7717 Koinonia Pl · Harold, FL 32564

$250,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 27 Days on market

Built 1993 3.58 ac lot

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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).

• Appreciation +8.9/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

A true homestead or multigenerational opportunity…. Country roads really do take you home. This is a truly rare chance to enjoy peaceful country living while being just minutes from town. Situated on two parcels with a combined acreage of over 3.5 acres, zoned AG-RR, the possibilities here are endless. Build a second home, create your forever homestead, or simply enjoy the space, privacy, and freedom to live and grow. Surrounded by serene nature, this charming home offers 3 bedrooms and 2 bathrooms with a thoughtful layout designed for comfort and connection. The spacious living room is the heart of the home, perfect for relaxing with a good book or cozying up by the wood-burning fireplace. The kitchen features butcher block countertops, an open breakfast bar that flows into the living room, stainless steel appliances, and a large pantry, making it ideal for entertaining and everyday living. A generously sized dining area offers flexibility to serve as a formal dining room or an excellent home office. Unwind in the expansive primary suite, complete with ample space for a sitting area, a large ensuite bath with dual vanities, and an oversized closet. On the opposite side of the home, you’ll find two additional bedrooms and a full bathroom enhanced by a skylight, filling the space with natural light. With room to breathe, build, and dream, this property offers endless opportunities to create the lifestyle you’ve been searching for.

Key facts

• Two parcels
• Zoned ag-rr
• Open breakfast bar

Tags

• MULTIGENERATIONAL OPPORTUNITY
• TWO PARCELS
• ZONED AG-RR
• BUTCHER BLOCK COUNTERTOPS
• OPEN BREAKFAST BAR
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (40.1% below list).
• Recommended offer: $150k (40.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#69 in FL, #1,163 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: 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); Pace High School (math 63% / reading 62%, grade B-, #93 of 667 statewide, top 14%, 2,240 students, 34% FRL) — zoned schools average 59% FRL vs 36% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 49% at this address vs 62% district-wide (-12 pts) — the specific schools serving this property underperform the Santa Rosa average; the district grade overstates school quality for this exact location.
• Market conditions: 23 active listings in the ZIP; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $20k appreciation (7.9% local appreciation)).
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $149,866 (40.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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?
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: 0.60% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 13.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.16×
• Total profit: $81,393
• Equity at exit: $187,524

10-year hold

• IRR: 15.3%
• Equity multiple: 4.57×
• Total profit: $250,095
• Equity at exit: $369,961

Cash invested: $70,000 (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 32564

• Home prices YoY: 2.8%
• Active inventory: 23
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-302

Break-even live

Break-even rent $1,880

Max offer price $196,736

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-231	+0% $-302	+5% $-372	+10% $-443
Rent	-10% $-420	-5% $-361	+0% $-302	+5% $-242	+10% $-183
Rate	-1.0pp $-176	-0.5pp $-238	base $-302	+0.5pp $-366	+1.0pp $-432

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   soldstatus $250,000
2. 2026-04-23
   status Pending 1517-char remark

   Show marketing remark (1517 chars)

   A true homestead or multigenerational opportunity…. Country roads really do take you home. This is a truly rare chance to enjoy peaceful country living while being just minutes from town. Situated on two parcels with a combined acreage of over 3.5 acres, zoned AG-RR, the possibilities here are endless. Build a second home, create your forever homestead, or simply enjoy the space, privacy, and freedom to live and grow. Surrounded by serene nature, this charming home offers 3 bedrooms and 2 bathrooms with a thoughtful layout designed for comfort and connection. The spacious living room is the heart of the home, perfect for relaxing with a good book or cozying up by the wood-burning fireplace. The kitchen features butcher block countertops, an open breakfast bar that flows into the living room, stainless steel appliances, and a large pantry, making it ideal for entertaining and everyday living. A generously sized dining area offers flexibility to serve as a formal dining room or an excellent home office. Unwind in the expansive primary suite, complete with ample space for a sitting area, a large ensuite bath with dual vanities, and an oversized closet. On the opposite side of the home, you’ll find two additional bedrooms and a full bathroom enhanced by a skylight, filling the space with natural light. With room to breathe, build, and dream, this property offers endless opportunities to create the lifestyle you’ve been searching for.

3. 2026-04-22
   soldstatus $250,000 Sold 1517-char remark

   Show marketing remark (1517 chars)

   A true homestead or multigenerational opportunity…. Country roads really do take you home. This is a truly rare chance to enjoy peaceful country living while being just minutes from town. Situated on two parcels with a combined acreage of over 3.5 acres, zoned AG-RR, the possibilities here are endless. Build a second home, create your forever homestead, or simply enjoy the space, privacy, and freedom to live and grow. Surrounded by serene nature, this charming home offers 3 bedrooms and 2 bathrooms with a thoughtful layout designed for comfort and connection. The spacious living room is the heart of the home, perfect for relaxing with a good book or cozying up by the wood-burning fireplace. The kitchen features butcher block countertops, an open breakfast bar that flows into the living room, stainless steel appliances, and a large pantry, making it ideal for entertaining and everyday living. A generously sized dining area offers flexibility to serve as a formal dining room or an excellent home office. Unwind in the expansive primary suite, complete with ample space for a sitting area, a large ensuite bath with dual vanities, and an oversized closet. On the opposite side of the home, you’ll find two additional bedrooms and a full bathroom enhanced by a skylight, filling the space with natural light. With room to breathe, build, and dream, this property offers endless opportunities to create the lifestyle you’ve been searching for.

4. 2026-03-11
   status Pending

   Show marketing remark (1517 chars)

   A true homestead or multigenerational opportunity…. Country roads really do take you home. This is a truly rare chance to enjoy peaceful country living while being just minutes from town. Situated on two parcels with a combined acreage of over 3.5 acres, zoned AG-RR, the possibilities here are endless. Build a second home, create your forever homestead, or simply enjoy the space, privacy, and freedom to live and grow. Surrounded by serene nature, this charming home offers 3 bedrooms and 2 bathrooms with a thoughtful layout designed for comfort and connection. The spacious living room is the heart of the home, perfect for relaxing with a good book or cozying up by the wood-burning fireplace. The kitchen features butcher block countertops, an open breakfast bar that flows into the living room, stainless steel appliances, and a large pantry, making it ideal for entertaining and everyday living. A generously sized dining area offers flexibility to serve as a formal dining room or an excellent home office. Unwind in the expansive primary suite, complete with ample space for a sitting area, a large ensuite bath with dual vanities, and an oversized closet. On the opposite side of the home, you’ll find two additional bedrooms and a full bathroom enhanced by a skylight, filling the space with natural light. With room to breathe, build, and dream, this property offers endless opportunities to create the lifestyle you’ve been searching for.

5. 2026-03-11
   historical Contingent 1517-char remark

   Show marketing remark (1517 chars)

   A true homestead or multigenerational opportunity…. Country roads really do take you home. This is a truly rare chance to enjoy peaceful country living while being just minutes from town. Situated on two parcels with a combined acreage of over 3.5 acres, zoned AG-RR, the possibilities here are endless. Build a second home, create your forever homestead, or simply enjoy the space, privacy, and freedom to live and grow. Surrounded by serene nature, this charming home offers 3 bedrooms and 2 bathrooms with a thoughtful layout designed for comfort and connection. The spacious living room is the heart of the home, perfect for relaxing with a good book or cozying up by the wood-burning fireplace. The kitchen features butcher block countertops, an open breakfast bar that flows into the living room, stainless steel appliances, and a large pantry, making it ideal for entertaining and everyday living. A generously sized dining area offers flexibility to serve as a formal dining room or an excellent home office. Unwind in the expansive primary suite, complete with ample space for a sitting area, a large ensuite bath with dual vanities, and an oversized closet. On the opposite side of the home, you’ll find two additional bedrooms and a full bathroom enhanced by a skylight, filling the space with natural light. With room to breathe, build, and dream, this property offers endless opportunities to create the lifestyle you’ve been searching for.

6. 2026-02-12
   listed $250,000 Active 1517-char remark

   Show marketing remark (1517 chars)

   A true homestead or multigenerational opportunity…. Country roads really do take you home. This is a truly rare chance to enjoy peaceful country living while being just minutes from town. Situated on two parcels with a combined acreage of over 3.5 acres, zoned AG-RR, the possibilities here are endless. Build a second home, create your forever homestead, or simply enjoy the space, privacy, and freedom to live and grow. Surrounded by serene nature, this charming home offers 3 bedrooms and 2 bathrooms with a thoughtful layout designed for comfort and connection. The spacious living room is the heart of the home, perfect for relaxing with a good book or cozying up by the wood-burning fireplace. The kitchen features butcher block countertops, an open breakfast bar that flows into the living room, stainless steel appliances, and a large pantry, making it ideal for entertaining and everyday living. A generously sized dining area offers flexibility to serve as a formal dining room or an excellent home office. Unwind in the expansive primary suite, complete with ample space for a sitting area, a large ensuite bath with dual vanities, and an oversized closet. On the opposite side of the home, you’ll find two additional bedrooms and a full bathroom enhanced by a skylight, filling the space with natural light. With room to breathe, build, and dream, this property offers endless opportunities to create the lifestyle you’ve been searching for.

7. 2026-02-06
   listed $250,000 Active
8. 2022-07-15
   soldstatus $170,000

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,232/yr (+$103/mo · 146.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,984
• − Mortgage interest: −$14,004
• − Property taxes: −$843
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$7,273
• Taxable loss: −$8,263
• Est. tax savings @ 24.0%: +$1,983
• After-tax cash flow: $-1,635/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: 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

Livability — Harold

• Score: 82/100
• State rank: #69
• US rank: #1163

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harold, FL
• Population (ZIP): 1,958

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.86%
• Current HPI: 286.6227
• Rent YoY: —
• Metro: —
• 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

+47.1% since first listed

8 events — show timeline

• 2026-04-27 Sold (Public Records) $250,000 Public Records
• 2026-04-23 Pending — PARMLS
• 2026-04-22 Sold (MLS) $250,000 PARMLS
• 2026-03-11 Pending — NAMLS
• 2026-03-11 Contingent — PARMLS
• 2026-02-12 Listed $250,000 PARMLS
• 2026-02-06 Listed $250,000 NAMLS
• 2022-07-15 Sold (Public Records) $170,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $843 · +7.7% YoY. Source: county tax records.