121 Airport Blvd · Brent, FL 32503

$224,900

4 bd · 2.0 ba · 1,857 sqft · SingleFamily public records · 316 Days on market

Built 1950 0.41 ac lot $121/sqft · 15% below area Est $265k · 15% 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 +20.7/30.0
• ARV discount +14.3/15.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• 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 MLS

Prime Investment Opportunity – 121 Airport Blvd, Pensacola, FL 32503 Seller will to do a small Owner Finance Situated in a high-visibility location along Airport Boulevard, this .3951 acre parcel offers incredible potential for redevelopment or investment. The property includes a structure with little contributory value and will be sold strictly AS IS—making it ideal for buyers looking to build new, or repurpose the land. The home has little value, the value is in the lot. The home needs extensive work or teardown. With convenient access to major thoroughfares, retail centers, and just minutes from downtown Pensacola, this parcel is a rare find for those seeking location and opportunity at an affordable price point. It has 111' of Airport Blvd road frontage and the back side of the lot is on Memory Lane. The lot is 146" deep. Whether you're a developer, investor, or business owner with a vision, this property provides a blank canvas in a rapidly growing corridor. Please note: No repairs or warranties will be made or provided. Buyer to verify all zoning, usage, and permitting requirements.

Key facts

• 146 deep lot
• Zoned commercial
• 0.41 acre lot

Tags

• ZONED COMMERCIAL
• HIGH VISIBILITY LOCATION
• AIRPORT BLVD ROAD FRONTAGE
• ACCESS TO MAJOR THOROUGHFARES
• 146 DEEP LOT

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 $305 ($4k/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 $205k (9.0% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.6% in Brent — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 316 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $225k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 1950 — 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: 0.91% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 9.2

CMA / ARV

• ARV (median comp): $264,729
• List price: $224,900
• Delta: -15.05%
• 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
6315 White Oak Dr	0.69mi	4/2.0	1,851 (-0%)	1mo	$300,000	$162	67
5601 St Adamnan	0.29mi	3/2.0 (-1)	1,781 (-4%)	11mo	$289,900	$163	66
272 St Patrick Ave	0.33mi	4/2.5	1,728 (-7%)	7mo	$230,000	$133	65
406 Hancock Ln	0.64mi	4/2.0	1,810 (-2%)	2mo	$388,000	$214	65
30 Hancock Ln	0.52mi	3/2.0 (-1)	1,807 (-3%)	2mo	$260,000	$144	65
5910 Sarah Dr	0.66mi	4/2.0	1,932 (+4%)	2mo	$120,000	$62	61
5910 Duchess Rd	0.64mi	3/2.0 (-1)	1,837 (-1%)	7mo	$310,000	$169	58
425 Hancock Ln	0.67mi	3/2.0 (-1)	1,839 (-1%)	12mo	$178,250	$97	52
270 Airport Blvd	0.30mi	3/2.0 (-1)	1,602 (-14%)	13mo	$250,000	$156	47
81 Monarch Ln	0.70mi	5/2.0 (+1)	1,792 (-4%)	17mo	$202,181	$113	43
117 Monarch Ln	0.67mi	3/2.0 (-1)	1,624 (-12%)	2mo	$310,000	$191	41
403 Ladybird Ln	0.75mi	3/2.0 (-1)	1,773 (-4%)	15mo	$229,900	$130	40

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-16,336
• Equity at exit: $33,533

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $13,635
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $305

Break-even live

Break-even rent $1,661

Max offer price $224,900

Occupancy floor 80%

Sensitivity live

Price	-10% $432	-5% $369	+0% $305	+5% $-15	+10% $-93
Rent	-10% $143	-5% $224	+0% $305	+5% $386	+10% $467
Rate	-1.0pp $418	-0.5pp $362	base $305	+0.5pp $247	+1.0pp $187

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Czar Ln Pensacola, FL	4.0	2.0	1477	$1,795	$1.22	24d	1	0.76mi
6115 N Davis Hwy Pensacola, FL	1.0–3.0	1.0–2.0	1112	$1,825	$1.64	14d	10	1.18mi
400 Schubert Dr Pensacola, FL	3.0	2.5	1600	$2,100	$1.31	24d	1	1.32mi

Listing history 23 events

1. 2026-06-18
   days on market $224,900 Active 316 DOM
2. 2026-06-17
   days on market $224,900 Active 315 DOM
3. 2026-06-16
   days on market $224,900 Active 314 DOM
4. 2026-06-15
   days on market $224,900 Active 313 DOM
5. 2026-06-14
   days on market $224,900 Active 311 DOM
6. 2026-06-10
   days on market $224,900 Active 308 DOM
7. 2026-06-09
   days on market $224,900 Active 307 DOM
8. 2026-06-08
   days on market $224,900 Active 306 DOM
9. 2026-06-07
   days on market $224,900 Active 305 DOM
10. 2026-06-03
    days on market $224,900 Active 301 DOM
11. 2026-06-02
    days on market $224,900 Active 300 DOM
12. 2026-06-01
    days on market $224,900 Active 299 DOM
13. 2026-05-31
    days on market $224,900 Active 298 DOM
14. 2026-04-02
    price $224,900 1153-char remark

    Show marketing remark (1153 chars)

    Prime Investment Opportunity – 121 Airport Blvd, Pensacola, FL 32503 Seller will to do a small Owner Finance Situated in a high-visibility location along Airport Boulevard, this .3951 acre parcel offers incredible potential for redevelopment or investment. The property includes a structure with little contributory value and will be sold strictly AS IS—making it ideal for buyers looking to build new, or repurpose the land. The home has little value, the value is in the lot. The home needs extensive work or teardown. With convenient access to major thoroughfares, retail centers, and just minutes from downtown Pensacola, this parcel is a rare find for those seeking location and opportunity at an affordable price point. It has 111' of Airport Blvd road frontage and the back side of the lot is on Memory Lane. The lot is 146" deep. Whether you're a developer, investor, or business owner with a vision, this property provides a blank canvas in a rapidly growing corridor. Please note: No repairs or warranties will be made or provided. Buyer to verify all zoning, usage, and permitting requirements.

15. 2026-01-03
    price $229,000 1153-char remark

    Show marketing remark (1153 chars)

    Prime Investment Opportunity – 121 Airport Blvd, Pensacola, FL 32503 Seller will to do a small Owner Finance Situated in a high-visibility location along Airport Boulevard, this .3951 acre parcel offers incredible potential for redevelopment or investment. The property includes a structure with little contributory value and will be sold strictly AS IS—making it ideal for buyers looking to build new, or repurpose the land. The home has little value, the value is in the lot. The home needs extensive work or teardown. With convenient access to major thoroughfares, retail centers, and just minutes from downtown Pensacola, this parcel is a rare find for those seeking location and opportunity at an affordable price point. It has 111' of Airport Blvd road frontage and the back side of the lot is on Memory Lane. The lot is 146" deep. Whether you're a developer, investor, or business owner with a vision, this property provides a blank canvas in a rapidly growing corridor. Please note: No repairs or warranties will be made or provided. Buyer to verify all zoning, usage, and permitting requirements.

16. 2025-09-12
    price $249,000 1153-char remark

    Show marketing remark (1153 chars)

    Prime Investment Opportunity – 121 Airport Blvd, Pensacola, FL 32503 Seller will to do a small Owner Finance Situated in a high-visibility location along Airport Boulevard, this .3951 acre parcel offers incredible potential for redevelopment or investment. The property includes a structure with little contributory value and will be sold strictly AS IS—making it ideal for buyers looking to build new, or repurpose the land. The home has little value, the value is in the lot. The home needs extensive work or teardown. With convenient access to major thoroughfares, retail centers, and just minutes from downtown Pensacola, this parcel is a rare find for those seeking location and opportunity at an affordable price point. It has 111' of Airport Blvd road frontage and the back side of the lot is on Memory Lane. The lot is 146" deep. Whether you're a developer, investor, or business owner with a vision, this property provides a blank canvas in a rapidly growing corridor. Please note: No repairs or warranties will be made or provided. Buyer to verify all zoning, usage, and permitting requirements.

17. 2025-08-06
    listed $275,000 Active 1153-char remark

    Show marketing remark (1153 chars)

    Prime Investment Opportunity – 121 Airport Blvd, Pensacola, FL 32503 Seller will to do a small Owner Finance Situated in a high-visibility location along Airport Boulevard, this .3951 acre parcel offers incredible potential for redevelopment or investment. The property includes a structure with little contributory value and will be sold strictly AS IS—making it ideal for buyers looking to build new, or repurpose the land. The home has little value, the value is in the lot. The home needs extensive work or teardown. With convenient access to major thoroughfares, retail centers, and just minutes from downtown Pensacola, this parcel is a rare find for those seeking location and opportunity at an affordable price point. It has 111' of Airport Blvd road frontage and the back side of the lot is on Memory Lane. The lot is 146" deep. Whether you're a developer, investor, or business owner with a vision, this property provides a blank canvas in a rapidly growing corridor. Please note: No repairs or warranties will be made or provided. Buyer to verify all zoning, usage, and permitting requirements.

18. 2007-05-22
    historical
19. 2006-11-18
    listed $179,000
20. 2006-11-18
    historical
21. 2006-05-20
    listed $187,000
22. 1993-10-11
    soldstatus $45,000
23. 1981-06-01
    soldstatus $12,000

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$1,399/yr (+$117/mo · 299.5%)

ⓘ 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 5 d/yr ≥106°F today · 15 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: $24,561
• − Mortgage interest: −$12,598
• − Property taxes: −$467
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$6,543
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $3,683/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): 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

+1774.2% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $224,900 PARMLS
• 2026-01-03 Price Changed $229,000 PARMLS
• 2025-09-12 Price Changed $249,000 PARMLS
• 2025-08-06 Listed $275,000 PARMLS
• 2007-05-22 Listing Removed — PARMLS
• 2006-11-18 Listing Removed — PARMLS
• 2006-11-18 Listed $179,000 PARMLS
• 2006-05-20 Listed $187,000 PARMLS
• 1993-10-11 Sold (Public Records) $45,000 Public Records
• 1981-06-01 Sold (Public Records) $12,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $467 · +30.9% YoY. Source: county tax records.