7151 Richard Lane Rd · East Milton, FL 32583

$219,900

3 bd · 2.0 ba · 972 sqft · Other public records · 279 Days on market

Built 2025 0.50 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).

• Cash flow +11.3/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on nearly half an acre, this brand-new 3 bedroom, 2 bathroom home blends modern design with the peace of mind new construction brings.. Every detail feels intentional, from the clean lines and open layout to the soft neutral finishes that make the space feel fresh and bright. The kitchen and living area flow seamlessly, creating a connected feel that maximizes every square foot. Step outside and you’ll find room to breathe, the oversized lot offers space for gatherings, a garden, or even future additions down the road. Whether it’s your first home, an investment, or a low-maintenance retreat, this new build delivers style, function, and value in one.Own something new. Build your future here on Richard Lane. Seller is offering an exclusive rate buy down opportunity, helping you secure a lower monthly payment and step into homeownership with confidence.

Key facts

• 1/2 acre
• Room for a shop
• No hoa

Tags

• 1/2 ACRE
• NO HOA
• ROOM FOR A SHOP

Property features AI

Finance

• Other: Zoned for single-family residential

Exterior

• Home design: Detached single-family home; Residential property; Construction complete
• Construction: Built in 2025
• Exterior features: Half-acre lot; Lot dimensions approximately 100 x 200

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling
• Interior features: One-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-82 ($-982/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (17.2% below list).
• Recommended offer: $182k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in East Milton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 822 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 279 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 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 $182,011 (17.2% 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 279 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-37,971
• Equity at exit: $32,788

10-year hold

• IRR: -6.6%
• Equity multiple: 0.55×
• Total profit: $-27,618
• Equity at exit: $19,013

Cash invested: $61,572 (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 →

ZIP-level market 32583

• Home prices YoY: -11.3%
• Rents YoY: 4.5%
• Active inventory: 822
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-82

Break-even live

Break-even rent $1,924

Max offer price $208,064

Occupancy floor 99%

Sensitivity live

Price	-10% $70	-5% $-6	+0% $-82	+5% $-158	+10% $-234
Rent	-10% $-226	-5% $-154	+0% $-82	+5% $-10	+10% $62
Rate	-1.0pp $29	-0.5pp $-26	base $-82	+0.5pp $-139	+1.0pp $-197

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5376 Conecuh St Milton, FL	2.0	1.0	730	$1,400	$1.92	25d	1	1.42mi

Listing history 24 events

1. 2026-06-22
   days on market $219,900 Active 279 DOM
2. 2026-06-18
   days on market $219,900 Active 276 DOM
3. 2026-06-17
   days on market $219,900 Active 275 DOM
4. 2026-06-16
   days on market $219,900 Active 274 DOM
5. 2026-06-15
   days on market $219,900 Active 273 DOM
6. 2026-06-14
   days on market $219,900 Active 271 DOM
7. 2026-06-10
   days on market $219,900 Active 268 DOM
8. 2026-06-09
   days on market $219,900 Active 267 DOM
9. 2026-06-08
   days on market $219,900 Active 266 DOM
10. 2026-06-07
    days on market $219,900 Active 265 DOM
11. 2026-06-05
    days on market $219,900 Active 262 DOM
12. 2026-06-03
    days on market $219,900 Active 261 DOM
13. 2026-06-02
    days on market $219,900 Active 260 DOM
14. 2026-06-01
    days on market $219,900 Active 259 DOM
15. 2026-05-31
    days on market $219,900 Active 258 DOM
16. 2026-05-31
    days on market $219,900 Active 257 DOM
17. 2025-12-23
    status Pending 887-char remark

    Show marketing remark (887 chars)

    Tucked away on nearly half an acre, this brand-new 3 bedroom, 2 bathroom home blends modern design with the peace of mind new construction brings.. Every detail feels intentional, from the clean lines and open layout to the soft neutral finishes that make the space feel fresh and bright. The kitchen and living area flow seamlessly, creating a connected feel that maximizes every square foot. Step outside and you’ll find room to breathe, the oversized lot offers space for gatherings, a garden, or even future additions down the road. Whether it’s your first home, an investment, or a low-maintenance retreat, this new build delivers style, function, and value in one.Own something new. Build your future here on Richard Lane. Seller is offering an exclusive rate buy down opportunity, helping you secure a lower monthly payment and step into homeownership with confidence.

18. 2025-12-18
    soldstatus $219,000 Sold 887-char remark

    Show marketing remark (887 chars)

    Tucked away on nearly half an acre, this brand-new 3 bedroom, 2 bathroom home blends modern design with the peace of mind new construction brings.. Every detail feels intentional, from the clean lines and open layout to the soft neutral finishes that make the space feel fresh and bright. The kitchen and living area flow seamlessly, creating a connected feel that maximizes every square foot. Step outside and you’ll find room to breathe, the oversized lot offers space for gatherings, a garden, or even future additions down the road. Whether it’s your first home, an investment, or a low-maintenance retreat, this new build delivers style, function, and value in one.Own something new. Build your future here on Richard Lane. Seller is offering an exclusive rate buy down opportunity, helping you secure a lower monthly payment and step into homeownership with confidence.

19. 2025-11-12
    historical Contingent 887-char remark

    Show marketing remark (887 chars)

    Tucked away on nearly half an acre, this brand-new 3 bedroom, 2 bathroom home blends modern design with the peace of mind new construction brings.. Every detail feels intentional, from the clean lines and open layout to the soft neutral finishes that make the space feel fresh and bright. The kitchen and living area flow seamlessly, creating a connected feel that maximizes every square foot. Step outside and you’ll find room to breathe, the oversized lot offers space for gatherings, a garden, or even future additions down the road. Whether it’s your first home, an investment, or a low-maintenance retreat, this new build delivers style, function, and value in one.Own something new. Build your future here on Richard Lane. Seller is offering an exclusive rate buy down opportunity, helping you secure a lower monthly payment and step into homeownership with confidence.

20. 2025-10-24
    listed $219,000 Active 887-char remark

    Show marketing remark (887 chars)

    Tucked away on nearly half an acre, this brand-new 3 bedroom, 2 bathroom home blends modern design with the peace of mind new construction brings.. Every detail feels intentional, from the clean lines and open layout to the soft neutral finishes that make the space feel fresh and bright. The kitchen and living area flow seamlessly, creating a connected feel that maximizes every square foot. Step outside and you’ll find room to breathe, the oversized lot offers space for gatherings, a garden, or even future additions down the road. Whether it’s your first home, an investment, or a low-maintenance retreat, this new build delivers style, function, and value in one.Own something new. Build your future here on Richard Lane. Seller is offering an exclusive rate buy down opportunity, helping you secure a lower monthly payment and step into homeownership with confidence.

21. 2025-10-22
    historical
22. 2025-09-19
    price $219,000
23. 2025-08-04
    listed $219,900 Active
24. 2025-07-24
    listed $219,900 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 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $21,841
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$6,397
• Taxable loss: −$4,766
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $162/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 — 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 · 194,764 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: 122.0

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 (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%

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

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

-0.4% since first listed

8 events — show timeline

• 2025-12-23 Pending — PARMLS
• 2025-12-18 Sold (MLS) $219,000 PARMLS
• 2025-11-12 Contingent — PARMLS
• 2025-10-24 Listed $219,000 PARMLS
• 2025-10-22 Listing Removed — PARMLS
• 2025-09-19 Price Changed $219,000 PARMLS
• 2025-08-04 Listed $219,900 NAMLS
• 2025-07-24 Listed $219,900 PARMLS

Property tax history

-3.0%/yr

Latest (2025): $163 · +7.1% YoY. Source: county tax records.