The Egret Plan · Brent, FL 32505

$74,900

3 bd · 2.0 ba · 960 sqft · SingleFamily · 433 Days on market

Poor condition

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

Key facts

• Top rated schools
• Shopping
• Pet friendly

Tags

• PET FRIENDLY
• PLAYGROUND
• BASKETBALL COURTS
• SHOPPING
• DINING
• TOP RATED SCHOOLS

🏗️ New construction. The $74,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $133,146.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 8 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 $920 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 $37k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $133,146
• List price: $74,900
• Delta: -43.75%
• 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
4413 Ellysee Way	0.32mi	3/1.5	1,012 (+5%)	2mo	$90,000	$89	72
918 Belair Rd	0.46mi	3/2.0	1,012 (+5%)	7mo	$160,000	$158	64
1201 Belair Rd	0.60mi	3/1.5	988 (+3%)	4mo	$162,000	$164	62
4513 Guerlain Way	0.56mi	3/1.0	1,012 (+5%)	8mo	$155,000	$153	54
922 Monclair Rd	0.68mi	3/1.0	1,012 (+5%)	3mo	$122,000	$121	53
1309 Belair Dr	0.73mi	3/1.5	1,000 (+4%)	5mo	$118,000	$118	53
4509 Cherbourg Way	0.70mi	3/1.5	1,040 (+8%)	2mo	$159,000	$153	50
1020 E Madison Dr	0.69mi	3/2.0	1,042 (+8%)	6mo	$175,000	$168	49
702 Beauvais Rd	0.47mi	3/1.0	855 (-11%)	9mo	$149,500	$175	48
219 Opal Ave	0.75mi	3/1.0	1,012 (+5%)	8mo	$117,500	$116	46
1103 Medford Ave	0.70mi	3/1.0	864 (-10%)	1mo	$85,000	$98	46
937 Fremont Ave	0.71mi	3/1.0	864 (-10%)	8mo	$124,650	$144	39

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,362
• Equity at exit: $19,852

10-year hold

• IRR: 13.1%
• Equity multiple: 2.13×
• Total profit: $42,207
• Equity at exit: $11,512

Cash invested: $37,281 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$698
• Tax est. 1.5%: −$166 /mo · $1,997/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $327

Break-even live

Break-even rent $1,165

Max offer price $133,146

Occupancy floor 74%

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: $33,286
• Closing costs: $3,994
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	13d	1	0.64mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	23d	1	0.75mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	23d	1	1.10mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	23d	1	1.17mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	23d	1	1.24mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	23d	1	1.35mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	13d	9	1.41mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	23d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $74,900 Active 433 DOM
2. 2026-06-17
   days on market $74,900 Active 432 DOM
3. 2026-06-16
   days on market $74,900 Active 431 DOM
4. 2026-06-15
   days on market $74,900 Active 430 DOM
5. 2026-06-14
   days on market $74,900 Active 428 DOM
6. 2026-06-10
   days on market $74,900 Active 425 DOM
7. 2026-06-09
   days on market $74,900 Active 424 DOM
8. 2026-06-08
   days on market $74,900 Active 423 DOM
9. 2026-06-07
   days on market $74,900 Active 422 DOM
10. 2026-06-03
    days on market $74,900 Active 418 DOM
11. 2026-06-02
    days on market $74,900 Active 417 DOM
12. 2026-06-01
    days on market $74,900 Active 416 DOM
13. 2026-05-31
    days on market $74,900 Active 415 DOM
14. 2025-04-11
    listed $74,900 Active 637-char remark

    Show marketing remark (637 chars)

    Experience the perfect balance of activity and relaxation at Oakstead, our all-age, pet-friendly community in the heart of Pensacola, FL. Designed for fun and connection, our neighborhood features a playground for endless adventures and basketball courts for recreation and friendly competition. Conveniently located near shopping, dining, and top-rated schools, Oakstead offers easy access to everything you need while providing a warm, welcoming environment where neighbors become friends and families thrive. Discover a community built for connection and convenience-contact us today to learn more about making Oakstead your new home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,939
• − Mortgage interest: −$7,458
• − Property taxes: −$1,997
• − Insurance: −$666
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,873
• Taxable income: $1,914
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $3,461/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates across all systems and areas, significantly impacting its value. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major Kitchen cabinets — Worn and damaged
• Major Bathroom fixtures — Worn and damaged
• Major Roof — No photos provided
• Major Exterior siding — No photos provided
• Major Flooring — No photos provided
• Major Interior walls/paint — No photos provided
• Major Windows — No photos provided
• Major Foundation/structure — No photos provided
• Major HVAC/mechanicals — No photos provided
• Major Landscaping/curb appeal — No photos provided

Value-add opportunities

• Both New kitchen cabinets and appliances — Modernizes the kitchen and improves functionality
• Both New bathroom fixtures and tiling — Enhances the bathroom and adds value
• Both New roof and siding — Improves the home's appearance and longevity
• Both New flooring and paint — Updates the interior and adds curb appeal
• Both New windows and HVAC system — Enhances energy efficiency and comfort
• Both Landscaping and curb appeal improvements — Enhances the home's exterior and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and damaged	Major	$15,000–50,000
Bathroom fixtures · Worn and damaged	Major	$15,000–50,000
Roof · No photos provided	Major	$15,000–50,000
Exterior siding · No photos provided	Major	$15,000–50,000
Flooring · No photos provided	Major	$15,000–50,000
Interior walls/paint · No photos provided	Major	$15,000–50,000
Windows · No photos provided	Major	$15,000–50,000
Foundation/structure · No photos provided	Major	$15,000–50,000
HVAC/mechanicals · No photos provided	Major	$15,000–50,000
Landscaping/curb appeal · No photos provided	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both New kitchen cabinets and appliances — Modernizes the kitchen and improves functionality ↑
• Both New bathroom fixtures and tiling — Enhances the bathroom and adds value ↑
• Both New roof and siding — Improves the home's appearance and longevity ↑
• Both New flooring and paint — Updates the interior and adds curb appeal ↑
• Both New windows and HVAC system — Enhances energy efficiency and comfort ↑
• Both Landscaping and curb appeal improvements — Enhances the home's exterior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-04-11 Listed $74,900 Zillow