5570 Bantola Dr · East Milton, FL 32583

$145,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 20 Days on market

Built 2006 0.38 ac lot

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

Listing remarks MLS

Super nice and affordable!!! You can own this for home for payments less than rent! 4 bedroom, 2 bathroom manufactured home in East Milton! This home features 2 living areas and the second living area features a corner fireplace. The kitchen has updated stainless appliances, lots of cabinets and breakfast bar. Enjoy the split floor plan giving extra privacy for the master bedroom suite, that features a walk-in closet and a sitting area for enjoying a nice book or for an office/study. Master bath features garden tub and separate shower.New central heat and air. Huge fenced back yard with storage shed. Great location, convenient to schools, shopping, beaches (minutes from Navarre Beach) and military bases!!!

Key facts

• Easy access
• Substantial rehab
• Local amenities

Tags

• FIXER-UPPER
• SUBSTANTIAL REHAB
• LOCAL AMENITIES
• EASY ACCESS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: On-street parking available; Open parking
• Utilities: Public water; Septic sewer; Electric with circuit breakers
• Home design: Mobile/Manufactured or modular home; One story; Resale property
• Construction: Off-grade foundation
• Exterior features: Composition roof; Paved road access; County-maintained road; Does not allow horses

Interior

• Kitchen: Kitchen on first floor; Electric water heater
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Storm doors; Breakfast nook

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.6% in East Milton — 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 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.
• Market conditions: Rents rising fast (+4.5%/yr); 806 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 34% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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.
• Current owner paid $92k; list at $145k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.38%
• DSCR: 2.26
• GRM: 5.0

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: 24.3%
• Equity multiple: 2.02×
• Total profit: $41,403
• Equity at exit: $21,620

10-year hold

• IRR: 33.0%
• Equity multiple: 4.22×
• Total profit: $130,681
• Equity at exit: $12,537

Cash invested: $40,600 (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: 806
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,404 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $960

Break-even live

Break-even rent $1,188

Max offer price $145,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,042	-5% $1,001	+0% $960	+5% $919	+10% $878
Rent	-10% $770	-5% $865	+0% $960	+5% $1,055	+10% $1,150
Rate	-1.0pp $1,033	-0.5pp $997	base $960	+0.5pp $922	+1.0pp $884

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: $36,250
• Closing costs: $4,350
• 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	24d	1	0.93mi

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 20 DOM
2. 2026-06-17
   days on market $145,000 Active 19 DOM
3. 2026-06-16
   days on market $145,000 Active 18 DOM
4. 2026-06-15
   days on market $145,000 Active 17 DOM
5. 2026-06-14
   pricedays on market $145,000 Active 15 DOM
6. 2026-06-10
   days on market $150,000 Active 12 DOM
7. 2026-06-09
   days on market $150,000 Active 11 DOM
8. 2026-06-08
   days on market $150,000 Active 10 DOM
9. 2026-06-07
   days on market $150,000 Active 9 DOM
10. 2026-06-05
    days on market $150,000 Active 6 DOM
11. 2026-06-03
    days on market $150,000 Active 5 DOM
12. 2026-06-02
    days on market $150,000 Active 4 DOM
13. 2026-06-01
    days on market $150,000 Active 3 DOM
14. 2026-05-31
    days on market $150,000 Active 2 DOM
15. 2026-05-31
    remarks 632-char remark
16. 2026-05-31
    listed $150,000 Active 1 DOM

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $28,844
• − Mortgage interest: −$8,122
• − Property taxes: −$1,417
• − Insurance: −$725
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − Depreciation: −$4,218
• Taxable income: $9,747
• Est. tax owed @ 24.0%: −$2,339
• After-tax cash flow: $9,181/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

+341.2% since first listed

6 events — show timeline

• 2026-05-29 Listed $150,000 PARMLS
• 2019-09-30 Sold (Public Records) $92,000 Public Records
• 2019-09-30 Sold (MLS) $92,000 PARMLS
• 2019-08-14 Listed $89,900 PARMLS
• 2018-02-14 Sold (MLS) $38,218 PARMLS
• 2018-01-18 Listed $34,000 PARMLS

Property tax history

+8.6%/yr

Latest (2025): $1,417 · +7.2% YoY. Source: county tax records.