7220 Beverly St · East Milton, FL 32583

$179,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 33 Days on market

Built 1956 0.30 ac lot

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.3/10.0
• 1% rule +3.9/10.0
• 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

Wow, Very nice place to call homes. Updates included insulation in the attic and the floor joists, updated bath and kitchen, Nice light fixtures and fans, cpvc replace in entire house, Water heater, New windows, Inside utility with stack washer and dryer that stay with the home. New Roof in 2012. This homes has a fully fenced big back yard with a nice workshop. Chicken coop stays along with the raised garden beds. Beautiful Oak trees, a peach and Plum tree, Muscadine Vines also. Quiet area of town yet close to may things like:: black water river walk, Imogene Theater, Black Water Bistro, Boomerang Pizza Kitchen, and bands on black water in the summer month. This home is walking distance from the Navy Boat launch,park and Recreational area, Black water Nature Trail. Not far is the Black Water State park where you can tube, canoe and walk nature trails. Convenient to Shopping and I10 to get to the beach. Must see Call today for your appointment to see this beautifully maintained home.

Key facts

• Farmhouse sink
• Canopy of trees
• Exposed wood column

Tags

• HARDWOOD FLOORS
• EXPOSED WOOD COLUMN
• ARCH ENTRYWAY
• FARMHOUSE SINK
• BACKYARD PARK-LIKE SETTING
• CANOPY OF TREES

Property features AI

Finance

• Other: Building area approximately 850 square feet; Lot about 0.297 acres; Directions: Hwy 90 to left onto Dale St, left on Cathy, right onto Beverly St. Home on left.
• HOA & community: No homeowners association

Exterior

• Parking: Two total parking spaces; Two covered spaces (2-car carport); Driveway; Has open parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers and copper wiring
• Home design: Single-story frame house; Resale property; Not attached to other properties; Off-grade foundation; Shingle roof; Paved, county-maintained road access; Homestead exempt
• Construction: Frame construction; One level
• Exterior features: Deck; Porch; Fire pit; Rain gutters; Privacy fencing; Yard building

Interior

• Kitchen: Updated kitchen with pantry; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the first floor (approx. 13' x 9' and 12' x 12')
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom, updated to current style (updated 11–14 years ago)
• Heating & cooling: Central heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Storm door(s); Blinds
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $203 ($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 $159k (11.2% below list).
• Recommended offer: $159k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $70k; list at $179k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,945 (11.2% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $78,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7080 Old Spanish Trl Rd	0.42mi	2/1.0	862 (+1%)	3mo	$79,000	$92	76

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,682
• Equity at exit: $26,689

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $14,889
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $203

Break-even live

Break-even rent $1,332

Max offer price $179,000

Occupancy floor 82%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5394 Munson Hwy Milton, FL	2.0	2.0	900	$1,250	$1.39	14d	1	0.97mi
5376 Conecuh St Milton, FL	2.0	1.0	730	$1,400	$1.92	23d	1	1.15mi

Listing history 33 events

1. 2026-06-18
   status $179,000 Pending 33 DOM
2. 2026-06-17
   days on market $179,000 Contingent 33 DOM
3. 2026-06-16
   days on market $179,000 Contingent 32 DOM
4. 2026-06-15
   days on market $179,000 Contingent 31 DOM
5. 2026-06-14
   days on market $179,000 Contingent 29 DOM
6. 2026-06-10
   days on market $179,000 Contingent 26 DOM
7. 2026-06-09
   days on market $179,000 Contingent 25 DOM
8. 2026-06-08
   days on market $179,000 Contingent 24 DOM
9. 2026-06-07
   days on market $179,000 Contingent 23 DOM
10. 2026-06-05
    days on market $179,000 Contingent 20 DOM
11. 2026-06-03
    days on market $179,000 Contingent 19 DOM
12. 2026-06-02
    days on market $179,000 Contingent 18 DOM
13. 2026-06-01
    days on market $179,000 Contingent 17 DOM
14. 2026-05-31
    days on market $179,000 Contingent 16 DOM
15. 2026-05-31
    days on market $179,000 Contingent 15 DOM
16. 2026-05-18
    historical Contingent
17. 2026-05-15
    listed $179,000 Active
18. 2017-08-28
    soldstatus $69,900 1043-char remark

    Show marketing remark (1043 chars)

    Wow, Very nice place to call homes. Updates included insulation in the attic and the floor joists, updated bath and kitchen, Nice light fixtures and fans, cpvc replace in entire house, Water heater, New windows, Inside utility with stack washer and dryer that stay with the home. New Roof in 2012. This homes has a fully fenced big back yard with a nice workshop. Chicken coop stays along with the raised garden beds. Beautiful Oak trees, a peach and Plum tree, Muscadine Vines also. Quiet area of town yet close to may things like:: black water river walk, Imogene Theater, Black Water Bistro, Boomerang Pizza Kitchen, and bands on black water in the summer month. This home is walking distance from the Navy Boat launch,park and Recreational area, Black water Nature Trail. Not far is the Black Water State park where you can tube, canoe and walk nature trails. Convenient to Shopping and I10 to get to the beach. Must see Call today for your appointment to see this beautifully maintained home.

19. 2017-07-08
    listed $69,900 1043-char remark

    Show marketing remark (1043 chars)

    Wow, Very nice place to call homes. Updates included insulation in the attic and the floor joists, updated bath and kitchen, Nice light fixtures and fans, cpvc replace in entire house, Water heater, New windows, Inside utility with stack washer and dryer that stay with the home. New Roof in 2012. This homes has a fully fenced big back yard with a nice workshop. Chicken coop stays along with the raised garden beds. Beautiful Oak trees, a peach and Plum tree, Muscadine Vines also. Quiet area of town yet close to may things like:: black water river walk, Imogene Theater, Black Water Bistro, Boomerang Pizza Kitchen, and bands on black water in the summer month. This home is walking distance from the Navy Boat launch,park and Recreational area, Black water Nature Trail. Not far is the Black Water State park where you can tube, canoe and walk nature trails. Convenient to Shopping and I10 to get to the beach. Must see Call today for your appointment to see this beautifully maintained home.

20. 2011-01-27
    historical
21. 2010-11-04
    listed $75,000
22. 2009-03-02
    historical
23. 2008-09-02
    listed $69,900
24. 2004-07-27
    soldstatus $45,000
25. 2004-04-29
    soldstatus $38,000
26. 2004-01-19
    listed $42,000
27. 2001-12-12
    soldstatus $23,000
28. 2001-11-28
    soldstatus $23,000
29. 2001-09-25
    listed $28,000
30. 2001-08-01
    historical
31. 2000-08-01
    listed $37,900
32. 1993-01-01
    soldstatus $14,000
33. 1986-08-01
    soldstatus $14,500

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$1,013/yr (+$84/mo · 214.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $19,073
• − Mortgage interest: −$10,027
• − Property taxes: −$473
• − Insurance: −$895
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,207
• Taxable loss: −$580
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $2,575/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

+1134.5% since first listed

18 events — show timeline

• 2026-05-18 Contingent — PARMLS
• 2026-05-15 Listed $179,000 PARMLS
• 2017-08-28 Sold (MLS) $69,900 PARMLS
• 2017-07-08 Listed $69,900 PARMLS
• 2011-01-27 Listing Removed — PARMLS
• 2010-11-04 Listed $75,000 PARMLS
• 2009-03-02 Listing Removed — PARMLS
• 2008-09-02 Listed $69,900 PARMLS
• 2004-07-27 Sold (Public Records) $45,000 Public Records
• 2004-04-29 Sold (MLS) $38,000 PARMLS
• 2004-01-19 Listed $42,000 PARMLS
• 2001-12-12 Sold (Public Records) $23,000 Public Records
• 2001-11-28 Sold (MLS) $23,000 PARMLS
• 2001-09-25 Listed $28,000 PARMLS
• 2001-08-01 Listing Removed — PARMLS
• 2000-08-01 Listed $37,900 PARMLS
• 1993-01-01 Sold (Public Records) $14,000 Public Records
• 1986-08-01 Sold (Public Records) $14,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $473 · +9.1% YoY. Source: county tax records.