5341 Horizons Edge Ln Lot 5G · East Milton, FL 32570

$274,990

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 26 Days on market

Built 2025 Good condition 6,534 sqft lot $63/mo HOA · 3% of rent

---

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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

New construction in Horizon's Edge, Milton's newest community - features cottage style homes in a convenient location. Shopping just minutes away and easy commutes as this community has quick interstate access. The Oxford floorplan offers 4 bedrooms and 2 baths with a HUGE walk-in closet in Owner's Suite and large Dining area at a very spacious 1,707 square feet. Features in the home include (but are not limited to) 2 car garage, beautiful open kitchen with upgraded quartz countertops, white shaker style cabinets, and stainless steel appliances. This spacious kitchen also features a pantry and large area for dining. Owner's Bath includes large walk-in shower and HUGE walk-in closet. Please

Key facts

• Pantry
• Huge walk-in closet
• Open kitchen

Tags

• HUGE WALK-IN CLOSET
• OPEN KITCHEN
• UPGRADED QUARTZ COUNTERTOPS
• WHITE SHAKER STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• PANTRY

🏗️ New construction. The $274,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,260.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (14.7% below list).
• Recommended offer: $235k (14.7% 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: 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 62% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 62% district-wide (-20 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 (+2.7%/yr); 360 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).
• This rent runs 36% of the median local income ($77k/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 $9k 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 26 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,529 (14.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $307,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5341 Horizons Edge Ln Lot 5G	0.00mi	4/2.0	1,707 (0%)	0mo	$292,509	$171	100
7752 Sea Level Dr Lot 8F	0.07mi	4/2.0	1,707 (0%)	2mo	$279,990	$164	95
5315 Hidden Pines Cir	0.29mi	3/2.0 (-1)	1,634 (-4%)	1mo	$331,900	$203	73
7633 Small Pines St	0.34mi	4/2.0	1,810 (+6%)	1mo	$327,231	$181	73
5327 Hidden Pines Cir	0.31mi	4/2.0	1,820 (+7%)	1mo	$321,707	$177	73
5338 Hidden Pines Cir	0.35mi	4/2.0	1,820 (+7%)	1mo	$326,707	$180	72
7768 Three Mile View Dr Lot 6G	0.03mi	3/2.0 (-1)	1,474 (-14%)	2mo	$264,990	$180	70
5368 Horizons Edge Ln Lot 21A	0.09mi	3/2.0 (-1)	1,474 (-14%)	3mo	$265,190	$180	66
7651 Small Pines St	0.31mi	4/2.0	1,920 (+12%)	1mo	$341,131	$178	64
5307 Hidden Pines Cir	0.27mi	3/2.0 (-1)	1,530 (-10%)	2mo	$312,000	$204	64
7684 Pine Bark St	0.30mi	3/2.0 (-1)	1,901 (+11%)	2mo	$385,648	$203	61
5369 Hidden Pines Cir	0.39mi	4/2.0	1,920 (+12%)	2mo	$337,231	$176	60

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-71,670
• Equity at exit: $45,813

10-year hold

• IRR: -20.8%
• Equity multiple: -0.07×
• Total profit: $-92,348
• Equity at exit: $26,566

Cash invested: $86,033 (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 32570

• Home prices YoY: -15.1%
• Rents YoY: 2.7%
• Active inventory: 360
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$1,611
• Tax est. 1.5%: −$384 /mo · $4,609/yr
• Insurance: −$128
• HOA: −$63
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-334

Break-even live

Break-even rent $2,768

Max offer price $258,984

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-227	+0% $-334	+5% $-440	+10% $-546
Rent	-10% $-519	-5% $-426	+0% $-334	+5% $-241	+10% $-148
Rate	-1.0pp $-179	-0.5pp $-255	base $-334	+0.5pp $-413	+1.0pp $-494

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: $76,815
• Closing costs: $9,218
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8057 Fir Tree Dr Milton, FL	5.0	3.0	2107	$2,400	$1.14	25d	1	0.75mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 3 events

1. 2026-03-28
   status Pending
2. 2026-03-07
   price $274,990
3. 2026-03-02
   listed $269,990 Active

ⓘ 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: $28,143
• − Mortgage interest: −$17,211
• − Property taxes: −$4,609
• − Insurance: −$1,536
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$756
• − Depreciation: −$8,938
• Taxable loss: −$9,410
• Est. tax savings @ 24.0%: +$2,259
• After-tax cash flow: $-1,745/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with minimal repairs needed. It offers a spacious layout and modern finishes, making it a great investment for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 37,197
• Household income: $77,222
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 590.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 7% Black 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

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: ▼ -51.06%
• Current HPI: 287.7469
• Rent YoY: ▲ 2.70%
• 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

+1.9% since first listed

3 events — show timeline

• 2026-03-28 Pending — PARMLS
• 2026-03-07 Price Changed $274,990 PARMLS
• 2026-03-02 Listed $269,990 PARMLS