6571 Cedar St · Milton, FL 32570

$192,400

3 bd · 2.0 ba · 1,711 sqft · SingleFamily public records · 229 Days on market

Built 1957 0.41 ac lot Est $238k · 19% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 3 bedroom 2 bath home in established neighborhood. Fenced back yard, covered patio, hardwood floors. This won't last long so be ready to make this your home.

Key facts

• New water heater
• Bonus room
• New kitchen cabinets

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW KITCHEN CABINETS
• NEW WATER HEATER
• BONUS ROOM
• SCREENED-IN BACK PORCH
• PARTIALLY FENCED BACKYARD

Property features AI

Finance

• Other: Lot size approximately 0.41 acres; Building area approximately 1,711 square feet
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Circuit breaker electrical service
• Home design: Single-story home; Resale property; Not attached to other units; Insulation and insulated walls
• Construction: Brick and frame construction; Off-grade foundation
• Exterior features: Partial fencing; Paved, public-maintained road access; Central access lot feature; Roof: see remarks

Interior

• Kitchen: Updated kitchen; New cabinets and countertops installed in 2025; Electric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 14' x 12'); Two additional bedrooms on the first floor (each approx. 12' x 12')
• Flooring: Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Hardwood flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (0.2% below list).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.6% in 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 78/100 on livability (#166 in FL, #2,480 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, 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 (+2.7%/yr); 360 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $129k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $237,829
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6606 Lee St	0.13mi	3/2.0	1,564 (-9%)	5mo	$240,000	$153	75
6623 Ridge Crest Dr	0.63mi	3/2.0	1,750 (+2%)	4mo	$265,000	$151	63
5733 Pecan St	0.12mi	4/3.0 (+1)	1,905 (+11%)	5mo	$265,000	$139	62
6582 Lee St	0.12mi	4/2.0 (+1)	1,469 (-14%)	5mo	$195,000	$133	61
6413 Sanders St	0.54mi	3/2.0	1,825 (+7%)	3mo	$329,700	$181	61
6807 Chaffin St	0.74mi	3/2.0	1,664 (-3%)	0mo	$190,000	$114	60
6518 Robin Ave	0.45mi	3/2.0	1,560 (-9%)	5mo	$120,000	$77	60
5589 Birch St	0.36mi	3/2.0	1,458 (-15%)	3mo	$174,500	$120	56
6481 Colonial Dr	0.38mi	3/1.5	1,507 (-12%)	6mo	$105,000	$70	55
5913 Savannah Dr	0.67mi	3/2.0	1,532 (-10%)	4mo	$242,050	$158	48
6902 Hanover Ct	0.62mi	4/2.0 (+1)	1,916 (+12%)	1mo	$369,000	$193	46
5905 Little Leaf Ct	0.47mi	4/2.5 (+1)	1,940 (+13%)	5mo	$262,000	$135	45

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-15,890
• Equity at exit: $28,687

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,209
• Equity at exit: $16,635

Cash invested: $53,872 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,009
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $249

Break-even live

Break-even rent $1,604

Max offer price $192,400

Occupancy floor 82%

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: $48,100
• Closing costs: $5,772
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5733 Orange St Milton, FL	3.0	1.5	1640	$1,500	$0.91	23d	1	0.18mi
6716 Barnwood Dr Milton, FL	3.0	2.0	1753	$1,850	$1.06	23d	1	0.46mi
6747 Weathered Dr Milton, FL	3.0	2.0	1546	$1,800	$1.16	23d	1	0.53mi
6707 Cedar Ridge Cir Milton, FL	3.0	2.5	1669	$1,900	$1.14	14d	1	0.70mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	14d	1	0.89mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	23d	1	0.89mi
5357 Locklin Ave Milton, FL	3.0	1.0	1100	$1,700	$1.55	14d	1	0.97mi
5555 Hannah St Milton, FL	3.0	2.0	2010	$1,900	$0.95	23d	1	1.00mi

Listing history 25 events

1. 2026-06-10
   days on market $192,400 Active 229 DOM
2. 2026-06-09
   days on market $192,400 Active 228 DOM
3. 2026-06-08
   days on market $192,400 Active 227 DOM
4. 2026-06-07
   days on market $192,400 Active 226 DOM
5. 2026-06-05
   days on market $192,400 Active 223 DOM
6. 2026-06-03
   days on market $192,400 Active 222 DOM
7. 2026-06-02
   days on market $192,400 Active 221 DOM
8. 2026-06-01
   days on market $192,400 Active 220 DOM
9. 2026-05-31
   days on market $192,400 Active 219 DOM
10. 2026-05-31
    days on market $192,400 Active 218 DOM
11. 2026-01-26
    price $192,400
12. 2025-12-25
    price $194,900
13. 2025-10-24
    listed $199,900 Active
14. 2021-08-16
    status Pending 167-char remark

    Show marketing remark (167 chars)

    This is a 3 bedroom 2 bath home in established neighborhood. Fenced back yard, covered patio, hardwood floors. This won't last long so be ready to make this your home.

15. 2021-08-11
    soldstatus $129,000
16. 2021-08-10
    soldstatus $129,000 Sold 167-char remark

    Show marketing remark (167 chars)

    This is a 3 bedroom 2 bath home in established neighborhood. Fenced back yard, covered patio, hardwood floors. This won't last long so be ready to make this your home.

17. 2021-05-10
    historical Contingent 167-char remark

    Show marketing remark (167 chars)

    This is a 3 bedroom 2 bath home in established neighborhood. Fenced back yard, covered patio, hardwood floors. This won't last long so be ready to make this your home.

18. 2021-03-31
    status Active 167-char remark

    Show marketing remark (167 chars)

    This is a 3 bedroom 2 bath home in established neighborhood. Fenced back yard, covered patio, hardwood floors. This won't last long so be ready to make this your home.

19. 2021-03-19
    listed Contingent 167-char remark

    Show marketing remark (167 chars)

    This is a 3 bedroom 2 bath home in established neighborhood. Fenced back yard, covered patio, hardwood floors. This won't last long so be ready to make this your home.

20. 2021-03-03
    listed $129,900 167-char remark

    Show marketing remark (167 chars)

    This is a 3 bedroom 2 bath home in established neighborhood. Fenced back yard, covered patio, hardwood floors. This won't last long so be ready to make this your home.

21. 1998-04-07
    soldstatus $56,000
22. 1993-12-27
    soldstatus $42,900
23. 1987-03-01
    soldstatus $39,500
24. 1978-07-01
    soldstatus $27,667
25. 1976-03-01
    soldstatus $23,000

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,031
• − Mortgage interest: −$10,777
• − Property taxes: −$2,134
• − Insurance: −$962
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$5,597
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $3,021/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 — Milton

• Score: 78/100
• State rank: #166
• US rank: #2480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milton, FL
• County: Santa Rosa County · 194,764 people
• City population: 69,025
• 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

+736.5% since first listed

15 events — show timeline

• 2026-01-26 Price Changed $192,400 PARMLS
• 2025-12-25 Price Changed $194,900 PARMLS
• 2025-10-24 Listed $199,900 PARMLS
• 2021-08-16 Pending — PARMLS
• 2021-08-11 Sold (Public Records) $129,000 Public Records
• 2021-08-10 Sold (MLS) $129,000 PARMLS
• 2021-05-10 Contingent — PARMLS
• 2021-03-31 Relisted — PARMLS
• 2021-03-19 Listed — PARMLS
• 2021-03-03 Listed $129,900 PARMLS
• 1998-04-07 Sold (Public Records) $56,000 Public Records
• 1993-12-27 Sold (Public Records) $42,900 Public Records
• 1987-03-01 Sold (Public Records) $39,500 Public Records
• 1978-07-01 Sold (Public Records) $27,667 Public Records
• 1976-03-01 Sold (Public Records) $23,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,134 · -4.2% YoY. Source: county tax records.