7747 Sea Level Dr · East Milton, FL 32583

$282,490

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 67 Days on market

Built 2026 Good condition Est $300k · 6% under

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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 +11.1/30.0
• ARV discount +10.1/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price available (details not included per instructions)

Exterior

• Parking: Detached or attached 2-car garage/parking (2 total parking spaces)
• Home design: Single-family home, Ramsey plan
• Exterior features: Living area approximately 1667 (square footage omitted from details per instructions)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Ramsey plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (17.6% below list).
• Recommended offer: $233k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in East Milton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Martin Luther King Middle School (math 38% / reading 41%, grade F, #373 of 571 statewide, top 66%, 660 students, 69% FRL); Milton High School (math 44% / reading 42%, grade F, #255 of 667 statewide, top 39%, 2,085 students, 54% FRL) — zoned schools average 62% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 62% district-wide (-20 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); 822 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).
• This rent runs 33% 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 $8k 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 67 days — a 6% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,819 (17.6% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $300,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5341 Horizons Edge Ln Lot 5G	0.06mi	4/2.0	1,707 (+2%)	0mo	$292,509	$171	93
7752 Sea Level Dr Lot 8F	0.03mi	4/2.0	1,707 (+2%)	2mo	$279,990	$164	93
5356 Horizons Edge Ln Lot 24A	0.08mi	4/2.0	1,707 (+2%)	3mo	$274,490	$161	90
5315 Hidden Pines Cir	0.26mi	3/2.0 (-1)	1,634 (-2%)	1mo	$331,900	$203	79
5275 Hidden Pines Cir	0.19mi	4/2.0	1,820 (+9%)	3mo	$317,900	$175	74
7768 Three Mile View Dr Lot 6G	0.05mi	3/2.0 (-1)	1,474 (-12%)	2mo	$264,990	$180	72
5368 Horizons Edge Ln Lot 21A	0.03mi	3/2.0 (-1)	1,474 (-12%)	3mo	$265,190	$180	72
5327 Hidden Pines Cir	0.28mi	4/2.0	1,820 (+9%)	1mo	$321,707	$177	70
7633 Small Pines St	0.32mi	4/2.0	1,810 (+9%)	1mo	$327,231	$181	70
5338 Hidden Pines Cir	0.32mi	4/2.0	1,820 (+9%)	1mo	$326,707	$180	69
5307 Hidden Pines Cir	0.25mi	3/2.0 (-1)	1,530 (-8%)	2mo	$312,000	$204	68
7684 Pine Bark St	0.30mi	3/2.0 (-1)	1,901 (+14%)	2mo	$385,648	$203	56

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-49,295
• Equity at exit: $42,120

10-year hold

• IRR: -6.8%
• Equity multiple: 0.54×
• Total profit: $-36,641
• Equity at exit: $24,425

Cash invested: $79,097 (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: 822
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$1,481
• Tax est. 1.5%: −$353 /mo · $4,237/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-113

Break-even live

Break-even rent $2,471

Max offer price $266,146

Occupancy floor 100%

Sensitivity live

Price	-10% $82	-5% $-15	+0% $-113	+5% $-211	+10% $-308
Rent	-10% $-297	-5% $-205	+0% $-113	+5% $-21	+10% $71
Rate	-1.0pp $29	-0.5pp $-41	base $-113	+0.5pp $-186	+1.0pp $-261

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: $70,622
• Closing costs: $8,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8057 Fir Tree Dr Milton, FL	5.0	3.0	2107	$2,400	$1.14	25d	1	0.79mi

Listing history 17 events

1. 2026-06-22
   days on market $282,490 Active 67 DOM
2. 2026-06-18
   days on market $282,490 Active 64 DOM
3. 2026-06-17
   days on market $282,490 Active 63 DOM
4. 2026-06-16
   days on market $282,490 Active 62 DOM
5. 2026-06-15
   days on market $282,490 Active 61 DOM
6. 2026-06-14
   days on market $282,490 Active 59 DOM
7. 2026-06-10
   days on market $282,490 Active 56 DOM
8. 2026-06-09
   days on market $282,490 Active 55 DOM
9. 2026-06-08
   days on market $282,490 Active 54 DOM
10. 2026-06-07
    days on market $282,490 Active 53 DOM
11. 2026-06-05
    pricedays on market $282,490 Active 50 DOM
12. 2026-06-03
    days on market $279,490 Active 49 DOM
13. 2026-06-03
    price $279,490 Active 48 DOM
14. 2026-06-02
    days on market $282,490 Active 48 DOM
15. 2026-06-01
    days on market $282,490 Active 47 DOM
16. 2026-05-31
    days on market $282,490 Active 46 DOM
17. 2026-05-31
    pricedays on market $282,490 Active 45 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: $27,938
• − Mortgage interest: −$15,824
• − Property taxes: −$4,237
• − Insurance: −$1,412
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$8,218
• Taxable loss: −$6,223
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $138/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a modern design and well-maintained exterior. It offers a good balance of updates and maintenance needs to further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New kitchen backsplash — Enhances kitchen aesthetics and value.
• Both New window treatments — Enhances curb appeal and interior aesthetics.
• Both New lighting fixtures — Enhances interior aesthetics and functionality.
• Both New flooring in entryway — Enhances entryway aesthetics and functionality.
• Both New paint in living areas — Enhances interior aesthetics and functionality.
• Both New window treatments in bedrooms — Enhances interior aesthetics and functionality.
• Both New flooring in laundry room — Enhances functionality and aesthetics.
• Both New paint in laundry room — Enhances functionality and aesthetics.
• Both New window treatments in office — Enhances interior aesthetics and functionality.
• Both New flooring in office — Enhances functionality and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New kitchen backsplash — Enhances kitchen aesthetics and value. ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics. ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality. ↑
• Both New flooring in entryway — Enhances entryway aesthetics and functionality. ↑
• Both New paint in living areas — Enhances interior aesthetics and functionality. ↑
• Both New window treatments in bedrooms — Enhances interior aesthetics and functionality. ↑
• Both New flooring in laundry room — Enhances functionality and aesthetics. ↑
• Both New paint in laundry room — Enhances functionality and aesthetics. ↑
• Both New window treatments in office — Enhances interior aesthetics and functionality. ↑
• Both New flooring in office — Enhances functionality and aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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