11307 Boundary Line Rd · Harold, FL 32583

$175,000

3 bd · 3.0 ba · 1,600 sqft · SingleFamily public records · 11 Days on market

Built 2007 3.22 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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.3/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your country get away is calling you home!!! One of a kind 3 bedroom 2 bath home sitting on 3.5 acres with a pond just east of Milton providing easy commute to all the local bases, beaches, and shopping centers.The build & structure of the home provides ultimate durability & protection during a major storm in addition to a generator bypass & plug in the main panel so you can disconnect from the power line & power the home with a generator. There is a 30/50amp rv hook up panel perfect to store your rv as well potential for a future work shop. Relax after a long day at work by doing some fishing in your very own pond. Spacious living room with large window overlooking the yard. Wood floors in the main areas and tile located in the kitchen & bathrooms. Kitchen boast ample counter and cabinet

Key facts

• Generous lot
• Octagon-style home
• Unique layout

Tags

• OCTAGON-STYLE HOME
• GENEROUS LOT
• UNIQUE LAYOUT
• ABUNDANT NATURAL LIGHT
• PRIVATE SETTING

Property features AI

Finance

• Other: Lot size about 3.22 acres; Directions available to property (local driving directions provided)
• HOA & community: No association

Exterior

• Parking: Driveway with open parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers
• Home design: Single-story home; Resale property; Not attached to another property; Unimproved road access (county maintained)
• Construction: Frame construction; Slab foundation; Shingle roof; Approximately 1,600 total building area
• Exterior features: Back yard fencing; Pond view

Interior

• Kitchen: Pantry; Electric water heater; Dishwasher; Oven
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 13); Second bedroom on the first floor (approx. 9 x 11); Third bedroom on the first floor (approx. 9 x 10)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans for cooling support
• Interior features: Ceiling fans; Vaulted ceilings; Some blinds on windows
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

Location & tenants

• Location reads 82/100 on livability (#69 in FL, #1,163 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: 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).

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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

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 A-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: 1.09% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.6

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,650
• Equity at exit: $26,093

10-year hold

• IRR: 8.8%
• Equity multiple: 1.72×
• Total profit: $35,320
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $325

Break-even live

Break-even rent $1,500

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6896 Deception Rd Milton, FL	3.0	2.0	1216	$1,425	$1.17	23d	1	0.54mi

Listing history 14 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   listed $175,000 Active
3. 2026-02-18
   historical
4. 2026-01-23
   historical Contingent
5. 2026-01-03
   listed $320,000 Active
6. 2021-06-22
   soldstatus $249,900 820-char remark

   Show marketing remark (820 chars)

   Your country get away is calling you home!!! One of a kind 3 bedroom 2 bath home sitting on 3.5 acres with a pond just east of Milton providing easy commute to all the local bases, beaches, and shopping centers.The build & structure of the home provides ultimate durability & protection during a major storm in addition to a generator bypass & plug in the main panel so you can disconnect from the power line & power the home with a generator. There is a 30/50amp rv hook up panel perfect to store your rv as well potential for a future work shop. Relax after a long day at work by doing some fishing in your very own pond. Spacious living room with large window overlooking the yard. Wood floors in the main areas and tile located in the kitchen & bathrooms. Kitchen boast ample counter and cabinet

7. 2021-06-22
   soldstatus $249,900 Sold 820-char remark

   Show marketing remark (820 chars)

   Your country get away is calling you home!!! One of a kind 3 bedroom 2 bath home sitting on 3.5 acres with a pond just east of Milton providing easy commute to all the local bases, beaches, and shopping centers.The build & structure of the home provides ultimate durability & protection during a major storm in addition to a generator bypass & plug in the main panel so you can disconnect from the power line & power the home with a generator. There is a 30/50amp rv hook up panel perfect to store your rv as well potential for a future work shop. Relax after a long day at work by doing some fishing in your very own pond. Spacious living room with large window overlooking the yard. Wood floors in the main areas and tile located in the kitchen & bathrooms. Kitchen boast ample counter and cabinet

8. 2021-04-28
   status Pending 820-char remark

   Show marketing remark (820 chars)

   Your country get away is calling you home!!! One of a kind 3 bedroom 2 bath home sitting on 3.5 acres with a pond just east of Milton providing easy commute to all the local bases, beaches, and shopping centers.The build & structure of the home provides ultimate durability & protection during a major storm in addition to a generator bypass & plug in the main panel so you can disconnect from the power line & power the home with a generator. There is a 30/50amp rv hook up panel perfect to store your rv as well potential for a future work shop. Relax after a long day at work by doing some fishing in your very own pond. Spacious living room with large window overlooking the yard. Wood floors in the main areas and tile located in the kitchen & bathrooms. Kitchen boast ample counter and cabinet

9. 2021-04-22
   listed $249,900 Active 820-char remark

   Show marketing remark (820 chars)

   Your country get away is calling you home!!! One of a kind 3 bedroom 2 bath home sitting on 3.5 acres with a pond just east of Milton providing easy commute to all the local bases, beaches, and shopping centers.The build & structure of the home provides ultimate durability & protection during a major storm in addition to a generator bypass & plug in the main panel so you can disconnect from the power line & power the home with a generator. There is a 30/50amp rv hook up panel perfect to store your rv as well potential for a future work shop. Relax after a long day at work by doing some fishing in your very own pond. Spacious living room with large window overlooking the yard. Wood floors in the main areas and tile located in the kitchen & bathrooms. Kitchen boast ample counter and cabinet

10. 2021-04-21
    listed $249,900 820-char remark

    Show marketing remark (820 chars)

    Your country get away is calling you home!!! One of a kind 3 bedroom 2 bath home sitting on 3.5 acres with a pond just east of Milton providing easy commute to all the local bases, beaches, and shopping centers.The build & structure of the home provides ultimate durability & protection during a major storm in addition to a generator bypass & plug in the main panel so you can disconnect from the power line & power the home with a generator. There is a 30/50amp rv hook up panel perfect to store your rv as well potential for a future work shop. Relax after a long day at work by doing some fishing in your very own pond. Spacious living room with large window overlooking the yard. Wood floors in the main areas and tile located in the kitchen & bathrooms. Kitchen boast ample counter and cabinet

11. 2015-09-13
    soldstatus $20,000
12. 2015-07-11
    listed $48,900
13. 2015-07-10
    historical
14. 2015-06-10
    listed $64,900

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,943
• − Mortgage interest: −$9,803
• − Property taxes: −$2,336
• − Insurance: −$875
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$5,091
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $3,621/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 — Harold

• Score: 82/100
• State rank: #69
• US rank: #1163

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harold, FL
• 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

+169.6% since first listed

14 events — show timeline

• 2026-05-01 Pending — PARMLS
• 2026-04-20 Listed $175,000 PARMLS
• 2026-02-18 Listing Removed — PARMLS
• 2026-01-23 Contingent — PARMLS
• 2026-01-03 Listed $320,000 PARMLS
• 2021-06-22 Sold (MLS) $249,900 ECAR
• 2021-06-22 Sold (MLS) $249,900 NAMLS
• 2021-04-28 Pending — ECAR
• 2021-04-22 Listed $249,900 ECAR
• 2021-04-21 Listed $249,900 NAMLS
• 2015-09-13 Sold (MLS) $20,000 PARMLS
• 2015-07-11 Listed $48,900 PARMLS
• 2015-07-10 Listing Removed — PARMLS
• 2015-06-10 Listed $64,900 PARMLS

Property tax history

+9.6%/yr

Latest (2025): $2,336 · +4.8% YoY. Source: county tax records.