6480 Gaynell Ave · Milton, FL 32570

$199,500

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 118 Days on market

Built 1957 8,712 sqft lot Est $231k · 14% 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 +21.3/30.0
• ARV discount +13.6/15.0
• DSCR +6.8/10.0
• Schools +5.3/10.0
• 1% rule +4.4/10.0
• 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

Newly Renovated- Lovely home in a well established neighborhood. Fall in love with all the new updates this 3/2 home has to offer including all new kitchen appliances, cabinets and countertops. The home has new A/C and electrical, newly renovated kitchen and bathrooms, an indoor laundry area and fresh paint and flooring throughout. The large fenced back yard is perfect for children and/or pets. Plumbing completely replaced. It is also conveniently located in Milton; close to shopping and schools. This home is priced to sell and won't last long.

Key facts

• Updated appliances
• Updated water heater
• Big bonus room

Tags

• UPDATED APPLIANCES
• UPDATED ROOF
• UPDATED HVAC
• UPDATED WATER HEATER
• BIG BONUS ROOM
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No association; Association fee frequency listed as annually (if applicable)

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Electric with circuit breakers and copper wiring
• Home design: Single-story home; Resale property; Not attached (detached dwelling); Homestead exempt
• Construction: Frame construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Privacy fencing in the back yard; Interior lot; Paved, county-maintained road access

Interior

• Kitchen: Updated kitchen; Laminate countertops; Stainless appliances; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Bathrooms were last updated about 6–10 years ago
• Heating & cooling: Central heating; Central air; Ceiling fans; Heat pump (energy-efficient feature)
• Interior features: Baseboards; Ceiling fans; Bonus room
• Laundry & utility: Washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $291 ($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 $187k (6.1% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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); 365 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 118 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $200k implies a 90% gain — meaningful room to come down on a strong offer.

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 $181,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.94% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $230,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6483 Skyline Dr	0.20mi	4/1.0 (+1)	1,392 (-5%)	11mo	$137,500	$99	65
5913 Savannah Dr	0.52mi	3/2.0	1,532 (+5%)	4mo	$242,050	$158	65
5999 Savannah Dr	0.69mi	3/2.0	1,463 (+0%)	6mo	$230,000	$157	62
6562 Julia Dr	0.31mi	3/1.0	1,324 (-9%)	7mo	$183,000	$138	60
6504 Julia Dr	0.37mi	3/1.0	1,324 (-9%)	5mo	$183,900	$139	59
6052 Savannah Dr	0.51mi	3/2.0	1,320 (-10%)	2mo	$230,000	$174	58
6466 Charleston Ct	0.40mi	3/2.0	1,344 (-8%)	13mo	$220,000	$164	57
6060 Savannah Dr	0.49mi	3/2.0	1,367 (-6%)	12mo	$215,000	$157	57
6020 Oakwood Dr	0.48mi	3/2.0	1,548 (+6%)	14mo	$280,000	$181	56
6577 Kennington Cir	0.40mi	4/3.0 (+1)	1,593 (+9%)	4mo	$264,000	$166	54
6415 Julia Dr	0.45mi	3/1.0	1,252 (-14%)	5mo	$190,000	$152	47
6736 Nichols Dr	0.72mi	4/2.0 (+1)	1,638 (+12%)	9mo	$285,000	$174	33

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-14,476
• Equity at exit: $29,746

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $8,564
• Equity at exit: $17,249

Cash invested: $55,860 (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: 365
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $291

Break-even live

Break-even rent $1,506

Max offer price $199,500

Occupancy floor 79%

Sensitivity live

Price	-10% $403	-5% $347	+0% $291	+5% $234	+10% $178
Rent	-10% $143	-5% $217	+0% $291	+5% $365	+10% $439
Rate	-1.0pp $391	-0.5pp $341	base $291	+0.5pp $239	+1.0pp $186

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6460 Stewart St Milton, FL	1.0–3.0	1.0–2.0	872	$1,500	$1.72	26d	1	0.28mi
6707 Cedar Ridge Cir Milton, FL	3.0	2.5	1669	$1,900	$1.14	16d	1	0.80mi
6716 Barnwood Dr Milton, FL	3.0	2.0	1753	$1,850	$1.06	26d	1	1.05mi
6747 Weathered Dr Milton, FL	3.0	2.0	1546	$1,800	$1.16	26d	1	1.07mi
5733 Orange St Milton, FL	3.0	1.5	1640	$1,500	$0.91	26d	1	1.11mi

Listing history 32 events

1. 2026-06-23
   days on market $199,500 Active 118 DOM
2. 2026-06-22
   days on market $199,500 Active 117 DOM
3. 2026-06-18
   days on market $199,500 Active 114 DOM
4. 2026-06-17
   days on market $199,500 Active 113 DOM
5. 2026-06-16
   days on market $199,500 Active 112 DOM
6. 2026-06-15
   days on market $199,500 Active 111 DOM
7. 2026-06-14
   days on market $199,500 Active 109 DOM
8. 2026-06-10
   days on market $199,500 Active 106 DOM
9. 2026-06-09
   days on market $199,500 Active 105 DOM
10. 2026-06-08
    days on market $199,500 Active 104 DOM
11. 2026-06-07
    days on market $199,500 Active 103 DOM
12. 2026-06-05
    days on market $199,500 Active 100 DOM
13. 2026-06-03
    days on market $199,500 Active 99 DOM
14. 2026-06-02
    days on market $199,500 Active 98 DOM
15. 2026-06-01
    days on market $199,500 Active 97 DOM
16. 2026-05-31
    days on market $199,500 Active 96 DOM
17. 2026-05-31
    days on market $199,500 Active 95 DOM
18. 2026-05-13
    price $199,500
19. 2026-04-13
    price $205,000
20. 2026-03-23
    price $219,900
21. 2026-02-24
    listed $225,000 Active
22. 2019-09-23
    soldstatus $105,000
23. 2019-09-02
    soldstatus $105,000 551-char remark

    Show marketing remark (551 chars)

    Newly Renovated- Lovely home in a well established neighborhood. Fall in love with all the new updates this 3/2 home has to offer including all new kitchen appliances, cabinets and countertops. The home has new A/C and electrical, newly renovated kitchen and bathrooms, an indoor laundry area and fresh paint and flooring throughout. The large fenced back yard is perfect for children and/or pets. Plumbing completely replaced. It is also conveniently located in Milton; close to shopping and schools. This home is priced to sell and won't last long.

24. 2019-07-25
    listed $105,000 551-char remark

    Show marketing remark (551 chars)

    Newly Renovated- Lovely home in a well established neighborhood. Fall in love with all the new updates this 3/2 home has to offer including all new kitchen appliances, cabinets and countertops. The home has new A/C and electrical, newly renovated kitchen and bathrooms, an indoor laundry area and fresh paint and flooring throughout. The large fenced back yard is perfect for children and/or pets. Plumbing completely replaced. It is also conveniently located in Milton; close to shopping and schools. This home is priced to sell and won't last long.

25. 2019-01-30
    soldstatus $245,000
26. 2018-12-22
    historical
27. 2018-10-22
    listed $45,000
28. 2004-12-15
    soldstatus $32,000
29. 2004-12-13
    soldstatus $32,000
30. 2004-06-28
    listed $42,000
31. 2004-06-25
    historical
32. 2004-03-01
    listed $38,745

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$932/yr (+$78/mo · 128.9%)

ⓘ 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 ≥106°F today · 20 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: $22,483
• − Mortgage interest: −$11,175
• − Property taxes: −$723
• − Insurance: −$998
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$5,804
• Taxable income: $186
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,442/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

• 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

+414.9% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $199,500 PARMLS
• 2026-04-13 Price Changed $205,000 PARMLS
• 2026-03-23 Price Changed $219,900 PARMLS
• 2026-02-24 Listed $225,000 PARMLS
• 2019-09-23 Sold (Public Records) $105,000 Public Records
• 2019-09-02 Sold (MLS) $105,000 PARMLS
• 2019-07-25 Listed $105,000 PARMLS
• 2019-01-30 Sold (Public Records) $245,000 Public Records
• 2018-12-22 Listing Removed — PARMLS
• 2018-10-22 Listed $45,000 PARMLS
• 2004-12-15 Sold (Public Records) $32,000 Public Records
• 2004-12-13 Sold (MLS) $32,000 PARMLS
• 2004-06-28 Listed $42,000 PARMLS
• 2004-06-25 Listing Removed — PARMLS
• 2004-03-01 Listed $38,745 PARMLS

Property tax history

+2.8%/yr

Latest (2025): $723 · +8.3% YoY. Source: county tax records.