901 Massachusetts Ave #54 · Brent, FL 32505

$69,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 484 Days on market

Built 2025 Excellent condition $73/sqft · 48% below area Est $134k · 48% under ↓ 7% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• 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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 6.5% 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.
• Zoned schools: Montclair Elementary School (math 42% / reading 29%, grade F, #1,684 of 2,144 statewide, top 79%, 379 students, 91% FRL); Bellview Middle School (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 992 students, 76% FRL); Escambia High School (math 19% / reading 29%, grade F, #529 of 667 statewide, top 80%, 1,655 students, 62% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Escambia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 253 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 484 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 484 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.19%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $134,040
• List price: $69,900
• Delta: -47.85%
• 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)	1,012 (+5%)	4mo	$90,000	$89	66
918 Belair Rd	0.46mi	3/2.0 (+1)	1,012 (+5%)	8mo	$160,000	$158	58
1201 Belair Rd	0.60mi	3/1.5 (+1)	988 (+3%)	6mo	$162,000	$164	55
4509 Versailles Dr	0.51mi	3/1.0 (+1)	868 (-10%)	1mo	$128,000	$147	50
4531 Versailles Dr	0.64mi	3/1.0 (+1)	1,023 (+7%)	2mo	$151,000	$148	49
922 Monclair Rd	0.68mi	3/1.0 (+1)	1,012 (+5%)	4mo	$122,000	$121	47
1309 Belair Dr	0.73mi	3/1.5 (+1)	1,000 (+4%)	6mo	$118,000	$118	47
1101 Desmonde Dr	0.71mi	3/1.0 (+1)	1,026 (+7%)	1mo	$85,000	$83	46
4509 Cherbourg Way	0.70mi	3/1.5 (+1)	1,040 (+8%)	4mo	$159,000	$153	43
1020 E Madison Dr	0.69mi	3/2.0 (+1)	1,042 (+8%)	7mo	$175,000	$168	43
219 Opal Ave	0.75mi	3/1.0 (+1)	1,012 (+5%)	9mo	$117,500	$116	39
1103 Medford Ave	0.70mi	3/1.0 (+1)	864 (-10%)	3mo	$85,000	$98	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: 36.4%
• Equity multiple: 2.59×
• Total profit: $31,118
• Equity at exit: $10,422

10-year hold

• IRR: 44.1%
• Equity multiple: 5.60×
• Total profit: $90,024
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 9 under contract
• Months of supply: 7.9 mo (13%/mo absorbed)
• Median asking: $75,900 ($78/sqft)
• Median days on market: 267 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +79.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32505

• Home prices YoY: -26.5%
• Rents YoY: 4.9%
• Active inventory: 253
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $623

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 51%

Sensitivity live

Price	-10% $671	-5% $647	+0% $623	+5% $599	+10% $575
Rent	-10% $512	-5% $568	+0% $623	+5% $678	+10% $733
Rate	-1.0pp $658	-0.5pp $641	base $623	+0.5pp $605	+1.0pp $586

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Montclair Rd Pensacola, FL	3.0	1.0	1012	$1,500	$1.48	63d	1	0.64mi
3417 W Fisher St Unit C Pensacola, FL	3.0	2.0	1106	$1,350	$1.22	72d	1	0.75mi
2 Nevada Cir Pensacola, FL	3.0	1.0	968	$1,225	$1.27	15d	1	1.03mi
835 S Madison Dr Pensacola, FL	3.0	1.0	1014	$1,600	$1.58	15d	1	1.07mi
5409 E Shore Dr Pensacola, FL	2.0	1.0	1000	$1,100	$1.10	15d	1	1.08mi
2303 W Michigan Ave Unit A6 Pensacola, FL	2.0	2.0	1014	$1,300	$1.28	72d	1	1.10mi
5602 W Shore Dr Unit B Pensacola, FL	2.0	2.0	920	$1,250	$1.36	72d	1	1.17mi
925 Twinbrook Ave Pensacola, FL	3.0	1.0	1105	$1,750	$1.58	72d	1	1.24mi
2300 W Michigan Ave #12 Pensacola, FL	2.0	2.0	1050	$1,300	$1.24	72d	1	1.35mi
2300 W Michigan Ave Pensacola, FL	2.0	2.0	1031	$1,238	$1.20	15d	3	1.38mi
2355 W Michigan Ave Pensacola, FL	1.0–3.0	1.0–2.5	1150	$1,468	$1.28	15d	12	1.41mi
3216 Two Sisters Way Pensacola, FL	3.0	2.0	1117	$1,700	$1.52	72d	1	1.42mi
151 Boone St Unit G104 Pensacola, FL	1.0	1.0	600	$1,049	$1.75	72d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $69,900 Active 484 DOM
2. 2026-08-07
   days on market $69,900 Active 483 DOM
3. 2026-08-06
   days on market $69,900 Active 482 DOM
4. 2026-08-05
   days on market $69,900 Active 481 DOM
5. 2026-08-04
   days on market $69,900 Active 480 DOM
6. 2026-08-03
   days on market $69,900 Active 479 DOM
7. 2026-07-31
   days on market $69,900 Active 476 DOM
8. 2026-07-30
   days on market $69,900 Active 475 DOM
9. 2026-07-29
   days on market $69,900 Active 474 DOM
10. 2026-07-27
    days on market $69,900 Active 472 DOM
11. 2026-07-25
    days on market $69,900 Active 470 DOM
12. 2026-07-23
    days on market $69,900 Active 468 DOM
13. 2026-07-22
    days on market $69,900 Active 467 DOM
14. 2026-07-21
    days on market $69,900 Active 466 DOM
15. 2026-07-18
    days on market $69,900 Active 463 DOM
16. 2026-07-16
    days on market $69,900 Active 461 DOM
17. 2026-07-16
    days on market $69,900 Active 460 DOM
18. 2026-07-14
    days on market $69,900 Active 459 DOM
19. 2026-07-14
    days on market $69,900 Active 458 DOM
20. 2026-07-12
    days on market $69,900 Active 457 DOM
21. 2026-07-11
    days on market $69,900 Active 456 DOM
22. 2026-07-10
    days on market $69,900 Active 455 DOM
23. 2026-07-09
    days on market $69,900 Active 454 DOM
24. 2026-07-08
    days on market $69,900 Active 453 DOM
25. 2026-07-07
    days on market $69,900 Active 452 DOM
26. 2026-07-06
    days on market $69,900 Active 451 DOM
27. 2026-07-05
    days on market $69,900 Active 450 DOM
28. 2026-07-04
    days on market $69,900 Active 449 DOM
29. 2026-07-03
    days on market $69,900 Active 448 DOM
30. 2026-07-02
    days on market $69,900 Active 447 DOM
31. 2026-07-01
    days on market $69,900 Active 446 DOM
32. 2026-06-30
    days on market $69,900 Active 445 DOM
33. 2026-06-29
    days on market $69,900 Active 444 DOM
34. 2026-06-28
    days on market $69,900 Active 443 DOM
35. 2026-06-28
    days on market $69,900 Active 442 DOM
36. 2026-06-27
    days on market $69,900 Active 441 DOM
37. 2026-06-25
    days on market $69,900 Active 439 DOM
38. 2026-06-23
    days on market $69,900 Active 437 DOM
39. 2026-06-21
    days on market $69,900 Active 436 DOM
40. 2026-06-18
    days on market $69,900 Active 433 DOM
41. 2026-06-17
    days on market $69,900 Active 432 DOM
42. 2026-06-16
    days on market $69,900 Active 431 DOM
43. 2026-06-15
    days on market $69,900 Active 430 DOM
44. 2026-06-14
    days on market $69,900 Active 428 DOM
45. 2026-06-10
    days on market $69,900 Active 425 DOM
46. 2026-06-09
    days on market $69,900 Active 424 DOM
47. 2026-06-08
    days on market $69,900 Active 423 DOM
48. 2026-06-07
    days on market $69,900 Active 422 DOM
49. 2026-06-03
    days on market $69,900 Active 418 DOM
50. 2026-06-02
    days on market $69,900 Active 417 DOM

ⓘ 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: $16,798
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,033
• Taxable income: $6,764
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,851/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 · 12 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern updates and a move-in-ready exterior. Minor touch-ups could further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Replace window screens — Improves comfort and energy efficiency ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Montclair Elementary School F FL #1,684/2,144 Nat'l #22,764/41,679 Middle Bellview Middle School F FL #558/571 Nat'l #11,652/14,009 High Escambia High School F FL #529/667 Nat'l #13,437/17,239

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

C Composite livability gradescore 69/100

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 · 334,637 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: 16% of renters

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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%

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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%

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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

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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

-6.7% since first listed

2 events — show timeline

• 2025-12-19 Price Changed $69,900 Zillow
• 2025-04-11 Listed $74,900 Zillow