8770 Bluebell St · East Milton, FL 32583

$339,900

4 bd · 2.0 ba · 1,856 sqft · SingleFamily · 86 Days on market

Built 2026 Good condition 0.26 ac lot 2-car garage $183/sqft · at area comps Est $345k · at est. $11/mo HOA

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Why this score? — see what drove the D- 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).

• ARV discount +8.2/15.0
• Cash flow +7.7/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Plantation Woods! The charming Beau is one of our most popular & highly desired open concept designs. Equipped with four beds, two baths, a covered patio, and a two-car garage. A thoughtfully designed kitchen offers relaxed living with a lg. island bar, quiet dishwasher, all stainless appliances, and pantry. The primary bedroom and adjoining bath feature a walk-in closet, double sink vanity, tub, and separate shower. Quartz countertops in the kitchen and baths, wood look flooring throughout, and plush carpet in the bedrooms. The Smart Home Connect System includes several convenient devices you will love. Fabric Hurricane door and window protection are also included.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (26.8% below list).
• Recommended offer: $249k (26.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#199 in FL, #3,139 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, commute F.
• Santa Rosa (suburban): math 63% / reading 60% proficiency, ranked #8 of 73 in FL (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Milton Elementary School (math 44% / reading 46%, grade D-, #1,271 of 2,144 statewide, top 60%, 789 students, 75% FRL); Martin Luther King Middle School (math 38% / reading 41%, grade F, #373 of 571 statewide, top 66%, 660 students, 69% FRL); Milton High School (math 44% / reading 42%, grade F, #255 of 667 statewide, top 39%, 2,085 students, 54% FRL) — zoned schools average 66% FRL vs 36% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 62% district-wide (-19 pts) — the specific schools serving this property underperform the Santa Rosa average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 1007 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).
• This rent runs 35% of the median local income ($85k/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 $10k of value loss. Plan a longer hold.
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,808 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $345,039
• List price: $339,900
• Delta: -1.49%
• 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
8683 Philippi St	0.15mi	4/2.0	1,856 (0%)	1mo	$324,900	$175	92
8768 Philippi St	0.25mi	4/2.0	1,856 (0%)	1mo	$327,900	$177	87
8665 Philippi St	0.32mi	4/2.0	1,856 (0%)	1mo	$324,900	$175	84
8693 Bluebell St	0.34mi	4/2.0	1,856 (0%)	1mo	$327,900	$177	83
8674 Galatia St	0.33mi	4/2.0	1,856 (0%)	2mo	$319,900	$172	83
4952 Gaineswood Dr	0.38mi	4/2.0	1,856 (0%)	1mo	$329,900	$178	82
5150 Gaineswood Dr	0.39mi	4/2.0	1,846 (-0%)	0mo	$312,000	$169	80
8653 Tarsus Dr	0.44mi	4/2.0	1,830 (-1%)	1mo	$315,000	$172	76
8686 Galatia St	0.29mi	4/3.0	2,035 (+10%)	1mo	$359,900	$177	65
8677 Philippi St	0.28mi	4/3.0	2,035 (+10%)	2mo	$369,900	$182	65
8709 Bluebell St	0.34mi	4/3.0	2,035 (+10%)	1mo	$369,900	$182	63
8671 Philippi St	0.24mi	5/3.0 (+1)	2,107 (+14%)	0mo	$346,900	$165	57

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.20×
• Total profit: $-76,265
• Equity at exit: $50,680

10-year hold

• IRR: -14.0%
• Equity multiple: 0.14×
• Total profit: $-82,112
• Equity at exit: $29,388

Cash invested: $95,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 15 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $338,400 ($175/sqft)
• Median days on market: 79 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +6.5% vs current asking $/sqft

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

ZIP-level market 32583

• Home prices YoY: -11.3%
• Rents YoY: 4.5%
• Active inventory: 1007
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$11
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-394

Break-even live

Break-even rent $2,987

Max offer price $282,831

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-277	+0% $-394	+5% $-512	+10% $-629
Rent	-10% $-591	-5% $-493	+0% $-394	+5% $-296	+10% $-198
Rate	-1.0pp $-223	-0.5pp $-308	base $-394	+0.5pp $-482	+1.0pp $-572

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: $84,975
• Closing costs: $10,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8839 Longmont Way Milton, FL	4.0	3.0	2302	$2,375	$1.03	72d	1	0.10mi
5533 Silverbell Dr Milton, FL	5.0	3.0	2143	$2,450	$1.14	72d	1	0.21mi
9330 Tara Cir Milton, FL	4.0	2.0	1786	$2,000	$1.12	63d	1	0.32mi
5199 Gaineswood Dr Milton, FL	3.0	2.0	2029	$2,200	$1.08	72d	1	0.34mi
8616 Tarsus Dr Milton, FL	5.0	3.0	2554	$2,995	$1.17	72d	1	0.49mi
8617 Tarsus Dr Milton, FL	4.0	2.0	1830	$2,200	$1.20	72d	1	0.50mi

Property features AI

Finance

• Other: Subdivision: PLANTATION WOODSZoned for single-family residential
• HOA & community: Homeowners association present; fee includes management

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public waterSeptic tankElectric water heaterElectric heat control
• Home design: Single-story CraftsmanFacing not specified
• Construction: Shingle roofSlab foundationSiding with brick accents and cement fiberboardBuilt in 2026
• Exterior features: Covered patioPaved road access

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric water heater
• Bedrooms: 4 bedrooms (all on the first level)
• Flooring: VinylCarpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air
• Interior features: Kitchen islandRecessed lightingPantryWasher/dryer hookupSmoke detector(s)
• Laundry & utility: Washer/dryer hookup

Listing history 50 events

1. 2026-07-31
   days on market $339,900 Active 86 DOM
2. 2026-07-29
   days on market $339,900 Active 84 DOM
3. 2026-07-27
   days on market $339,900 Active 82 DOM
4. 2026-07-25
   days on market $339,900 Active 80 DOM
5. 2026-07-24
   days on market $339,900 Active 79 DOM
6. 2026-07-23
   days on market $339,900 Active 78 DOM
7. 2026-07-22
   days on market $339,900 Active 77 DOM
8. 2026-07-21
   days on market $339,900 Active 76 DOM
9. 2026-07-18
   days on market $339,900 Active 73 DOM
10. 2026-07-16
    days on market $339,900 Active 71 DOM
11. 2026-07-16
    days on market $339,900 Active 70 DOM
12. 2026-07-14
    days on market $339,900 Active 69 DOM
13. 2026-07-13
    days on market $339,900 Active 68 DOM
14. 2026-07-12
    days on market $339,900 Active 67 DOM
15. 2026-07-11
    days on market $339,900 Active 66 DOM
16. 2026-07-10
    days on market $339,900 Active 65 DOM
17. 2026-07-09
    days on market $339,900 Active 64 DOM
18. 2026-07-08
    days on market $339,900 Active 63 DOM
19. 2026-07-07
    days on market $339,900 Active 62 DOM
20. 2026-07-06
    days on market $339,900 Active 61 DOM
21. 2026-07-05
    days on market $339,900 Active 60 DOM
22. 2026-07-04
    days on market $339,900 Active 59 DOM
23. 2026-07-03
    days on market $339,900 Active 58 DOM
24. 2026-07-02
    days on market $339,900 Active 57 DOM
25. 2026-07-01
    days on market $339,900 Active 56 DOM
26. 2026-06-30
    days on market $339,900 Active 55 DOM
27. 2026-06-29
    days on market $339,900 Active 54 DOM
28. 2026-06-28
    days on market $339,900 Active 53 DOM
29. 2026-06-28
    days on market $339,900 Active 52 DOM
30. 2026-06-27
    days on market $339,900 Active 51 DOM
31. 2026-06-25
    days on market $339,900 Active 49 DOM
32. 2026-06-23
    days on market $339,900 Active 47 DOM
33. 2026-06-22
    days on market $339,900 Active 46 DOM
34. 2026-06-18
    days on market $339,900 Active 43 DOM
35. 2026-06-17
    days on market $339,900 Active 42 DOM
36. 2026-06-16
    days on market $339,900 Active 41 DOM
37. 2026-06-15
    days on market $339,900 Active 40 DOM
38. 2026-06-14
    days on market $339,900 Active 38 DOM
39. 2026-06-10
    days on market $339,900 Active 35 DOM
40. 2026-06-09
    days on market $339,900 Active 34 DOM
41. 2026-06-08
    days on market $339,900 Active 33 DOM
42. 2026-06-07
    days on market $339,900 Active 32 DOM
43. 2026-06-05
    days on market $339,900 Active 29 DOM
44. 2026-06-03
    days on market $339,900 Active 28 DOM
45. 2026-06-02
    days on market $339,900 Active 27 DOM
46. 2026-06-01
    days on market $339,900 Active 26 DOM
47. 2026-05-31
    days on market $339,900 Active 25 DOM
48. 2026-05-31
    days on market $339,900 Active 24 DOM
49. 2026-05-06
    price $339,900
50. 2026-05-06
    listed $340,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,857
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$132
• − Depreciation: −$9,888
• Taxable loss: −$10,778
• Est. tax savings @ 24.0%: +$2,587
• After-tax cash flow: $-2,146/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

Good 80/100 None rehab

This home is in excellent condition with a modern kitchen and bathrooms, well-maintained exterior, and a good foundation. It is move-in ready and would benefit from minor updates to the exterior and landscaping to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Smart home system upgrade — Upgrading the smart home system can add value and convenience for both buyers and tenants. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary East Milton Elementary School D- FL #1,271/2,144 Nat'l #15,897/41,679 Middle Martin Luther King Middle School F FL #373/571 Nat'l #6,151/14,009 High Milton High School F FL #255/667 Nat'l #7,439/17,239

Schools (NCES district)

• District: Santa Rosa
• NCES district ID: 1201650
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $58,161
• Composite: 53.12/100
• National rank: #1511
• State rank: #8 of 73 in FL

B Composite livability gradescore 77/100

Livability — East Milton

• Score: 77/100
• State rank: #199
• US rank: #3139

Category grades

Amenities C- Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Milton, FL
• County: Santa Rosa County · 195,978 people
• City population: 31,415
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 31,828
• Household income: $85,440
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 4% of renters

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Population outlook (Santa Rosa County) Hauer SSP2

• Today (2025): 195,978 people
• By 2030: 209,782 · +7.0%
• By 2040: 235,293 · +20.1%
• By 2050: 256,408 · +30.8%
• By 2075: 298,074 · +52.1%
• By 2100: 303,216 · +54.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 11% Two or more races 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3%

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Political lean MEDSL · Santa Rosa

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.0%
• 2008→2024 swing: -3.0pp toward R · 2008: -47.9pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.5 2016: R+53.5 2012: R+52.6 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.35%
• Current HPI: 301.8819
• Rent YoY: ▲ 4.53%
• 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

Property features AI

Finance

• Other: Subdivision: PLANTATION WOODSZoned for single-family residential
• HOA & community: Homeowners association present; fee includes management

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public waterSeptic tankElectric water heaterElectric heat control
• Home design: Single-story CraftsmanFacing not specified
• Construction: Shingle roofSlab foundationSiding with brick accents and cement fiberboardBuilt in 2026
• Exterior features: Covered patioPaved road access

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric water heater
• Bedrooms: 4 bedrooms (all on the first level)
• Flooring: VinylCarpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air
• Interior features: Kitchen islandRecessed lightingPantryWasher/dryer hookupSmoke detector(s)
• Laundry & utility: Washer/dryer hookup

Price history

-0.3% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $339,900 ECAR
• 2026-05-06 Listed $340,900 ECAR