6892 Yucatan St · Point Baker, FL 32570

$275,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 47 Days on market

Built 2003 0.54 ac lot Est $247k · 11% over

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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 +12.8/30.0
• Schools +5.3/10.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You're looking for a NEWER, AFFORDABLE home in Milton, FL. Well, good news - you just FOUND THE RIGHT HOME! Featuring 3 bedrooms & 2 bathrooms, this all-brick home with a 2-car, side-entry garage is now offered for sale! Literally 5 short minutes to NAS Whiting Field, the home is situated on more than a 1/2 acre corner lot, so you have plenty of space to SPREAD out. The backyard is complete with a 6' foot wooden privacy fence, and the front yard is secured with chain linked fencing. The front entryway has a covered patio, and through the front door you're greeted by the main living room with a corner, tiled fireplace (never been used) & plant ledges. Off to the left you'll find the spacious master suite with a ceiling fan & walk-in closet. A shower/tub combination can be found in the master bathroom. Off the main living room is an archway leading into the kitchen/dining combo. A spacious pantry, plenty of custom oak cabinets & counter top space allow for easy food preparation and storage. Appliances include an electric smooth-top range/oven & a dishwasher. The refrigerator is negotiable. The inside laundry room with washer/dryer hookups is located right off the kitchen in between the 2-car garage -- so bringing in the groceries directly into the kitchen area is convenient!! A sliding glass door in the dining area leads to the covered, screened patio & out to the humongous backyard. Two generously-sized guest bedrooms & a guest bathroom are on the opposite side of the home from the master bedroom (again, added privacy)! Hurricane protection devices are available for this home so that you'll have some peace of mind during a potential tropical weather system. Too many features to name, so schedule a private tour immediately. You DO NOT want this opportunity to ESCAPE YOU.

Key facts

• Screened back porch
• Galley kitchen
• Walk-in closet

Tags

• WOOD BURNING FIREPLACE
• GALLEY KITCHEN
• SCREENED BACK PORCH
• WALK-IN CLOSET
• GARDEN TUB
• INGROUND SALTWATER POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (26.3% below list).
• Recommended offer: $203k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Point Baker — 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 63/100 on livability (#735 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: W. H. Rhodes Elementary School (math 55% / reading 47%, grade C-, #1,043 of 2,144 statewide, top 49%, 812 students, 79% FRL); 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 67% FRL vs 36% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 62% district-wide (-17 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 (+2.7%/yr); 360 active listings in the ZIP; solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $8k 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 47 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $275k implies a 129% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,792 (26.3% 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 47 days. Have you received any prior offers? Is the seller open to a 26% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.74% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $247,408
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6892 Yucatan St	0.00mi	3/2.0	1,316 (0%)	0mo	$270,000	$205	100
6237 Bayberry St	0.04mi	3/2.0	1,251 (-5%)	19mo	$235,000	$188	74
6356 Banyan Dr	0.31mi	3/2.0	1,196 (-9%)	4mo	$245,000	$205	67
6409 Hunter St	0.46mi	3/2.0	1,364 (+4%)	6mo	$197,000	$144	67
6919 Chinarose Ct	0.15mi	3/2.0	1,504 (+14%)	6mo	$220,000	$146	64
6425 Bass Ln	0.53mi	3/2.0	1,430 (+9%)	14mo	$253,000	$177	49
6583 Stanley Cir	0.74mi	3/2.0	1,448 (+10%)	5mo	$239,000	$165	45
6618 Fernwood Dr	0.71mi	3/2.0	1,228 (-7%)	15mo	$259,900	$212	43
6610 Fernwood Dr	0.73mi	3/2.0	1,228 (-7%)	15mo	$269,900	$220	42

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-46,973
• Equity at exit: $41,003

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-46,091
• Equity at exit: $23,777

Cash invested: $77,000 (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 32570

• Home prices YoY: -15.1%
• Rents YoY: 2.7%
• Active inventory: 360
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-26

Break-even live

Break-even rent $2,061

Max offer price $270,385

Occupancy floor 96%

Sensitivity live

Price	-10% $130	-5% $52	+0% $-26	+5% $-104	+10% $-182
Rent	-10% $-186	-5% $-106	+0% $-26	+5% $54	+10% $134
Rate	-1.0pp $112	-0.5pp $44	base $-26	+0.5pp $-97	+1.0pp $-170

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-18
   status Pending
2. 2026-04-23
   historical Contingent
3. 2026-04-01
   listed $275,000 Active
4. 2014-08-21
   soldstatus $120,000
5. 2014-08-18
   soldstatus $120,000 1844-char remark

   Show marketing remark (1844 chars)

   You're looking for a NEWER, AFFORDABLE home in Milton, FL. Well, good news - you just FOUND THE RIGHT HOME! Featuring 3 bedrooms & 2 bathrooms, this all-brick home with a 2-car, side-entry garage is now offered for sale! Literally 5 short minutes to NAS Whiting Field, the home is situated on more than a 1/2 acre corner lot, so you have plenty of space to SPREAD out. The backyard is complete with a 6' foot wooden privacy fence, and the front yard is secured with chain linked fencing. The front entryway has a covered patio, and through the front door you're greeted by the main living room with a corner, tiled fireplace (never been used) & plant ledges. Off to the left you'll find the spacious master suite with a ceiling fan & walk-in closet. A shower/tub combination can be found in the master bathroom. Off the main living room is an archway leading into the kitchen/dining combo. A spacious pantry, plenty of custom oak cabinets & counter top space allow for easy food preparation and storage. Appliances include an electric smooth-top range/oven & a dishwasher. The refrigerator is negotiable. The inside laundry room with washer/dryer hookups is located right off the kitchen in between the 2-car garage -- so bringing in the groceries directly into the kitchen area is convenient!! A sliding glass door in the dining area leads to the covered, screened patio & out to the humongous backyard. Two generously-sized guest bedrooms & a guest bathroom are on the opposite side of the home from the master bedroom (again, added privacy)! Hurricane protection devices are available for this home so that you'll have some peace of mind during a potential tropical weather system. Too many features to name, so schedule a private tour immediately. You DO NOT want this opportunity to ESCAPE YOU.

6. 2014-06-26
   listed $122,000 1844-char remark

   Show marketing remark (1844 chars)

   You're looking for a NEWER, AFFORDABLE home in Milton, FL. Well, good news - you just FOUND THE RIGHT HOME! Featuring 3 bedrooms & 2 bathrooms, this all-brick home with a 2-car, side-entry garage is now offered for sale! Literally 5 short minutes to NAS Whiting Field, the home is situated on more than a 1/2 acre corner lot, so you have plenty of space to SPREAD out. The backyard is complete with a 6' foot wooden privacy fence, and the front yard is secured with chain linked fencing. The front entryway has a covered patio, and through the front door you're greeted by the main living room with a corner, tiled fireplace (never been used) & plant ledges. Off to the left you'll find the spacious master suite with a ceiling fan & walk-in closet. A shower/tub combination can be found in the master bathroom. Off the main living room is an archway leading into the kitchen/dining combo. A spacious pantry, plenty of custom oak cabinets & counter top space allow for easy food preparation and storage. Appliances include an electric smooth-top range/oven & a dishwasher. The refrigerator is negotiable. The inside laundry room with washer/dryer hookups is located right off the kitchen in between the 2-car garage -- so bringing in the groceries directly into the kitchen area is convenient!! A sliding glass door in the dining area leads to the covered, screened patio & out to the humongous backyard. Two generously-sized guest bedrooms & a guest bathroom are on the opposite side of the home from the master bedroom (again, added privacy)! Hurricane protection devices are available for this home so that you'll have some peace of mind during a potential tropical weather system. Too many features to name, so schedule a private tour immediately. You DO NOT want this opportunity to ESCAPE YOU.

7. 2014-06-18
   historical
8. 2013-06-04
   listed $123,500
9. 2011-09-07
   historical
10. 2011-04-07
    listed $137,000
11. 2005-03-30
    soldstatus $136,000
12. 2005-03-28
    soldstatus $136,000
13. 2005-02-25
    listed $136,000
14. 2003-05-30
    soldstatus $89,400
15. 2003-01-21
    listed $89,400

ⓘ 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: $858 · $71/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,425/yr (+$119/mo · 166.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,335
• − Mortgage interest: −$15,404
• − Property taxes: −$858
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$8,000
• Taxable loss: −$5,195
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $933/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 — Point Baker

• Score: 63/100
• State rank: #735
• US rank: #15840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Point Baker, FL
• County: Santa Rosa County · 194,764 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 37,197
• Household income: $77,222
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 590.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 7% Black 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

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: ▼ -51.06%
• Current HPI: 287.7469
• Rent YoY: ▲ 2.70%
• 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

+207.6% since first listed

15 events — show timeline

• 2026-05-18 Pending — PARMLS
• 2026-04-23 Contingent — PARMLS
• 2026-04-01 Listed $275,000 PARMLS
• 2014-08-21 Sold (Public Records) $120,000 Public Records
• 2014-08-18 Sold (MLS) $120,000 PARMLS
• 2014-06-26 Listed $122,000 PARMLS
• 2014-06-18 Listing Removed — PARMLS
• 2013-06-04 Listed $123,500 PARMLS
• 2011-09-07 Listing Removed — PARMLS
• 2011-04-07 Listed $137,000 PARMLS
• 2005-03-30 Sold (Public Records) $136,000 Public Records
• 2005-03-28 Sold (MLS) $136,000 PARMLS
• 2005-02-25 Listed $136,000 PARMLS
• 2003-05-30 Sold (MLS) $89,400 PARMLS
• 2003-01-21 Listed $89,400 PARMLS

Property tax history

+3.1%/yr

Latest (2025): $858 · +7.7% YoY. Source: county tax records.