8846 John Hamm Rd · East Milton, FL 32583

$85,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 13 Days on market

Built 1980 1.15 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

1.15 ACRES. Existing utilities are on site - Power, Water, Septic Tank. Building a new home or replacing the current mobile home could be options. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

Key facts

• 1.15 acre lot
• Built 1980
• Listed 13 days

Property features AI

Finance

• Other: Lot size approximately 1.15 acres
• HOA & community: No association

Exterior

• Parking: Driveway with open parking
• Utilities: Copper electrical wiring; Public water; Septic sewer
• Home design: Mobile/manufactured home; One story; Resale condition
• Construction: Frame construction; Off-grade foundation
• Exterior features: Metal roof; Public water; Septic tank; Paved, county-maintained road access; Lot dimensions approx. 100' x 500' x 100' x 500'

Interior

• Kitchen: Dishwasher; Refrigerator; Self-cleaning oven; Granite countertops
• Bedrooms: Master bedroom on the first floor (approx. 10.7 x 11 ft); Second bedroom on the first floor (approx. 10.9 x 9.1 ft)
• Flooring: Vinyl; Simulated wood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Wall/window unit heating; Wall/window unit cooling
• Interior features: Vinyl and simulated wood flooring; Granite counters in the kitchen
• Laundry & utility: Washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 15.5% 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; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

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 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: 1.73% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.03%
• DSCR: 2.47
• GRM: 4.8

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: 29.8%
• Equity multiple: 2.27×
• Total profit: $30,233
• Equity at exit: $12,674

10-year hold

• IRR: 37.9%
• Equity multiple: 4.77×
• Total profit: $89,707
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $655

Break-even live

Break-even rent $645

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $703	-5% $679	+0% $655	+5% $631	+10% $607
Rent	-10% $539	-5% $597	+0% $655	+5% $713	+10% $772
Rate	-1.0pp $698	-0.5pp $677	base $655	+0.5pp $633	+1.0pp $611

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-05
   statusdays on market $85,000 Pending 13 DOM
2. 2026-06-03
   days on market $85,000 Contingent 12 DOM
3. 2026-06-02
   days on market $85,000 Contingent 11 DOM
4. 2026-06-01
   days on market $85,000 Contingent 10 DOM
5. 2026-05-31
   days on market $85,000 Contingent 9 DOM
6. 2026-05-31
   days on market $85,000 Contingent 8 DOM
7. 2026-05-22
   listed $85,000 Active 235-char remark

   Show marketing remark (235 chars)

   1.15 ACRES. Existing utilities are on site - Power, Water, Septic Tank. Building a new home or replacing the current mobile home could be options. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

8. 2026-05-22
   listed $85,000 Active

   Show marketing remark (235 chars)

   1.15 ACRES. Existing utilities are on site - Power, Water, Septic Tank. Building a new home or replacing the current mobile home could be options. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

9. 2023-06-30
   soldstatus $75,000
10. 2023-06-26
    status Pending 242-char remark

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

11. 2023-06-26
    soldstatus $75,000 Sold 242-char remark

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

12. 2023-06-26
    soldstatus $75,000 Sold

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

13. 2023-05-29
    status Pending

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

14. 2023-05-29
    historical Contingent 242-char remark

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

15. 2023-05-26
    status Active 242-char remark

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

16. 2023-05-17
    historical 242-char remark

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

17. 2023-05-17
    status Active

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

18. 2023-05-03
    historical Contingent 242-char remark

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

19. 2023-05-03
    status Pending

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

20. 2023-04-29
    listed $90,000 Active

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

21. 2023-04-29
    listed $90,000 Active 242-char remark

    Show marketing remark (242 chars)

    1.15 ACRES entirely fenced with 2 Bedroom, 1 Bathroom Mobile Home. The property also features 2 yard buildings (8 x 10; 10 x 12). 8 min (7.5 mi) to I-10. This property offers the perfect combination of privacy and convenience. Cash Only Sale.

22. 1998-01-01
    soldstatus $1,300,600

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$367/yr (+$31/mo · 108.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,689
• − Mortgage interest: −$4,761
• − Property taxes: −$339
• − Insurance: −$425
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$2,473
• Taxable income: $6,861
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $6,215/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

-93.5% since first listed

16 events — show timeline

• 2026-05-22 Listed $85,000 PARMLS
• 2026-05-22 Listed $85,000 PARMLS
• 2023-06-30 Sold (Public Records) $75,000 Public Records
• 2023-06-26 Pending — PARMLS
• 2023-06-26 Sold (MLS) $75,000 ECAR
• 2023-06-26 Sold (MLS) $75,000 PARMLS
• 2023-05-29 Pending — ECAR
• 2023-05-29 Contingent — PARMLS
• 2023-05-26 Relisted — PARMLS
• 2023-05-17 Listing Removed — PARMLS
• 2023-05-17 Relisted — ECAR
• 2023-05-03 Contingent — PARMLS
• 2023-05-03 Pending — ECAR
• 2023-04-29 Listed $90,000 ECAR
• 2023-04-29 Listed $90,000 PARMLS
• 1998-01-01 Sold (Public Records) $1,300,600 Public Records

Property tax history

+4.1%/yr

Latest (2025): $339 · +14.9% YoY. Source: county tax records.