5529 Silverbell Dr · East Milton, FL 32583

$329,000

4 bd · 2.0 ba · 1,846 sqft · SingleFamily public records · 14 Days on market

Built 2024 0.27 ac lot Est $323k · at est. $25/mo HOA · 1% of rent

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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 +9.7/30.0
• ARV discount +6.7/15.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALMOST MOVE IN READY!! FABULOUS NEW CONSTRUCTION in Plantation Woods! The charming contemporary Cali is one of our most popular & highly desirable Open Designs. 4 beds, 2 baths, covered patio & a 2-car garage. The Smart Home Connect System includes several Smart Home convenient devices. BEAUTIFUL & well-designed kitchen offers relaxed living with a lg. island bar, quite dishwasher, all stainless appliances, pantry, beautiful Granite & spacious dining area. Bedroom 1 & adjoining bath feature a walk-in closet, Granite double sink vanity, tub AND separate shower. Striking wood-look flooring throughout & Friese carpet in the bedrooms. No wasted space & great amenities. Striking CURB APPEAL.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• HOA & community: Community/subdivision: PLANTATION WOODS; Homeowners association present — association fees include management

Exterior

• Parking: Attached 2-car garage; Driveway with space for 2 vehicles; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Electric water heater; Electric heating controls
• Home design: Contemporary single-story home; Built in 2024; Zoned for single-family residential
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Covered patio; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 4 bedrooms (all on the first floor)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Recessed lighting; Pantry; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (25.5% below list).
• Recommended offer: $245k (25.5% 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); Milton High School (math 44% / reading 42%, grade F, #255 of 667 statewide, top 39%, 2,085 students, 54% FRL) — zoned schools average 64% FRL vs 36% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 62% district-wide (-18 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); 806 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Recommended offer $245,066 (25.5% 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: 0.74% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $323,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8676 Ephesus Way	0.12mi	4/2.0	1,856 (+0%)	3mo	$324,900	$175	91
8674 Galatia St	0.18mi	4/2.0	1,856 (+0%)	1mo	$319,900	$172	90
8667 Galatia St	0.15mi	4/2.0	1,856 (+0%)	3mo	$319,900	$172	90
8660 Ephesus Way	0.17mi	4/2.0	1,856 (+0%)	3mo	$324,900	$175	89
8668 Galatia St	0.14mi	4/3.0	1,968 (+7%)	1mo	$359,900	$183	78
8677 Philippi St	0.19mi	4/3.0	2,035 (+10%)	0mo	$369,900	$182	70
8673 Galatia St	0.13mi	4/3.0	2,035 (+10%)	4mo	$364,900	$179	70
8664 Bluebell St	0.30mi	4/3.0	2,035 (+10%)	3mo	$383,060	$188	63
8680 Ephesus Way	0.10mi	5/3.0 (+1)	2,107 (+14%)	3mo	$344,900	$164	60
8662 Galatia St	0.15mi	5/3.0 (+1)	2,107 (+14%)	2mo	$349,600	$166	59
9104 Tara Cir	0.60mi	3/2.0 (-1)	1,924 (+4%)	2mo	$350,000	$182	58
8682 Bluebell St	0.28mi	5/3.0 (+1)	2,107 (+14%)	3mo	$344,900	$164	52

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-63,174
• Equity at exit: $49,055

10-year hold

• IRR: -9.4%
• Equity multiple: 0.39×
• Total profit: $-56,533
• Equity at exit: $28,446

Cash invested: $92,120 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$137
• HOA: −$25
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-214

Break-even live

Break-even rent $2,722

Max offer price $291,133

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-121	+0% $-214	+5% $-307	+10% $-401
Rent	-10% $-408	-5% $-311	+0% $-214	+5% $-118	+10% $-21
Rate	-1.0pp $-49	-0.5pp $-131	base $-214	+0.5pp $-300	+1.0pp $-386

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5533 Silverbell Dr Milton, FL	5.0	3.0	2143	$2,450	$1.14	24d	1	0.05mi
9330 Tara Cir Milton, FL	4.0	2.0	1786	$2,000	$1.12	15d	1	0.10mi
8839 Longmont Way Milton, FL	4.0	3.0	2302	$2,375	$1.03	24d	1	0.21mi
5199 Gaineswood Dr Milton, FL	3.0	2.0	2029	$2,200	$1.08	24d	1	0.24mi
8616 Tarsus Dr Milton, FL	5.0	3.0	2554	$2,995	$1.17	24d	1	0.31mi
8617 Tarsus Dr Milton, FL	4.0	2.0	1830	$2,200	$1.20	24d	1	0.32mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 11 events

1. 2026-06-18
   days on market $329,000 Active 14 DOM
2. 2026-06-17
   days on market $329,000 Active 13 DOM
3. 2026-06-16
   days on market $329,000 Active 12 DOM
4. 2026-06-15
   days on market $329,000 Active 11 DOM
5. 2026-06-14
   days on market $329,000 Active 9 DOM
6. 2026-06-10
   days on market $329,000 Active 6 DOM
7. 2026-06-09
   days on market $329,000 Active 5 DOM
8. 2026-06-08
   days on market $329,000 Active 4 DOM
9. 2026-06-07
   days on market $329,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $329,000 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: $3,156 · $263/mo
• Projected year-2 tax: $3,156 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,408
• − Mortgage interest: −$18,429
• − Property taxes: −$3,156
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$300
• − Depreciation: −$9,571
• Taxable loss: −$8,398
• Est. tax savings @ 24.0%: +$2,016
• After-tax cash flow: $-557/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

+2.8% since first listed

31 events — show timeline

• 2026-06-04 Listed $329,000 ECAR
• 2024-06-28 Sold (MLS) $310,900 ECAR
• 2024-06-28 Sold (MLS) $310,900 PARMLS
• 2024-06-17 Pending — PARMLS
• 2024-06-17 Pending — ECAR
• 2024-06-11 Price Changed $310,900 ECAR
• 2024-06-11 Price Changed $310,900 PARMLS
• 2024-06-06 Price Changed $309,900 ECAR
• 2024-06-06 Price Changed $319,900 ECAR
• 2024-06-06 Price Changed $309,900 PARMLS
• 2024-06-06 Price Changed $319,900 PARMLS
• 2024-06-06 Price Changed $332,915 ECAR
• 2024-06-06 Relisted — ECAR
• 2024-06-06 Relisted — PARMLS
• 2024-06-06 Price Changed $332,915 PARMLS
• 2024-05-28 Pending — ECAR
• 2024-05-28 Pending — PARMLS
• 2024-05-08 Price Changed $314,900 ECAR
• 2024-05-08 Price Changed $314,900 PARMLS
• 2024-04-23 Price Changed $330,900 ECAR
• 2024-04-23 Price Changed $330,900 PARMLS
• 2024-04-16 Price Changed $329,900 PARMLS
• 2024-03-25 Price Changed $329,900 ECAR
• 2024-02-29 Price Changed $327,900 ECAR
• 2024-02-28 Price Changed $327,900 PARMLS
• 2024-02-12 Price Changed $326,900 ECAR
• 2024-02-12 Price Changed $326,900 PARMLS
• 2024-01-29 Price Changed $322,900 ECAR
• 2024-01-29 Price Changed $322,900 PARMLS
• 2024-01-17 Listed $319,900 ECAR
• 2024-01-17 Listed $319,900 PARMLS

Property tax history

+734.9%/yr

Latest (2025): $3,156 · +734.9% YoY. Source: county tax records.