8724 Bluebell St · East Milton, FL 32583

$319,900

4 bd · 2.0 ba · 1,856 sqft · SingleFamily · 101 Days on market

Built 2026 Excellent condition 0.25 ac lot 2-car garage $11/mo HOA ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Plantation Woods! The charming Beau is one of our most popular & highly desired open concept designs. Equipped with four beds, two baths, a covered patio, and a two-car garage. A thoughtfully designed kitchen offers relaxed living with a lg. island bar, quiet dishwasher, all stainless appliances, and pantry. The primary bedroom and adjoining bath feature a walk-in closet, double sink vanity, tub, and separate shower. Quartz countertops in the kitchen and baths, wood look flooring throughout, and plush carpet in the bedrooms. The Smart Home Connect System includes several convenient devices you will love. Fabric Hurricane door and window protection are also included. Call or text to schedule a tour today! ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

Key facts

• New construction
• Stainless appliances
• Lg island bar

Tags

• NEW CONSTRUCTION
• SMART HOME CONNECT SYSTEM
• WELL-DESIGNED KITCHEN
• LG ISLAND BAR
• QUIET DISHWASHER
• STAINLESS APPLIANCES

🏗️ New construction. The $319,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $369,900.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-563 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (20.7% below list).
• Recommended offer: $254k (20.7% below list) — sets the bar for 1% rule.

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); 1007 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).
• This rent runs 36% 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 $3k of loan paydown is wiped out by about $11k 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 101 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $253,648 (20.7% 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 101 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $369,900
• List price: $319,900
• Delta: -12.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8693 Bluebell St	0.02mi	4/2.0	1,856 (0%)	1mo	$327,900	$177	98
8665 Philippi St	0.04mi	4/2.0	1,856 (0%)	1mo	$324,900	$175	97
8674 Galatia St	0.08mi	4/2.0	1,856 (0%)	2mo	$319,900	$172	94
8653 Tarsus Dr	0.22mi	4/2.0	1,830 (-1%)	1mo	$315,000	$172	86
4952 Gaineswood Dr	0.42mi	4/2.0	1,856 (0%)	1mo	$329,900	$178	80
5150 Gaineswood Dr	0.43mi	4/2.0	1,846 (-0%)	0mo	$312,000	$169	79
8709 Bluebell St	0.02mi	4/3.0	2,035 (+10%)	1mo	$369,900	$182	78
8683 Philippi St	0.50mi	4/2.0	1,856 (0%)	1mo	$324,900	$175	76
8677 Philippi St	0.07mi	4/3.0	2,035 (+10%)	2mo	$369,900	$182	75
8686 Galatia St	0.13mi	4/3.0	2,035 (+10%)	1mo	$359,900	$177	73
8768 Philippi St	0.60mi	4/2.0	1,856 (0%)	1mo	$327,900	$177	71
8671 Philippi St	0.11mi	5/3.0 (+1)	2,107 (+14%)	0mo	$346,900	$165	63

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: -25.9%
• Equity multiple: 0.11×
• Total profit: $-91,818
• Equity at exit: $55,153

10-year hold

• IRR: -18.3%
• Equity multiple: -0.05×
• Total profit: $-109,199
• Equity at exit: $31,982

Cash invested: $103,572 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 15 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $339,900 ($176/sqft)
• Median days on market: 75 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +13.5% above current asking $/sqft

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: 1007
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,536 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$11
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-563

Break-even live

Break-even rent $3,250

Max offer price $288,365

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-436	+0% $-563	+5% $-691	+10% $-819
Rent	-10% $-764	-5% $-664	+0% $-563	+5% $-463	+10% $-363
Rate	-1.0pp $-377	-0.5pp $-469	base $-563	+0.5pp $-659	+1.0pp $-757

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: $92,475
• Closing costs: $11,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8616 Tarsus Dr Milton, FL	5.0	3.0	2554	$2,995	$1.17	72d	1	0.18mi
8617 Tarsus Dr Milton, FL	4.0	2.0	1830	$2,200	$1.20	72d	1	0.21mi
5533 Silverbell Dr Milton, FL	5.0	3.0	2143	$2,450	$1.14	72d	1	0.23mi
9330 Tara Cir Milton, FL	4.0	2.0	1786	$2,000	$1.12	63d	1	0.35mi
8839 Longmont Way Milton, FL	4.0	3.0	2302	$2,375	$1.03	72d	1	0.42mi
5199 Gaineswood Dr Milton, FL	3.0	2.0	2029	$2,200	$1.08	72d	1	0.52mi

Property features AI

Finance

• Other: Lot roughly 0.25 acres with central access
• HOA & community: Homeowners association with an annual fee of $137

Exterior

• Parking: Attached 2-car garage with garage door openerFront entrance access2 covered parking spaces (total 2 spaces)
• Security: Smoke detectors
• Utilities: Public waterSeptic tankCable availableElectric service with circuit breakers and copper wiringPaved county-maintained road access
• Home design: Single-story homeOne levelUnder construction / new constructionNot attached to another property
• Construction: Frame constructionShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: Kitchen islandPantryBuilt-in microwaveDishwasherElectric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 15' x 12')
• Flooring: VinylCarpetSimulated wood
• Bathrooms: 2 full bathroomsNew construction — bathrooms not yet updated
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BaseboardsHigh ceilingsRecessed lightingDouble-pane windowsShutters
• Laundry & utility: Laundry inside with washer/dryer hookups

Listing history 50 events

1. 2026-08-08
   days on market $319,900 Active 101 DOM
2. 2026-08-07
   pricedays on market $319,900 Active 100 DOM
3. 2026-08-06
   days on market $322,900 Active 99 DOM
4. 2026-08-05
   days on market $322,900 Active 98 DOM
5. 2026-08-04
   days on market $322,900 Active 97 DOM
6. 2026-08-03
   days on market $322,900 Active 96 DOM
7. 2026-07-31
   days on market $322,900 Active 93 DOM
8. 2026-07-29
   days on market $322,900 Active 91 DOM
9. 2026-07-27
   days on market $322,900 Active 89 DOM
10. 2026-07-25
    days on market $322,900 Active 87 DOM
11. 2026-07-24
    days on market $322,900 Active 86 DOM
12. 2026-07-23
    days on market $322,900 Active 85 DOM
13. 2026-07-22
    days on market $322,900 Active 84 DOM
14. 2026-07-22
    price $322,900 Active 83 DOM
15. 2026-07-21
    days on market $324,900 Active 83 DOM
16. 2026-07-18
    days on market $324,900 Active 80 DOM
17. 2026-07-16
    days on market $324,900 Active 78 DOM
18. 2026-07-16
    days on market $324,900 Active 77 DOM
19. 2026-07-14
    days on market $324,900 Active 76 DOM
20. 2026-07-13
    days on market $324,900 Active 75 DOM
21. 2026-07-12
    days on market $324,900 Active 74 DOM
22. 2026-07-11
    days on market $324,900 Active 73 DOM
23. 2026-07-10
    days on market $324,900 Active 72 DOM
24. 2026-07-09
    days on market $324,900 Active 71 DOM
25. 2026-07-08
    days on market $324,900 Active 70 DOM
26. 2026-07-07
    days on market $324,900 Active 69 DOM
27. 2026-07-07
    price $324,900 Active 68 DOM
28. 2026-07-06
    days on market $326,900 Active 68 DOM
29. 2026-07-05
    days on market $326,900 Active 67 DOM
30. 2026-07-04
    days on market $326,900 Active 66 DOM
31. 2026-07-03
    days on market $326,900 Active 65 DOM
32. 2026-07-02
    days on market $326,900 Active 64 DOM
33. 2026-07-01
    days on market $326,900 Active 63 DOM
34. 2026-06-30
    days on market $326,900 Active 62 DOM
35. 2026-06-29
    days on market $326,900 Active 61 DOM
36. 2026-06-28
    days on market $326,900 Active 60 DOM
37. 2026-06-28
    days on market $326,900 Active 59 DOM
38. 2026-06-27
    days on market $326,900 Active 58 DOM
39. 2026-06-25
    days on market $326,900 Active 56 DOM
40. 2026-06-23
    pricedays on market $326,900 Active 54 DOM
41. 2026-06-22
    pricedays on market $328,900 Active 53 DOM

    Show marketing remark (822 chars)

    Welcome to Plantation Woods! The charming Beau is one of our most popular & highly desired open concept designs. Equipped with four beds, two baths, a covered patio, and a two-car garage. A thoughtfully designed kitchen offers relaxed living with a lg. island bar, quiet dishwasher, all stainless appliances, and pantry. The primary bedroom and adjoining bath feature a walk-in closet, double sink vanity, tub, and separate shower. Quartz countertops in the kitchen and baths, wood look flooring throughout, and plush carpet in the bedrooms. The Smart Home Connect System includes several convenient devices you will love. Fabric Hurricane door and window protection are also included. Call or text to schedule a tour today! ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

42. 2026-06-18
    days on market $329,900 Active 50 DOM
43. 2026-06-17
    days on market $329,900 Active 49 DOM
44. 2026-06-16
    days on market $329,900 Active 48 DOM
45. 2026-06-15
    days on market $329,900 Active 47 DOM
46. 2026-06-14
    days on market $329,900 Active 45 DOM
47. 2026-06-10
    days on market $329,900 Active 42 DOM
48. 2026-06-09
    days on market $329,900 Active 41 DOM
49. 2026-06-08
    days on market $329,900 Active 40 DOM
50. 2026-06-07
    days on market $329,900 Active 39 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: $30,438
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$132
• − Depreciation: −$10,761
• Taxable loss: −$13,443
• Est. tax savings @ 24.0%: +$3,226
• After-tax cash flow: $-3,535/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

Excellent 100/100 None rehab

This home is a new construction with excellent condition and curb appeal. It features a modern kitchen, bathrooms, and smart home technology. The Smart Home Connect System and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Smart Home Connect System — Enhances home's smart features and convenience. ↑
• Both Landscaping — Improves curb appeal and enhances property value. ↑
• Both Smart security system — Enhances safety and adds value to the home. ↑

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%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• 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: Lot roughly 0.25 acres with central access
• HOA & community: Homeowners association with an annual fee of $137

Exterior

• Parking: Attached 2-car garage with garage door openerFront entrance access2 covered parking spaces (total 2 spaces)
• Security: Smoke detectors
• Utilities: Public waterSeptic tankCable availableElectric service with circuit breakers and copper wiringPaved county-maintained road access
• Home design: Single-story homeOne levelUnder construction / new constructionNot attached to another property
• Construction: Frame constructionShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: Kitchen islandPantryBuilt-in microwaveDishwasherElectric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 15' x 12')
• Flooring: VinylCarpetSimulated wood
• Bathrooms: 2 full bathroomsNew construction — bathrooms not yet updated
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BaseboardsHigh ceilingsRecessed lightingDouble-pane windowsShutters
• Laundry & utility: Laundry inside with washer/dryer hookups

Price history

-3.8% since first listed

10 events — show timeline

• 2026-06-22 Price Changed $326,900 PARMLS
• 2026-06-22 Price Changed $326,900 ECAR
• 2026-06-20 Price Changed $328,900 PARMLS
• 2026-06-20 Price Changed $328,900 ECAR
• 2026-05-21 Price Changed $329,900 PARMLS
• 2026-05-21 Price Changed $329,900 ECAR
• 2026-05-14 Price Changed $334,900 PARMLS
• 2026-05-14 Price Changed $334,900 ECAR
• 2026-05-05 Listed $339,900 ECAR
• 2026-04-29 Listed $339,900 PARMLS