5308 Persimmon Hollow Rd · East Milton, FL 32583

$107,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 204 Days on market

Manufactured home Built 1994 Good condition 1.02 ac lot $116/sqft · 17% below area Est $129k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.5

Listing remarks

Older mobile home that has been completely remodeled to included, floors, sheetrock, bathrooms kitchen , exterior that sits on 1 plus acre lot.

Key facts

• 1.02 acre lot
• 4 parking spots
• Built 1994

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $107k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.9% 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.
• 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); 1220 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 $740 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $129,000
• List price: $107,000
• Delta: -17.05%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7724 Elrod Rd	1.47mi	3/2.0	936 (+1%)	10mo	$224,000	$239	54
5049 Bent Tree Rd	0.76mi	2/2.0 (-1)	840 (-9%)	0mo	$149,000	$177	44
5010 Culver Dr	0.96mi	2/1.0 (-1)	880 (-5%)	18mo	$201,090	$229	33
5473 Bluebird St	1.23mi	2/2.0 (-1)	780 (-16%)	4mo	$129,000	$165	32
8625 Us 90	1.33mi	2/1.0 (-1)	1,067 (+16%)	0mo	$165,000	$155	31
7752 Poinciana Pl	1.31mi	3/2.0	1,064 (+15%)	28mo	$52,500	$49	20
7749 Poinciana Pl	1.29mi	2/2.0 (-1)	1,070 (+16%)	28mo	$52,500	$49	15

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $11,153
• Equity at exit: $15,954

10-year hold

• IRR: 19.6%
• Equity multiple: 2.76×
• Total profit: $52,628
• Equity at exit: $9,251

Cash invested: $29,960 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32583

• Home prices YoY: -11.3%
• Rents YoY: 4.5%
• Active inventory: 1220
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$45
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $414

Break-even live

Break-even rent $843

Max offer price $107,000

Occupancy floor 65%

Sensitivity live

Price	-10% $475	-5% $444	+0% $414	+5% $384	+10% $354
Rent	-10% $306	-5% $360	+0% $414	+5% $468	+10% $522
Rate	-1.0pp $468	-0.5pp $441	base $414	+0.5pp $386	+1.0pp $358

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: $26,750
• Closing costs: $3,210
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5049 Bent Tree Rd Milton, FL	2.0	2.0	840	$1,400	$1.67	164d	1	0.76mi

Property features AI

Finance

• Other: Property is a resaleLot size approximately 1.02 acres
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parkingFour total parking spaces
• Utilities: Public waterSeptic tankElectric service with circuit breakers and fusesPrivate maintained road
• Home design: Mobile/Manufactured homeOne storyOff-grade foundation
• Construction: Frame constructionMetal roof
• Exterior features: Interior lotDoes not allow horses

Interior

• Kitchen: Remodeled within the last yearNew refrigerator, stove, cabinets, countertops and sink
• Bedrooms: All bedrooms located on the first floor (three bedrooms)
• Bathrooms: Two full bathroomsBathrooms recently remodeled (approx. 1 year) with new walk-in shower, vanity and flooring
• Heating & cooling: Central heatingCentral air conditioningCeiling fan(s)
• Interior features: Storm door(s)
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $107,000 Active 204 DOM
2. 2026-11-07
   days on market $107,000 Active 203 DOM
3. 2026-11-06
   days on market $107,000 Active 202 DOM
4. 2026-11-05
   days on market $107,000 Active 201 DOM
5. 2026-11-04
   days on market $107,000 Active 200 DOM
6. 2026-11-02
   days on market $107,000 Active 198 DOM
7. 2026-11-01
   days on market $107,000 Active 197 DOM
8. 2026-10-31
   days on market $107,000 Active 196 DOM
9. 2026-10-30
   days on market $107,000 Active 195 DOM
10. 2026-10-29
    days on market $107,000 Active 194 DOM
11. 2026-10-28
    days on market $107,000 Active 193 DOM
12. 2026-10-27
    pricedays on market $107,000 Active 192 DOM
13. 2026-10-26
    days on market $112,000 Active 191 DOM
14. 2026-10-25
    days on market $112,000 Active 190 DOM
15. 2026-10-24
    days on market $112,000 Active 189 DOM
16. 2026-10-23
    days on market $112,000 Active 188 DOM
17. 2026-10-22
    days on market $112,000 Active 187 DOM
18. 2026-10-21
    days on market $112,000 Active 186 DOM
19. 2026-10-20
    days on market $112,000 Active 185 DOM
20. 2026-10-20
    price $112,000 Active 184 DOM
21. 2026-10-19
    days on market $119,000 Active 184 DOM
22. 2026-10-18
    days on market $119,000 Active 183 DOM
23. 2026-10-17
    days on market $119,000 Active 182 DOM
24. 2026-10-16
    days on market $119,000 Active 181 DOM
25. 2026-10-15
    statusdays on market $119,000 Active 180 DOM
26. 2026-09-26
    status $119,000 Pending 179 DOM
27. 2026-09-25
    days on market $119,000 Active 179 DOM
28. 2026-09-24
    days on market $119,000 Active 178 DOM
29. 2026-09-23
    days on market $119,000 Active 177 DOM
30. 2026-09-22
    days on market $119,000 Active 176 DOM
31. 2026-09-21
    days on market $119,000 Active 175 DOM
32. 2026-09-20
    days on market $119,000 Active 174 DOM
33. 2026-09-19
    days on market $119,000 Active 173 DOM
34. 2026-09-18
    days on market $119,000 Active 172 DOM
35. 2026-09-17
    days on market $119,000 Active 171 DOM
36. 2026-09-16
    days on market $119,000 Active 170 DOM
37. 2026-09-15
    days on market $119,000 Active 169 DOM
38. 2026-09-15
    price $119,000 Active 168 DOM
39. 2026-09-14
    days on market $129,000 Active 168 DOM
40. 2026-09-13
    days on market $129,000 Active 167 DOM
41. 2026-09-12
    days on market $129,000 Active 166 DOM
42. 2026-09-11
    days on market $129,000 Active 165 DOM
43. 2026-09-05
    days on market $129,000 Active 159 DOM
44. 2026-09-04
    days on market $129,000 Active 158 DOM
45. 2026-09-03
    days on market $129,000 Active 157 DOM
46. 2026-08-31
    days on market $129,000 Active 154 DOM
47. 2026-08-30
    days on market $129,000 Active 153 DOM
48. 2026-08-29
    days on market $129,000 Active 152 DOM
49. 2026-08-28
    days on market $129,000 Active 151 DOM
50. 2026-08-27
    days on market $129,000 Active 150 DOM

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$162/yr (+$14/mo · 22.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $16,410
• − Mortgage interest: −$5,994
• − Property taxes: −$726
• − Insurance: −$535
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,113
• Taxable income: $3,418
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $4,150/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 Est. rehab $4,620–$13,860 screening

This mobile home has been completely remodeled with new flooring, sheetrock, and bathrooms, making it move-in ready with good curb appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace ceiling fans — Improves air circulation and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary East Milton Elementary School D- FL #1,271/2,144 Nat'l #15,897/41,679 Middle Martin Luther King Middle School F FL #373/571 Nat'l #6,151/14,009 High Milton High School F FL #255/667 Nat'l #7,439/17,239

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

B Composite livability gradescore 77/100

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 · 195,978 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: 4% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 3%

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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

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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

Property features AI

Finance

• Other: Property is a resaleLot size approximately 1.02 acres
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parkingFour total parking spaces
• Utilities: Public waterSeptic tankElectric service with circuit breakers and fusesPrivate maintained road
• Home design: Mobile/Manufactured homeOne storyOff-grade foundation
• Construction: Frame constructionMetal roof
• Exterior features: Interior lotDoes not allow horses

Interior

• Kitchen: Remodeled within the last yearNew refrigerator, stove, cabinets, countertops and sink
• Bedrooms: All bedrooms located on the first floor (three bedrooms)
• Bathrooms: Two full bathroomsBathrooms recently remodeled (approx. 1 year) with new walk-in shower, vanity and flooring
• Heating & cooling: Central heatingCentral air conditioningCeiling fan(s)
• Interior features: Storm door(s)
• Laundry & utility: Electric water heater

Price history

1 event — show timeline

• 2026-03-30 Listed $144,000 PARMLS

Property tax history

+8.9%/yr

Latest (2025): $726 · +14.8% YoY. Source: county tax records.