3217 Damon Dr · Avalon, FL 32583

$244,900

3 bd · 3.0 ba · 1,067 sqft · SingleFamily public records · 8 Days on market

Built 2025 3,484 sqft lot Est $217k · 13% over

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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 +16.1/30.0
• Schools +5.3/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE Friday - Sunday!! Discover this stunning brand-new home designed for modern living with Discover the perfect blend of modern style and thoughtful design in this beautifully built home. Enjoy granite countertops, stainless steel appliances, luxury vinyl plank flooring throughout, and soft-close cabinets that add a touch of quality to everyday living. With an attached 1-car garage, gutters on both sides, and a grinder pump station, this home is as functional as it is stylish. Additional perks include city water, a home warranty for peace of mind, and seller concessions to assist with closing costs or interest rate buy-downs. This home offers outstanding value—don’t miss your chance to make it yours!

Key facts

• Soft-close cabinets
• Attached garage
• City water

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• SOFT-CLOSE CABINETS
• ATTACHED GARAGE
• CITY WATER

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached oversized garage with 1 covered parking space (1 total parking space)
• Utilities: Public water; Grinder pump sewer; Copper wiring with fuses; Electric water heater
• Home design: Single-story (one level); Resale property; Not attached to another property; Frame construction
• Construction: Slab foundation
• Exterior features: Shingle roof; County-maintained road access; Central access lot feature; Horses not allowed

Interior

• Kitchen: New/updated kitchen; Electric water heater
• Bedrooms: Two bedrooms located on the first floor (each about 11' x 9.5")
• Bathrooms: Two full bathrooms (recently updated)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Updated kitchen; Updated bathrooms; Living and dining combined
• Laundry & utility: Electric system with copper wiring and fuses

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (6.1% below list).
• Recommended offer: $230k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.5% in Avalon — 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 65/100 on livability (#648 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools F, amenities F, 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; 2 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 32% 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $230,053 (6.1% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $216,601
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3223 Damon Dr	0.01mi	3/2.0	1,012 (-5%)	4mo	$205,000	$203	84
3209 Damon Dr	0.02mi	3/2.0	1,100 (+3%)	9mo	$224,400	$204	82
3215 Damon Dr	0.00mi	3/2.0	1,020 (-4%)	8mo	$205,000	$201	82
3231 Damon Dr	0.03mi	3/2.0	1,020 (-4%)	7mo	$205,000	$201	81
3221 Damon Dr	0.01mi	3/2.0	1,020 (-4%)	10mo	$195,000	$191	80
3239 Damon Dr	0.05mi	3/2.0	1,012 (-5%)	11mo	$224,900	$222	76
5318 Tuscaloosa St	0.21mi	2/2.0 (-1)	1,053 (-1%)	6mo	$234,900	$223	74
3215 Damon Dr	0.18mi	3/2.0	1,020 (-4%)	8mo	$205,000	$201	73
3221 Damon Dr	0.18mi	3/2.0	1,020 (-4%)	10mo	$195,000	$191	72
3324 Bonfire Dr	0.28mi	3/2.0	1,200 (+12%)	3mo	$200,000	$167	59
2942 N 14th Ave	0.70mi	3/2.0	1,130 (+6%)	0mo	$247,000	$219	53
2936 N 14th Ave	0.71mi	3/2.0	1,130 (+6%)	5mo	$257,500	$228	49

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-28,095
• Equity at exit: $36,515

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,147
• Equity at exit: $21,174

Cash invested: $68,572 (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: 806
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $125

Break-even live

Break-even rent $2,142

Max offer price $244,900

Occupancy floor 90%

Sensitivity live

Price	-10% $294	-5% $210	+0% $125	+5% $40	+10% $-44
Rent	-10% $-57	-5% $34	+0% $125	+5% $216	+10% $307
Rate	-1.0pp $248	-0.5pp $187	base $125	+0.5pp $62	+1.0pp $-3

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2989 N 5th Ave Milton, FL	3.0	2.0	1144	$2,400	$2.10	24d	1	0.98mi
3015 N 33rd Ave Milton, FL	3.0	2.0	1373	$1,950	$1.42	24d	1	1.17mi

Listing history 7 events

1. 2026-06-18
   days on market $244,900 Active 8 DOM
2. 2026-06-17
   days on market $244,900 Active 7 DOM
3. 2026-06-16
   days on market $244,900 Active 6 DOM
4. 2026-06-15
   days on market $244,900 Active 5 DOM
5. 2026-06-14
   days on market $244,900 Active 3 DOM
6. 2026-06-13
   remarks 630-char remark
7. 2026-06-13
   listed $244,900 Active 2 DOM

ⓘ 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: $27,606
• − Mortgage interest: −$13,718
• − Property taxes: −$3,674
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$7,124
• Taxable loss: −$2,551
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $2,112/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 — Avalon

• Score: 65/100
• State rank: #648
• US rank: #12530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Santa Rosa County · 194,764 people
• 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

+8.9% since first listed

13 events — show timeline

• 2026-06-10 Listed $244,900 PARMLS
• 2025-09-02 Sold (Public Records) $215,000 Public Records
• 2025-08-31 Pending — PARMLS
• 2025-08-29 Sold (MLS) $215,000 PARMLS
• 2025-07-05 Contingent — PARMLS
• 2025-07-02 Listing Removed — PARMLS
• 2025-06-29 Contingent — PARMLS
• 2025-06-17 Price Changed $219,900 PARMLS
• 2025-06-02 Price Changed $234,900 PARMLS
• 2025-03-28 Listed $239,900 PARMLS
• 2025-03-27 Listing Removed — PARMLS
• 2025-03-06 Price Changed $219,900 PARMLS
• 2024-11-14 Listed $224,900 PARMLS

Property tax history

+87.3%/yr

Latest (2025): $202 · +87.3% YoY. Source: county tax records.