4444 Skylark Rd · East Milton, FL 32583

$159,997

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 43 Days on market

Built 2026 0.46 ac lot

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Why this score? — see what drove the C+ 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Brand New Mobile Home - Modern Living at an Affordable Price! Welcome to 4444 Skylark Rd - a brand new mobile home offering the perfect blend of comfort, style, and affordability. Whether you're looking for a primary residence, a rental investment, or a low-maintenance getaway, this property checks all the boxes. Come inside to an open-concept layout designed for modern living, featuring a bright and spacious living area that flows seamlessly into the kitchen. The kitchen comes equipped with sleek cabinetry, ample counter space, and modern finishes--excellent for both everyday living and entertaining. The home offers a thoughtfully designed split-bedroom floor plan, providing privacy and fu

Key facts

• Split-bedroom layout
• Energy-efficient
• Low maintenance

Tags

• OPEN-CONCEPT LIVING SPACE
• SPLIT-BEDROOM LAYOUT
• ENERGY-EFFICIENT
• LOW MAINTENANCE

Property features AI

Finance

• Other: Lot size approximately 0.46 acres; Building area approximately 1,153 square feet
• HOA & community: No homeowners association

Exterior

• Parking: Open parking; Circular driveway
• Security: Smoke detector(s)
• Utilities: Electric with circuit breakers; Septic tank
• Home design: Mobile/manufactured or modular home; One story; Resale property; New construction
• Construction: Pillar/post/pier foundation; Built using modular/manufactured construction methods
• Exterior features: Shingle roof; Paved road access; Publicly maintained road

Interior

• Kitchen: ENERGY STAR qualified dishwasher; Electric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12); Second bedroom on the first floor (approx. 10 x 10); Third bedroom on the first floor (approx. 14 x 9)
• Flooring: Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling with ENERGY STAR qualified equipment; Open-loop geothermal heat pump system
• Interior features: Vinyl flooring; Kitchen and dining combined; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $160k implies a 814% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,197 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.3

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,235
• Equity at exit: $23,856

10-year hold

• IRR: 10.5%
• Equity multiple: 1.88×
• Total profit: $39,235
• Equity at exit: $13,834

Cash invested: $44,799 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $342

Break-even live

Break-even rent $1,400

Max offer price $159,997

Occupancy floor 76%

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: $39,999
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $159,997 Pending 43 DOM
2. 2026-06-18
   days on market $159,997 Active 43 DOM
3. 2026-06-17
   days on market $159,997 Active 42 DOM
4. 2026-06-16
   days on market $159,997 Active 41 DOM
5. 2026-06-15
   days on market $159,997 Active 40 DOM
6. 2026-06-14
   days on market $159,997 Active 38 DOM
7. 2026-06-10
   days on market $159,997 Active 35 DOM
8. 2026-06-09
   days on market $159,997 Active 34 DOM
9. 2026-06-08
   days on market $159,997 Active 33 DOM
10. 2026-06-07
    days on market $159,997 Active 32 DOM
11. 2026-06-05
    days on market $159,997 Active 29 DOM
12. 2026-06-03
    days on market $159,997 Active 28 DOM
13. 2026-06-02
    days on market $159,997 Active 27 DOM
14. 2026-06-01
    days on market $159,997 Active 26 DOM
15. 2026-05-31
    days on market $159,997 Active 25 DOM
16. 2026-05-31
    days on market $159,997 Active 24 DOM
17. 2026-05-21
    price $162,500
18. 2026-05-06
    listed $164,500 Active
19. 2016-12-13
    soldstatus $17,500
20. 2016-02-24
    soldstatus $5,100
21. 2013-05-24
    soldstatus $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $21,995
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$4,654
• Taxable income: $1,659
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $3,709/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

+351.4% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $162,500 PARMLS
• 2026-05-06 Listed $164,500 PARMLS
• 2016-12-13 Sold (Public Records) $17,500 Public Records
• 2016-02-24 Sold (Public Records) $5,100 Public Records
• 2013-05-24 Sold (Public Records) $36,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $319 · +13.8% YoY. Source: county tax records.