7751 Sea Level Dr · East Milton, FL 32583

$283,490

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 33 Days on market

Built 2026 Good condition Est $307k · 8% 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 +11.0/30.0
• ARV discount +11.0/15.0
• 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 single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

Property features AI

Finance

• Other: Address: 7751 Sea Level Dr, Milton FL 32583; Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price provided

Exterior

• Home design: Single-family home; Active listing
• Construction: Built as part of a new construction inventory (Spec); Oxford plan
• Exterior features: Living area approximately 1,707 (living area value provided)

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (17.7% below list).
• Recommended offer: $233k (17.7% 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 $9k 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 ($275k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,180 (17.7% 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 33 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $307,260
• 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	0.05mi	4/2.0	1,707 (0%)	0mo	$292,509	$171	97
7752 Sea Level Dr Lot 8F	0.03mi	4/2.0	1,707 (0%)	2mo	$279,990	$164	97
5315 Hidden Pines Cir	0.27mi	3/2.0 (-1)	1,634 (-4%)	1mo	$331,900	$203	74
5327 Hidden Pines Cir	0.29mi	4/2.0	1,820 (+7%)	1mo	$321,707	$177	74
7633 Small Pines St	0.33mi	4/2.0	1,810 (+6%)	1mo	$327,231	$181	74
5338 Hidden Pines Cir	0.33mi	4/2.0	1,820 (+7%)	1mo	$326,707	$180	73
7768 Three Mile View Dr Lot 6G	0.04mi	3/2.0 (-1)	1,474 (-14%)	2mo	$264,990	$180	69
5368 Horizons Edge Ln Lot 21A	0.04mi	3/2.0 (-1)	1,474 (-14%)	3mo	$265,190	$180	68
5307 Hidden Pines Cir	0.25mi	3/2.0 (-1)	1,530 (-10%)	2mo	$312,000	$204	64
7651 Small Pines St	0.31mi	4/2.0	1,920 (+12%)	1mo	$341,131	$178	64
5369 Hidden Pines Cir	0.37mi	4/2.0	1,920 (+12%)	2mo	$337,231	$176	61
7684 Pine Bark St	0.31mi	3/2.0 (-1)	1,901 (+11%)	2mo	$385,648	$203	60

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: -17.5%
• Equity multiple: 0.37×
• Total profit: $-49,711
• Equity at exit: $42,269

10-year hold

• IRR: -6.9%
• Equity multiple: 0.53×
• Total profit: $-37,313
• Equity at exit: $24,511

Cash invested: $79,377 (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: $2,332 medium
• Mortgage (P&I): −$1,487
• Tax est. 1.5%: −$354 /mo · $4,252/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-117

Break-even live

Break-even rent $2,480

Max offer price $266,558

Occupancy floor —

Sensitivity live

Price	-10% $79	-5% $-19	+0% $-117	+5% $-215	+10% $-313
Rent	-10% $-301	-5% $-209	+0% $-117	+5% $-25	+10% $67
Rate	-1.0pp $26	-0.5pp $-45	base $-117	+0.5pp $-190	+1.0pp $-265

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: $70,872
• Closing costs: $8,505
• 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 $283,490 Active 33 DOM
2. 2026-06-18
   days on market $283,490 Active 30 DOM
3. 2026-06-17
   days on market $283,490 Active 29 DOM
4. 2026-06-16
   days on market $283,490 Active 28 DOM
5. 2026-06-15
   days on market $283,490 Active 27 DOM
6. 2026-06-14
   pricedays on market $283,490 Active 25 DOM
7. 2026-06-10
   days on market $285,490 Active 22 DOM
8. 2026-06-09
   days on market $285,490 Active 21 DOM
9. 2026-06-08
   days on market $285,490 Active 20 DOM
10. 2026-06-07
    days on market $285,490 Active 19 DOM
11. 2026-06-05
    pricedays on market $285,490 Active 16 DOM
12. 2026-06-03
    days on market $282,490 Active 15 DOM
13. 2026-06-03
    price $282,490 Active 14 DOM
14. 2026-06-02
    days on market $287,490 Active 14 DOM
15. 2026-06-01
    days on market $287,490 Active 13 DOM
16. 2026-05-31
    days on market $287,490 Active 12 DOM
17. 2026-05-31
    pricedays on market $287,490 Active 11 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: $27,982
• − Mortgage interest: −$15,880
• − Property taxes: −$4,252
• − Insurance: −$1,417
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$8,247
• Taxable loss: −$6,292
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $106/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-level home is in good condition with a good exterior and interior. It has a spacious floorplan and a well-maintained landscaping. The highest-ROI updates would be painting, landscaping, new flooring, lighting, and window treatments.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value for both resale and rental.
• Both New lighting fixtures — Modern lighting enhances the home's appeal and can increase its value.
• Both New window treatments — New window treatments improve the home's curb appeal and can increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value for both resale and rental. ↑
• Both New lighting fixtures — Modern lighting enhances the home's appeal and can increase its value. ↑
• Both New window treatments — New window treatments improve the home's curb appeal and can increase its value for both resale and rental. ↑

ⓘ 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
• 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