COURT

Property features AI

Finance

• Other: Property is part of Brookside Townhomes (recorded plat description available)
• HOA & community: HOA present; annual fee of $1,800; HOA covers association, grounds maintenance, recreation facility and trash; Community amenities include pool, picnic area and tennis courts

Exterior

• Parking: Two total parking spaces; 2 spaces per unit
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Copper wiring with circuit breakers; Cable available; Underground utilities; Publicly maintained road
• Home design: Attached property (townhome); Two levels; Resale condition; Green efficiency features including heat pump, insulation, insulated walls and ridge vent
• Construction: Frame construction; Shingle roof; Off-grade foundation; Building has two levels
• Exterior features: Deck; Tennis court(s); Rain gutters; Interior lot

Interior

• Kitchen: Laminate counters; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Master bedroom approximately 15 x 15; Second bedroom on the second floor approximately 11 x 12
• Flooring: Carpet; Simulated wood
• Bathrooms: Two full bathrooms; One half bathroom; Bathroom condition not updated
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Fireplace(s)
• Interior features: Storage; Baseboards; Ceiling fans; High-speed internet available; Recessed lighting; Double pane windows; Blinds and some drapes; Pets allowed
• Laundry & utility: Washer and dryer included; Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-38 ($-457/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (3.7% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $173k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.5% vs local median 3.6% in Pensacola — 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 83/100 on livability (#53 in FL, #924 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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: O. J. Semmes Elementary School (math 22% / reading 17%, grade F, #2,105 of 2,144 statewide, top 98%, 302 students, 91% FRL); Ferry Pass Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 1,014 students, 64% FRL); Washington Senior High School (math 25% / reading 40%, grade F, #411 of 667 statewide, top 62%, 1,733 students, 51% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 240 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $69k; list at $180k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $173,176 (3.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $183,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 Brookside Pl	0.05mi	2/1.5	1,260 (-9%)	1mo	$167,000	$133	76

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-30,701
• Equity at exit: $26,824

10-year hold

• IRR: -8.1%
• Equity multiple: 0.48×
• Total profit: $-26,248
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$943
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-38

Break-even live

Break-even rent $1,854

Max offer price $173,176

Occupancy floor 97%

Sensitivity live

Price	-10% $64	-5% $13	+0% $-38	+5% $-89	+10% $-140
Rent	-10% $-181	-5% $-109	+0% $-38	+5% $33	+10% $105
Rate	-1.0pp $53	-0.5pp $8	base $-38	+0.5pp $-85	+1.0pp $-132

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 N 9th Ave Pensacola, FL	3.0	1.5	1713	$2,000	$1.17	25d	1	0.05mi
531 Ditmar St Unit B Pensacola, FL	2.0	1.0	1094	$1,450	$1.33	25d	1	0.55mi
538 Royce St Unit 1A Pensacola, FL	2.0	1.0	1000	$1,425	$1.43	25d	1	0.66mi
3131 N 10th Ave Pensacola, FL	3.0	1.5	1085	$1,700	$1.57	25d	1	1.16mi
3014 Magnolia Ave Pensacola, FL	3.0	2.0	1650	$2,750	$1.67	25d	1	1.38mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-21
   days on market $179,900 Active 33 DOM
2. 2026-06-18
   days on market $179,900 Active 30 DOM
3. 2026-06-17
   days on market $179,900 Active 29 DOM
4. 2026-06-16
   days on market $179,900 Active 28 DOM
5. 2026-06-15
   days on market $179,900 Active 27 DOM
6. 2026-06-14
   days on market $179,900 Active 25 DOM
7. 2026-06-10
   days on market $179,900 Active 22 DOM
8. 2026-06-09
   days on market $179,900 Active 21 DOM
9. 2026-06-08
   days on market $179,900 Active 20 DOM
10. 2026-06-07
    days on market $179,900 Active 19 DOM
11. 2026-06-03
    days on market $179,900 Active 15 DOM
12. 2026-06-02
    days on market $179,900 Active 14 DOM
13. 2026-06-01
    days on market $179,900 Active 13 DOM
14. 2026-05-31
    days on market $179,900 Active 12 DOM
15. 2026-05-31
    days on market $179,900 Active 11 DOM
16. 2026-05-19
    listed $179,900 Active
17. 2026-02-03
    historical $1,495
18. 2025-09-17
    price $1,495
19. 2025-08-16
    listed $1,595
20. 2002-09-23
    soldstatus $69,000
21. 2002-09-20
    soldstatus $69,000 234-char remark

    Show marketing remark (234 chars)

    Updated townhouse, corner unit. Fireplace, ceramic tile, Berber carpet, ceiling fans, new A/C and dishwasher. Community pool and tennis courts. New roof in 1999, per owner. Separate indoor laundry room. Attached exterior storage room.

22. 2002-05-02
    listed $70,000 234-char remark

    Show marketing remark (234 chars)

    Updated townhouse, corner unit. Fireplace, ceramic tile, Berber carpet, ceiling fans, new A/C and dishwasher. Community pool and tennis courts. New roof in 1999, per owner. Separate indoor laundry room. Attached exterior storage room.

23. 2002-03-27
    historical
24. 2001-07-11
    listed $70,500
25. 2001-03-27
    historical
26. 2000-09-27
    listed $74,900
27. 1994-09-20
    soldstatus $49,900
28. 1984-06-01
    soldstatus $51,700

ⓘ 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: $2,762 · $230/mo
• Projected year-2 tax: $2,762 · $230/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $21,675
• − Mortgage interest: −$10,077
• − Property taxes: −$2,762
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − HOA: −$1,800
• − Depreciation: −$5,233
• Taxable loss: −$3,363
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $350/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 — Pensacola

• Score: 83/100
• State rank: #53
• US rank: #924

Category grades

Amenities A Commute A+ Cost of living A+ Crime B Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pensacola, 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

+248.0% since first listed

13 events — show timeline

• 2026-05-19 Listed $179,900 PARMLS
• 2026-02-03 Rental Removed $1,495 TENANTTURNER2
• 2025-09-17 Price Changed $1,495 TENANTTURNER2
• 2025-08-16 Listed for Rent $1,595 TENANTTURNER2
• 2002-09-23 Sold (Public Records) $69,000 Public Records
• 2002-09-20 Sold (MLS) $69,000 PARMLS
• 2002-05-02 Listed $70,000 PARMLS
• 2002-03-27 Listing Removed — PARMLS
• 2001-07-11 Listed $70,500 PARMLS
• 2001-03-27 Listing Removed — PARMLS
• 2000-09-27 Listed $74,900 PARMLS
• 1994-09-20 Sold (Public Records) $49,900 Public Records
• 1984-06-01 Sold (Public Records) $51,700 Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,762 · +5.0% YoY. Source: county tax records.