919 Blue Springs Dr · Brent, FL 32505

$220,000

4 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 89 Days on market

Built 1963 8,712 sqft lot Est $248k · 11% 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 +16.3/30.0
• ARV discount +12.6/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• 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 MLS

Must See! It has never been more True. This property has a GREAT LOCATION...Close to I-10, Colleges, NAS, Corry Station & Naval Hospital , BEAUTIFUL DESIGN INSIDE & OUT with Wonderful Amenities .Sitting Head & Shoulders above its peers, This 4 Bedroom 1.5 Bath…has NEW FLOORS, WINDOWS, CABINETS, ROOF, HVAC and more!! Not only NEW and UPDATED, but also UPGRADED… Starting at the Curb, with a beautiful paved walkway & Never stops…Walking through the Front Door your immediately greeted by the LARGE LIVING ROOM w/ RECEESSED LIGHTING. Entrainment system ready and SPACIOUS enough to accommodate a variety of layouts and furnishings, this living room will not disappoint. The OPEN FLOOR PLAN & Living room gives way to a LARGE KITCHEN that is CHEF ready…With nearly everything NEW… QUARTZ counter tops, BRAND NEW CABINETS, SINK, FAUCETS and More…With Room for an ISLAND piece and DINING AREA this home will have you ready for the HOLIDAYS. Off this area is the LARGEST BEDROOM at 171 sqft has been used as a SECOND LIVING ROOM or FAMILY ROOM...This house has OPTIONS...Back in the Kitchen, the WINDOW over-looks the LARGE BACK YARD with TWO FRUIT TREES mature and BEARING FRUIT…Back inside the Master bedroom is a particular treat with DOUBLE CLOSETS for lots of storage and a completely remodeled half bath. The Laundry Room makes caring for those occupying this and the other LARGE BEDROOMS a breeze. Come see this GEM today it wont last long!

Key facts

• Quartz countertops
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• NEW FLOORING
• NEW WINDOWS
• NEW CABINETRY
• NEW ROOF

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: On-street parking available; Open parking
• Utilities: Copper wiring for electric; Public sewer; County-maintained road access
• Home design: One-story, single-family (not attached); Resale property; Homestead exempt
• Construction: Block construction; Slab foundation; Built as a single-level home
• Exterior features: Shingle roof; Central access to the lot

Interior

• Kitchen: Gas water heater
• Bedrooms: First-floor bedroom approximately 11 x 17
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen and dining combined; Living room on the first floor; Bedroom on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $53 ($631/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 $193k (12.4% below list).
• Recommended offer: $193k (12.4% 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.
• Zoned schools: Brentwood Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 407 students, 86% FRL); Pensacola High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 1,229 students, 55% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 204 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,926/mo this rent would consume 52% of the median local household income ($45k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 89 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $185k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,641 (12.4% below list)

Questions for the listing agent

1. It's been on market 89 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.88% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $247,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Lagoon Dr	0.08mi	3/1.5 (-1)	1,546 (+2%)	3mo	$244,700	$158	83
6116 E Shore Dr	0.19mi	3/2.0 (-1)	1,543 (+2%)	6mo	$220,000	$143	78
5517 Sun Valley Dr	0.33mi	4/2.0	1,462 (-3%)	3mo	$225,000	$154	76
914 Twinbrook Ave	0.10mi	3/1.0 (-1)	1,328 (-12%)	4mo	$132,000	$99	62
6511 E Shore Dr	0.36mi	3/1.5 (-1)	1,400 (-7%)	2mo	$110,000	$79	62
6056 West Shore Dr	0.59mi	3/2.0 (-1)	1,463 (-3%)	3mo	$280,000	$191	59
6036 W Shore Dr	0.57mi	3/2.0 (-1)	1,431 (-5%)	4mo	$235,000	$164	56
5897 Somerset Dr	0.54mi	3/2.0 (-1)	1,646 (+9%)	1mo	$272,500	$166	54
5650 Talquin Ave	0.56mi	3/2.0 (-1)	1,381 (-9%)	1mo	$257,000	$186	54
2637 Tinosa Cir	0.67mi	3/2.0 (-1)	1,600 (+6%)	4mo	$300,000	$188	51
2626 Tinosa Cir	0.61mi	3/2.0 (-1)	1,657 (+10%)	6mo	$215,000	$130	45
2634 Tinosa Cir	0.65mi	3/2.0 (-1)	1,711 (+13%)	2mo	$324,900	$190	41

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-28,510
• Equity at exit: $32,803

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-4,337
• Equity at exit: $19,022

Cash invested: $61,600 (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: 204
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $53

Break-even live

Break-even rent $1,860

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $177	-5% $115	+0% $53	+5% $-10	+10% $-72
Rent	-10% $-100	-5% $-24	+0% $53	+5% $129	+10% $205
Rate	-1.0pp $163	-0.5pp $109	base $53	+0.5pp $-4	+1.0pp $-62

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	25d	1	0.10mi
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	16d	1	0.50mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	25d	1	0.51mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	16d	1	0.68mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	25d	1	0.79mi
2121 Pin High Dr Pensacola, FL	3.0	2.5	1918	$2,065	$1.08	25d	1	0.95mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	25d	1	1.02mi
6111 Enterprise Dr Pensacola, FL	1.0–3.0	1.0–2.0	1224	$1,688	$1.38	16d	19	1.02mi

Listing history 25 events

1. 2026-06-23
   days on market $220,000 Active 89 DOM
2. 2026-06-21
   days on market $220,000 Active 88 DOM
3. 2026-06-18
   days on market $220,000 Active 85 DOM
4. 2026-06-17
   days on market $220,000 Active 84 DOM
5. 2026-06-16
   days on market $220,000 Active 83 DOM
6. 2026-06-15
   statusdays on market $220,000 Active 82 DOM
7. 2026-06-14
   days on market $220,000 Contingent 80 DOM
8. 2026-06-10
   days on market $220,000 Contingent 77 DOM
9. 2026-06-09
   days on market $220,000 Contingent 76 DOM
10. 2026-06-08
    days on market $220,000 Contingent 75 DOM
11. 2026-06-07
    days on market $220,000 Contingent 74 DOM
12. 2026-06-03
    days on market $220,000 Contingent 70 DOM
13. 2026-06-02
    days on market $220,000 Contingent 69 DOM
14. 2026-06-01
    days on market $220,000 Contingent 68 DOM
15. 2026-05-31
    days on market $220,000 Contingent 67 DOM
16. 2026-05-31
    days on market $220,000 Contingent 66 DOM
17. 2026-04-26
    historical Contingent
18. 2026-03-27
    price $220,000
19. 2026-03-25
    listed $225,000 Active
20. 2021-12-31
    soldstatus $185,000 Sold 1514-char remark

    Show marketing remark (1514 chars)

    Must See! It has never been more True. This property has a GREAT LOCATION...Close to I-10, Colleges, NAS, Corry Station & Naval Hospital , BEAUTIFUL DESIGN INSIDE & OUT with Wonderful Amenities .Sitting Head & Shoulders above its peers, This 4 Bedroom 1.5 Bath…has NEW FLOORS, WINDOWS, CABINETS, ROOF, HVAC and more!! Not only NEW and UPDATED, but also UPGRADED… Starting at the Curb, with a beautiful paved walkway & Never stops…Walking through the Front Door your immediately greeted by the LARGE LIVING ROOM w/ RECEESSED LIGHTING. Entrainment system ready and SPACIOUS enough to accommodate a variety of layouts and furnishings, this living room will not disappoint. The OPEN FLOOR PLAN & Living room gives way to a LARGE KITCHEN that is CHEF ready…With nearly everything NEW… QUARTZ counter tops, BRAND NEW CABINETS, SINK, FAUCETS and More…With Room for an ISLAND piece and DINING AREA this home will have you ready for the HOLIDAYS. Off this area is the LARGEST BEDROOM at 171 sqft has been used as a SECOND LIVING ROOM or FAMILY ROOM...This house has OPTIONS...Back in the Kitchen, the WINDOW over-looks the LARGE BACK YARD with TWO FRUIT TREES mature and BEARING FRUIT…Back inside the Master bedroom is a particular treat with DOUBLE CLOSETS for lots of storage and a completely remodeled half bath. The Laundry Room makes caring for those occupying this and the other LARGE BEDROOMS a breeze. Come see this GEM today it wont last long!

21. 2021-11-08
    historical Contingent 1514-char remark

    Show marketing remark (1514 chars)

    Must See! It has never been more True. This property has a GREAT LOCATION...Close to I-10, Colleges, NAS, Corry Station & Naval Hospital , BEAUTIFUL DESIGN INSIDE & OUT with Wonderful Amenities .Sitting Head & Shoulders above its peers, This 4 Bedroom 1.5 Bath…has NEW FLOORS, WINDOWS, CABINETS, ROOF, HVAC and more!! Not only NEW and UPDATED, but also UPGRADED… Starting at the Curb, with a beautiful paved walkway & Never stops…Walking through the Front Door your immediately greeted by the LARGE LIVING ROOM w/ RECEESSED LIGHTING. Entrainment system ready and SPACIOUS enough to accommodate a variety of layouts and furnishings, this living room will not disappoint. The OPEN FLOOR PLAN & Living room gives way to a LARGE KITCHEN that is CHEF ready…With nearly everything NEW… QUARTZ counter tops, BRAND NEW CABINETS, SINK, FAUCETS and More…With Room for an ISLAND piece and DINING AREA this home will have you ready for the HOLIDAYS. Off this area is the LARGEST BEDROOM at 171 sqft has been used as a SECOND LIVING ROOM or FAMILY ROOM...This house has OPTIONS...Back in the Kitchen, the WINDOW over-looks the LARGE BACK YARD with TWO FRUIT TREES mature and BEARING FRUIT…Back inside the Master bedroom is a particular treat with DOUBLE CLOSETS for lots of storage and a completely remodeled half bath. The Laundry Room makes caring for those occupying this and the other LARGE BEDROOMS a breeze. Come see this GEM today it wont last long!

22. 2021-11-02
    listed $179,500 Active 1514-char remark

    Show marketing remark (1514 chars)

    Must See! It has never been more True. This property has a GREAT LOCATION...Close to I-10, Colleges, NAS, Corry Station & Naval Hospital , BEAUTIFUL DESIGN INSIDE & OUT with Wonderful Amenities .Sitting Head & Shoulders above its peers, This 4 Bedroom 1.5 Bath…has NEW FLOORS, WINDOWS, CABINETS, ROOF, HVAC and more!! Not only NEW and UPDATED, but also UPGRADED… Starting at the Curb, with a beautiful paved walkway & Never stops…Walking through the Front Door your immediately greeted by the LARGE LIVING ROOM w/ RECEESSED LIGHTING. Entrainment system ready and SPACIOUS enough to accommodate a variety of layouts and furnishings, this living room will not disappoint. The OPEN FLOOR PLAN & Living room gives way to a LARGE KITCHEN that is CHEF ready…With nearly everything NEW… QUARTZ counter tops, BRAND NEW CABINETS, SINK, FAUCETS and More…With Room for an ISLAND piece and DINING AREA this home will have you ready for the HOLIDAYS. Off this area is the LARGEST BEDROOM at 171 sqft has been used as a SECOND LIVING ROOM or FAMILY ROOM...This house has OPTIONS...Back in the Kitchen, the WINDOW over-looks the LARGE BACK YARD with TWO FRUIT TREES mature and BEARING FRUIT…Back inside the Master bedroom is a particular treat with DOUBLE CLOSETS for lots of storage and a completely remodeled half bath. The Laundry Room makes caring for those occupying this and the other LARGE BEDROOMS a breeze. Come see this GEM today it wont last long!

23. 2020-11-06
    soldstatus $59,200 451-char remark

    Show marketing remark (451 chars)

    Offer Period has Ended! Perfect Fixer-Upper being sold in strictly as-is condition. This is a text book rehab job which will more than likely need to include a new roof, some new windows, possibly new HVAC, all new flooring, new kitchen and baths and all new interior paint plus some sheetrock work needed in the old garage conversion. You've got to check it out. Make your appointment today! Multiple offers. All offers due in before Monday the 14th.

24. 2020-09-08
    listed $40,000 451-char remark

    Show marketing remark (451 chars)

    Offer Period has Ended! Perfect Fixer-Upper being sold in strictly as-is condition. This is a text book rehab job which will more than likely need to include a new roof, some new windows, possibly new HVAC, all new flooring, new kitchen and baths and all new interior paint plus some sheetrock work needed in the old garage conversion. You've got to check it out. Make your appointment today! Multiple offers. All offers due in before Monday the 14th.

25. 1979-06-01
    soldstatus $29,000

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $1,889 · $157/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 19 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: $23,117
• − Mortgage interest: −$12,323
• − Property taxes: −$1,889
• − Insurance: −$1,898
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$6,400
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $1,373/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

+658.6% since first listed

9 events — show timeline

• 2026-04-26 Contingent — PARMLS
• 2026-03-27 Price Changed $220,000 PARMLS
• 2026-03-25 Listed $225,000 PARMLS
• 2021-12-31 Sold (MLS) $185,000 PARMLS
• 2021-11-08 Contingent — PARMLS
• 2021-11-02 Listed $179,500 PARMLS
• 2020-11-06 Sold (MLS) $59,200 PARMLS
• 2020-09-08 Listed $40,000 PARMLS
• 1979-06-01 Sold (Public Records) $29,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $1,889 · +13.4% YoY. Source: county tax records.