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412 Deer Point Dr, Gulf Breeze, FL 32561, USA
Priced too high to cash-flow with a loan — an equity or tax play, not income.
Investment potential
Your scenario · adjust the levers below or open advanced settings to see how returns change
$50,419
$4,202/mo · at 57% occupancy & $286/night
-$2,524
-$210/mo after costs & mortgage
Cap rate
5.5%
Cash-on-cash
-1.7%
DSCR
0.92
Confidence
Your assumptions
Revenue
$50,419/yr
Market avg: $50,419/yr · 57% occ · $286 ADR
Financing
$29,939/yr
Operating costs
$23,004/yr
How this property compares to similar short-term rentals nearby.
Comparable set · 44 properties
$150–$608
Median $286
30%–94%
Median 57%
$25.2K–$135.9K
Median $44.6K
196–365
Median 292
This property · $50.4K
Comparable properties (44)
Cash flow potential Medium · Appreciation potential Medium
336 days available · 287 days booked ·
294 days available · 227 days booked ·
247 days available · 127 days booked ·
363 days available · 279 days booked ·
270 days available · 180 days booked ·
251 days available · 134 days booked ·
244 days available · 132 days booked ·
306 days available · 253 days booked ·
309 days available · 215 days booked ·
307 days available · 186 days booked ·
291 days available · 152 days booked ·
365 days available · 179 days booked ·
283 days available · 139 days booked ·
310 days available · 174 days booked ·
300 days available · 177 days booked ·
269 days available · 128 days booked ·
295 days available · 89 days booked ·
318 days available · 179 days booked ·
365 days available · 254 days booked ·
235 days available · 138 days booked ·
310 days available · 159 days booked ·
328 days available · 138 days booked ·
298 days available · 259 days booked ·
245 days available · 185 days booked ·
337 days available · 166 days booked ·
307 days available · 258 days booked ·
290 days available · 157 days booked ·
263 days available · 122 days booked ·
266 days available · 116 days booked ·
279 days available · 153 days booked ·
252 days available · 127 days booked ·
196 days available · 129 days booked ·
270 days available · 163 days booked ·
233 days available · 113 days booked ·
315 days available · 113 days booked ·
301 days available · 103 days booked ·
292 days available · 192 days booked ·
289 days available · 109 days booked ·
298 days available · 137 days booked ·
256 days available · 121 days booked ·
205 days available · 110 days booked ·
293 days available · 122 days booked ·
252 days available · 130 days booked ·
219 days available · 139 days booked ·
Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.
Who this property is for
The same property is a great buy for one investor and a trap for another. Here's the honest read.
1031 / high-equity buyer
~$123.5K
Year-1 tax shield
Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.
Price-disciplined buyer
$457.8K
Break-even purchase price
The deal pencils only if you buy right. At ~8% below the Zestimate the numbers reach break-even — treat that as a negotiation anchor, not a fantasy. Pay asking and the math stops working.
DSCR cash-flow buyer
0.92
DSCR at asking
At asking price the property doesn't cover its own debt service, so it won't qualify for DSCR financing as modeled. If you need cash flow from day one, look at a mid-term-rental fallback or a different Gulf Breeze submarket.
For a buyer who materially participates and qualifies for the STR tax treatment.
$123.5K
Estimated first-year deduction · range $102.5K–$140.8K
Why this matters here
At a marginal bracket, this deduction can be worth $37.9K–$52.1K in estimated federal tax saved.
This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.
Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.
Some states do not conform to federal bonus depreciation, so your state may not allow the same first-year treatment shown above.
Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.
How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).
At this price: cash-on-cash -1.7%, DSCR 0.92, cash flow -$2,524/yr
| Price vs asking | Price | Cash-on-cash | DSCR | Band |
|---|---|---|---|---|
| -25% | $375,000 | 4.2% | 1.22 | Positive |
| -22% | $390,000 | 3.3% | 1.17 | Positive |
| -15% | $425,000 | 1.5% | 1.08 | Positive |
| -8% | $460,000 | -0.1% | 1.00 | At break-even |
| Asking | $500,000 | -1.7% | 0.92 | Below break-even |
| +8% | $540,000 | -3.1% | 0.85 | Below break-even |
| +15% | $575,000 | -4.1% | 0.80 | Below break-even |
Break-even price
$457,846
~8% under Zestimate. Where this property reaches 1.0 DSCR and neutral cash flow.
Discount needed
−$42,154
The gap between asking and the price a cash-flow buyer can underwrite.
If refi to 5.5% in 24 mo
+$4,388/yr
Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.
Annual avg $4,202 · peaks at $6,006 in Jul
Annual avg 59% · peaks at 73% in Jun
−$210/mo after all expenses
Cash to close
Down payment, closing costs, and furnishing
$145,000
Return on cash:15.5%
DSCR below 1.0 — but you can still qualify
Your DSCR is 0.92 · lenders typically require 1.0+.
Get matched with 2–3 vetted STR lenders, free.
What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.
Levered IRR
17.5%
over 5-yr hold, with tax shield
Equity multiple
2.0×
total proceeds vs. $145,000 invested
Projected value at exit
$638,141
year 5 · 5.0% annual appreciation
Tax shield contribution
+7.0 pts
of IRR comes from year-1 depreciation
| Year | Equity | Appreciation | Cumulative cash flow | Total value |
|---|---|---|---|---|
| Year 1 | $128,809 | $25,000 | $43,171 | $196,980 |
| Year 2 | $132,894 | $51,250 | $41,403 | $225,547 |
| Year 3 | $137,274 | $78,813 | $40,403 | $256,490 |
| Year 4 | $141,970 | $107,753 | $40,182 | $289,906 |
| Year 5 | $147,007 | $138,141 | $40,752 | $325,899 |
Projection, not a promise.
Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.
Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.
Appreciation, rent growth, and financing rates are editable under Edit financials.
STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted Gulf Breeze agent who knows which properties actually cash flow — and which to avoid.
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Real Estate Investment Analysis & Market Insights
Disclaimer. This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.
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