4506 Lemoyne Ln · Brent, FL 32505

$139,900

3 bd · 2.0 ba · 1,469 sqft · SingleFamily public records · 30 Days on market

Built 1965 0.27 ac lot $95/sqft · 21% below area Est $176k · 21% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• 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

Great investment opportunity in Pensacola! This 3-bedroom, 2-bath home offers 1,469 sqft of solid potential and is ready for its next owner to bring it back to life with cosmetic updates. Featuring a 2-year-old HVAC system and a 15-year-old roof that appears to be in good shape, some of the big-ticket items are already in place. The layout offers functional living space, good bedroom sizes, and plenty of upside for a quick cosmetic flip, long-term rental, or affordable primary residence. Conveniently located near shopping, schools, parks, and major roadways, this property is a strong opportunity in a growing rental market. With the right updates, this home has the potential to shine. Don't

Key facts

• Roof
• Hvac system
• 0.27 acre lot

Tags

• HVAC SYSTEM
• ROOF
• FUNCTIONAL LIVING SPACE
• GROWING RENTAL MARKET

Property features AI

Finance

• Other: Road maintenance not provided (no road maintenance responsibility)
• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Public sewer; Electric service with circuit breakers
• Home design: Single-story home; Not attached to another property; Resale property; Lot approximately 0.27 acres; Building area reported as 1,469 square feet; Slab foundation; Constructed with block and concrete
• Construction: Block and concrete construction; Slab foundation; Shingle roof with gable design; One level
• Exterior features: Shingle and gable roof; Paved road access; No horse privileges noted

Interior

• Kitchen: Electric water heater listed with appliances
• Bedrooms: Master bedroom on the first floor (approx. 12' x 12'); Two additional first-floor bedrooms (each approx. 10' x 10')
• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating
• Interior features: Sun room; Tile flooring
• Laundry & utility: Circuit breaker electrical panel

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 18 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).
• This rent runs 43% 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 $967 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $140k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $176,342
• List price: $139,900
• Delta: -20.67%
• 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
4404 Ellysee Way	0.29mi	3/2.0	1,435 (-2%)	2mo	$239,900	$167	81
812 Montclair Rd	0.27mi	3/2.0	1,433 (-2%)	6mo	$192,000	$134	78
4517 Monpellier Dr	0.08mi	3/2.0	1,357 (-8%)	7mo	$198,000	$146	78
4482 Rochelle Dr	0.34mi	4/2.0 (+1)	1,524 (+4%)	2mo	$89,000	$58	72
4511 St Nazaire Rd	0.38mi	4/2.0 (+1)	1,508 (+3%)	4mo	$130,000	$86	69
4505 Ellysee Way	0.19mi	3/2.0	1,279 (-13%)	4mo	$182,500	$143	66
911 Medford Ave	0.31mi	3/2.0	1,279 (-13%)	2mo	$206,000	$161	62
4514 Florelle Way	0.20mi	4/2.0 (+1)	1,650 (+12%)	7mo	$180,000	$109	60
702 Loire Way	0.39mi	3/1.0	1,297 (-12%)	3mo	$100,000	$77	56
4260 Erress Blvd	0.49mi	3/2.0	1,325 (-10%)	6mo	$140,000	$106	56
1231 Ft Smith Cir	0.64mi	3/2.0	1,274 (-13%)	3mo	$219,000	$172	46
4607 Marseille Dr	0.47mi	4/3.0 (+1)	1,638 (+12%)	8mo	$245,000	$150	44

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $402
• Equity at exit: $20,860

10-year hold

• IRR: 11.8%
• Equity multiple: 2.01×
• Total profit: $39,595
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$734
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $312

Break-even live

Break-even rent $1,220

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $391	-5% $352	+0% $312	+5% $272	+10% $233
Rent	-10% $184	-5% $248	+0% $312	+5% $376	+10% $440
Rate	-1.0pp $382	-0.5pp $348	base $312	+0.5pp $276	+1.0pp $239

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	15d	1	0.20mi
918 Fremont Ave Pensacola, FL	3.0	1.0	1756	$1,450	$0.83	15d	1	0.28mi
902 Lucerne Ave Pensacola, FL	3.0	2.0	1276	$1,600	$1.25	24d	1	0.38mi
5180 Burlington Ave Pensacola, FL	3.0	2.0	1184	$1,650	$1.39	24d	1	0.51mi
2301 W Michigan Ave #21 Pensacola, FL	2.0	2.5	1164	$1,325	$1.14	24d	1	0.70mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	24d	1	0.76mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	24d	1	0.79mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	24d	1	0.81mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	24d	1	1.03mi
2355 W Michigan Ave Pensacola, FL	1.0–2.0	1.0–2.0	850	$1,450	$1.71	15d	9	1.13mi
2143 Yardley Cir Pensacola, FL	3.0	2.0	1725	$2,300	$1.33	15d	1	1.15mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	24d	1	1.20mi
707 New York Dr Pensacola, FL	2.0	1.0	1266	$1,185	$0.94	24d	1	1.25mi
3418 Luke St Pensacola, FL	4.0	2.0	1620	$1,800	$1.11	24d	1	1.30mi
3296 Two Sisters Way Pensacola, FL	4.0	2.5	1856	$1,795	$0.97	24d	1	1.30mi
221 Edison Dr Pensacola, FL	3.0	1.0	1500	$1,598	$1.07	24d	1	1.36mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	24d	1	1.39mi
5877 Tryton Cir Pensacola, FL	4.0	2.0	1419	$1,825	$1.29	24d	1	1.43mi

Listing history 12 events

1. 2026-06-14
   statusdays on market $139,900 Pending 30 DOM
2. 2026-06-10
   days on market $139,900 Active 28 DOM
3. 2026-06-09
   days on market $139,900 Active 27 DOM
4. 2026-06-08
   days on market $139,900 Active 26 DOM
5. 2026-06-07
   pricedays on market $139,900 Active 25 DOM
6. 2026-06-03
   days on market $143,900 Active 21 DOM
7. 2026-06-02
   days on market $143,900 Active 20 DOM
8. 2026-06-01
   days on market $143,900 Active 19 DOM
9. 2026-05-31
   days on market $143,900 Active 18 DOM
10. 2026-05-31
    days on market $143,900 Active 17 DOM
11. 2026-05-13
    listed $143,900 Active 768-char remark
12. 1972-01-01
    soldstatus $21,000

ⓘ 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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $19,377
• − Mortgage interest: −$7,837
• − Property taxes: −$2,061
• − Insurance: −$700
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,070
• Taxable income: $1,610
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $3,357/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

+566.2% since first listed

4 events — show timeline

• 2026-06-12 Pending — PARMLS
• 2026-06-04 Price Changed $139,900 PARMLS
• 2026-05-13 Listed $143,900 PARMLS
• 1972-01-01 Sold (Public Records) $21,000 Public Records

Property tax history

+18.7%/yr

Latest (2025): $2,061 · +536.1% YoY. Source: county tax records.