1004 Medford Ave · Brent, FL 32505

$149,900

4 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 71 Days on market

Built 1958 7,840 sqft lot $131/sqft · 9% below area Est $165k · 9% under

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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 +27.0/30.0
• ARV discount +11.5/15.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market due to buyer's inability to obtain financing! Motivated sellers! Want to own your own home and live just minutes from the white sandy beaches of Pensacola? Look no further! New flooring in the living areas as well as the hall and bedrooms as well as fresh paint. Don't wait to make this house your home and live your best life. Call your favorite real estate agent today to schedule your personal viewing of this home. Sellers believe HVAC is 2019 and believe roof is 2016. All information to be verified by buyer and or buyer's representative.

Key facts

• Fresh paint
• New flooring
• 7,840 sq ft lot

Tags

• NEW FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 203 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,789/mo this rent would consume 48% 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 $1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.19% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $164,522
• List price: $149,900
• Delta: -8.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Fremont Ave	0.08mi	3/1.0 (-1)	1,150 (+1%)	2mo	$175,000	$152	88
800 Montclair Rd	0.30mi	4/1.0	1,158 (+2%)	4mo	$170,000	$147	80
1032 Fremont Ave	0.16mi	3/1.0 (-1)	1,092 (-4%)	4mo	$107,500	$98	77
5100 Cranston Ave	0.09mi	3/2.0 (-1)	1,218 (+7%)	4mo	$229,500	$188	72
5107 Burlington Ave	0.37mi	3/1.0 (-1)	1,085 (-5%)	1mo	$150,000	$138	69
922 Monclair Rd	0.11mi	3/1.0 (-1)	1,012 (-11%)	3mo	$122,000	$121	69
5505 Fairview Dr	0.36mi	3/2.0 (-1)	1,066 (-6%)	2mo	$160,000	$150	62
911 Medford Ave	0.20mi	3/2.0 (-1)	1,279 (+12%)	2mo	$206,000	$161	60
4505 Ellysee Way	0.33mi	3/2.0 (-1)	1,279 (+12%)	4mo	$182,500	$143	52
4509 Cherbourg Way	0.54mi	3/1.5 (-1)	1,040 (-9%)	2mo	$159,000	$153	51
4413 Ellysee Way	0.47mi	3/1.5 (-1)	1,012 (-11%)	2mo	$90,000	$89	51
702 Loire Way	0.48mi	3/1.0 (-1)	1,297 (+14%)	3mo	$100,000	$77	48

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,988
• Equity at exit: $22,351

10-year hold

• IRR: 14.8%
• Equity multiple: 2.30×
• Total profit: $54,698
• Equity at exit: $12,961

Cash invested: $41,972 (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 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 203
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$786
• Tax from tax record: −$144 /mo · $1,733/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $420

Break-even live

Break-even rent $1,257

Max offer price $149,900

Occupancy floor 72%

Sensitivity live

Price	-10% $505	-5% $463	+0% $420	+5% $378	+10% $335
Rent	-10% $279	-5% $349	+0% $420	+5% $491	+10% $561
Rate	-1.0pp $496	-0.5pp $458	base $420	+0.5pp $381	+1.0pp $342

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	24d	1	0.10mi
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	15d	1	0.12mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	24d	1	0.44mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	0.50mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	1.26mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.44mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $149,900 Active 71 DOM
2. 2026-06-18
   days on market $149,900 Active 68 DOM
3. 2026-06-17
   days on market $149,900 Active 67 DOM
4. 2026-06-16
   days on market $149,900 Active 66 DOM
5. 2026-06-15
   days on market $149,900 Active 65 DOM
6. 2026-06-14
   days on market $149,900 Active 63 DOM
7. 2026-06-10
   days on market $149,900 Active 60 DOM
8. 2026-06-09
   days on market $149,900 Active 59 DOM
9. 2026-06-08
   days on market $149,900 Active 58 DOM
10. 2026-06-07
    days on market $149,900 Active 57 DOM
11. 2026-06-03
    days on market $149,900 Active 53 DOM
12. 2026-06-02
    days on market $149,900 Active 52 DOM
13. 2026-06-01
    days on market $149,900 Active 51 DOM
14. 2026-05-31
    days on market $149,900 Active 50 DOM
15. 2026-05-31
    days on market $149,900 Active 49 DOM
16. 2026-05-15
    status Active 559-char remark

    Show marketing remark (559 chars)

    Back on market due to buyer's inability to obtain financing! Motivated sellers! Want to own your own home and live just minutes from the white sandy beaches of Pensacola? Look no further! New flooring in the living areas as well as the hall and bedrooms as well as fresh paint. Don't wait to make this house your home and live your best life. Call your favorite real estate agent today to schedule your personal viewing of this home. Sellers believe HVAC is 2019 and believe roof is 2016. All information to be verified by buyer and or buyer's representative.

17. 2026-05-14
    historical Contingent 559-char remark

    Show marketing remark (559 chars)

    Back on market due to buyer's inability to obtain financing! Motivated sellers! Want to own your own home and live just minutes from the white sandy beaches of Pensacola? Look no further! New flooring in the living areas as well as the hall and bedrooms as well as fresh paint. Don't wait to make this house your home and live your best life. Call your favorite real estate agent today to schedule your personal viewing of this home. Sellers believe HVAC is 2019 and believe roof is 2016. All information to be verified by buyer and or buyer's representative.

18. 2026-04-17
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Back on market due to buyer's inability to obtain financing! Motivated sellers! Want to own your own home and live just minutes from the white sandy beaches of Pensacola? Look no further! New flooring in the living areas as well as the hall and bedrooms as well as fresh paint. Don't wait to make this house your home and live your best life. Call your favorite real estate agent today to schedule your personal viewing of this home. Sellers believe HVAC is 2019 and believe roof is 2016. All information to be verified by buyer and or buyer's representative.

19. 2026-03-19
    status Active 559-char remark

    Show marketing remark (559 chars)

    Back on market due to buyer's inability to obtain financing! Motivated sellers! Want to own your own home and live just minutes from the white sandy beaches of Pensacola? Look no further! New flooring in the living areas as well as the hall and bedrooms as well as fresh paint. Don't wait to make this house your home and live your best life. Call your favorite real estate agent today to schedule your personal viewing of this home. Sellers believe HVAC is 2019 and believe roof is 2016. All information to be verified by buyer and or buyer's representative.

20. 2026-01-27
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Back on market due to buyer's inability to obtain financing! Motivated sellers! Want to own your own home and live just minutes from the white sandy beaches of Pensacola? Look no further! New flooring in the living areas as well as the hall and bedrooms as well as fresh paint. Don't wait to make this house your home and live your best life. Call your favorite real estate agent today to schedule your personal viewing of this home. Sellers believe HVAC is 2019 and believe roof is 2016. All information to be verified by buyer and or buyer's representative.

21. 2026-01-23
    listed $149,900 Active 559-char remark

    Show marketing remark (559 chars)

    Back on market due to buyer's inability to obtain financing! Motivated sellers! Want to own your own home and live just minutes from the white sandy beaches of Pensacola? Look no further! New flooring in the living areas as well as the hall and bedrooms as well as fresh paint. Don't wait to make this house your home and live your best life. Call your favorite real estate agent today to schedule your personal viewing of this home. Sellers believe HVAC is 2019 and believe roof is 2016. All information to be verified by buyer and or buyer's representative.

22. 2025-07-14
    soldstatus $105,000
23. 2025-07-11
    soldstatus $105,000 Sold 389-char remark

    Show marketing remark (389 chars)

    "Shout Out to All Investors!!!" ... and / or Skilled Creative Folks! This 4 Bedroom / 2 Bath Home is in Good Shape, although needs Flooring Throughout. With Some "Polishing Up," this Home Can be Personalized to Meet Your Preferences and to Suit Your Needs. It Just Needs a "Big Hug!" Central HVAC in Place, but Inspection Required to Determine if Operational.

24. 2025-07-03
    status Pending 389-char remark

    Show marketing remark (389 chars)

    "Shout Out to All Investors!!!" ... and / or Skilled Creative Folks! This 4 Bedroom / 2 Bath Home is in Good Shape, although needs Flooring Throughout. With Some "Polishing Up," this Home Can be Personalized to Meet Your Preferences and to Suit Your Needs. It Just Needs a "Big Hug!" Central HVAC in Place, but Inspection Required to Determine if Operational.

25. 2025-06-23
    status Active 389-char remark

    Show marketing remark (389 chars)

    "Shout Out to All Investors!!!" ... and / or Skilled Creative Folks! This 4 Bedroom / 2 Bath Home is in Good Shape, although needs Flooring Throughout. With Some "Polishing Up," this Home Can be Personalized to Meet Your Preferences and to Suit Your Needs. It Just Needs a "Big Hug!" Central HVAC in Place, but Inspection Required to Determine if Operational.

26. 2025-06-17
    historical Contingent 389-char remark

    Show marketing remark (389 chars)

    "Shout Out to All Investors!!!" ... and / or Skilled Creative Folks! This 4 Bedroom / 2 Bath Home is in Good Shape, although needs Flooring Throughout. With Some "Polishing Up," this Home Can be Personalized to Meet Your Preferences and to Suit Your Needs. It Just Needs a "Big Hug!" Central HVAC in Place, but Inspection Required to Determine if Operational.

27. 2025-06-06
    listed $115,000 Active 389-char remark

    Show marketing remark (389 chars)

    "Shout Out to All Investors!!!" ... and / or Skilled Creative Folks! This 4 Bedroom / 2 Bath Home is in Good Shape, although needs Flooring Throughout. With Some "Polishing Up," this Home Can be Personalized to Meet Your Preferences and to Suit Your Needs. It Just Needs a "Big Hug!" Central HVAC in Place, but Inspection Required to Determine if Operational.

28. 2006-11-10
    soldstatus $96,500
29. 2006-10-11
    listed $99,900
30. 2006-05-03
    soldstatus $39,900
31. 2006-04-01
    listed $39,900

ⓘ 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: $1,733 · $144/mo
• Projected year-2 tax: $1,733 · $144/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 6 d/yr ≥106°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: $21,464
• − Mortgage interest: −$8,397
• − Property taxes: −$1,733
• − Insurance: −$750
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,361
• Taxable income: $2,790
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $4,372/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

+275.7% since first listed

16 events — show timeline

• 2026-05-15 Relisted — PARMLS
• 2026-05-14 Contingent — PARMLS
• 2026-04-17 Pending — PARMLS
• 2026-03-19 Relisted — PARMLS
• 2026-01-27 Pending — PARMLS
• 2026-01-23 Listed $149,900 PARMLS
• 2025-07-14 Sold (Public Records) $105,000 Public Records
• 2025-07-11 Sold (MLS) $105,000 PARMLS
• 2025-07-03 Pending — PARMLS
• 2025-06-23 Relisted — PARMLS
• 2025-06-17 Contingent — PARMLS
• 2025-06-06 Listed $115,000 PARMLS
• 2006-11-10 Sold (MLS) $96,500 PARMLS
• 2006-10-11 Listed $99,900 PARMLS
• 2006-05-03 Sold (MLS) $39,900 PARMLS
• 2006-04-01 Listed $39,900 PARMLS

Property tax history

+17.6%/yr

Latest (2025): $1,733 · +316.9% YoY. Source: county tax records.