11547 Bliss Way · Harold, FL 32583

$185,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 161 Days on market

Built 2022 1.00 ac lot ↓ 8% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +5.3/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home option? Thinking about a family compound or downsizing? This beautiful home checks all the boxes! Featuring a split floor plan with 3 bedrooms, 2 bathrooms, and a versatile flex room—currently used as a den but easily converted into a 4th bedroom to fit your needs, an 8x8 shed provides extra storage for all of life's extras, and gutters have been added for additional protection and peace of mind. Located within close proximity to military bases and Pensacola Beach, you'll enjoy the best of both worlds—easy access to dining, shopping, and entertainment while still having a place to call home. Grab your favorite REALTOR® today and schedule your

Key facts

• 8x8 shed
• Full 1 acre lot
• No hoa

Tags

• FULL 1 ACRE LOT
• NO HOA
• 8X8 SHED
• CLOSE PROXIMITY TO CRESTVIEW

Property features AI

Finance

• HOA & community: Subdivision: NONESUCH WAY

Exterior

• Security: Fire alarm
• Utilities: Electric service; TV cable available; Central electric heating control
• Home design: Manufactured home; Single-story; Built in 2022
• Construction: Vinyl siding
• Exterior features: Cleared, level lot; Survey available; County road frontage and access

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Kitchen on the first floor
• Bedrooms: 3 bedrooms; master bedroom located on the first floor; Additional bedroom(s) on the first floor
• Bathrooms: 2 bathrooms (both full)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bonus room on the first floor; Living room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#69 in FL, #1,163 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: East Milton Elementary School (math 44% / reading 46%, grade D-, #1,271 of 2,144 statewide, top 60%, 789 students, 75% FRL); Milton High School (math 44% / reading 42%, grade F, #255 of 667 statewide, top 39%, 2,085 students, 54% FRL) — zoned schools average 64% FRL vs 36% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 62% district-wide (-18 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); 806 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 A-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: 1.04% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 8.0

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,063
• Equity at exit: $27,584

10-year hold

• IRR: 9.6%
• Equity multiple: 1.78×
• Total profit: $40,650
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $376

Break-even live

Break-even rent $1,439

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6896 Deception Rd Milton, FL	3.0	2.0	1216	$1,425	$1.17	23d	1	1.19mi

Listing history 27 events

1. 2026-06-18
   days on market $185,000 Active 161 DOM
2. 2026-06-17
   days on market $185,000 Active 160 DOM
3. 2026-06-16
   days on market $185,000 Active 159 DOM
4. 2026-06-15
   days on market $185,000 Active 158 DOM
5. 2026-06-14
   days on market $185,000 Active 156 DOM
6. 2026-06-10
   days on market $185,000 Active 153 DOM
7. 2026-06-09
   days on market $185,000 Active 152 DOM
8. 2026-06-08
   days on market $185,000 Active 151 DOM
9. 2026-06-07
   days on market $185,000 Active 150 DOM
10. 2026-06-05
    days on market $185,000 Active 147 DOM
11. 2026-06-03
    days on market $185,000 Active 146 DOM
12. 2026-06-02
    days on market $185,000 Active 145 DOM
13. 2026-06-01
    days on market $185,000 Active 144 DOM
14. 2026-05-31
    days on market $185,000 Active 143 DOM
15. 2026-05-31
    days on market $185,000 Active 142 DOM
16. 2026-04-17
    status Active
17. 2026-01-28
    price $185,000
18. 2025-12-29
    price $195,000
19. 2025-12-05
    listed $200,000 Active
20. 2025-08-14
    historical
21. 2025-07-22
    price $190,000
22. 2025-07-22
    price $190,000
23. 2025-06-11
    status Active
24. 2025-06-11
    status Active
25. 2025-05-27
    status Pending
26. 2025-05-13
    listed $200,000 Active
27. 2025-04-25
    listed $200,000 Active

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$457/yr (+$38/mo · 42.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,991
• − Mortgage interest: −$10,363
• − Property taxes: −$1,078
• − Insurance: −$925
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,382
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $4,142/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 — Harold

• Score: 82/100
• State rank: #69
• US rank: #1163

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harold, 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

Price history

-7.5% since first listed

12 events — show timeline

• 2026-04-17 Relisted — ECAR
• 2026-01-28 Price Changed $185,000 ECAR
• 2025-12-29 Price Changed $195,000 ECAR
• 2025-12-05 Listed $200,000 ECAR
• 2025-08-14 Listing Removed — PARMLS
• 2025-07-22 Price Changed $190,000 ECAR
• 2025-07-22 Price Changed $190,000 PARMLS
• 2025-06-11 Relisted — PARMLS
• 2025-06-11 Relisted — ECAR
• 2025-05-27 Pending — PARMLS
• 2025-05-13 Listed $200,000 ECAR
• 2025-04-25 Listed $200,000 PARMLS

Property tax history

+115.7%/yr

Latest (2025): $1,078 · +6.5% YoY. Source: county tax records.