5607 Osceola St · Milton, FL 32570

$110,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily · 31 Days on market

Built 1960 Poor condition 1.69 ac lot Est $188k · 41% under

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Why this score? — see what drove the B+ 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! 1.69 Acre Parcel Zoned R1M. Leaves room to renovate current home and add mobile home on divided lot if desired. Central to Downtown Milton and close to Blackwater river recreational parks. The Home requires significant repairs to finance, but seller may consider FHA 203k loan. 2 Bedrooms 1 Bath with spacious kitchen and dining room. Cash only otherwise. Call your agent today for info.

Key facts

• 1.69 acre parcel
• Zoned r1m
• 1.69 acre lot

Tags

• 1.69 ACRE PARCEL
• ZONED R1M
• CENTRAL TO DOWNTOWN MILTON

Property features AI

Finance

• Other: Lot size approximately 1.69 acres; Building area approximately 1,080 square feet; Directions: From Stewart St and Munson Hwy head east, then north on Osceola
• Financial info: None listed
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Security: None listed
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers
• Home design: One-story frame home; Resale property; Not attached to another property; Composition roof; County-maintained road access
• Construction: Frame construction; Off-grade foundation; One level
• Exterior features: Corner lot

Interior

• Kitchen: Electric water heater (listed under appliances)
• Bedrooms: Main-level bedroom (approximately 12' x 15')
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window heating units; Wall/window cooling units
• Interior features: Hardwood floors; Double-pane windows
• Laundry & utility: None listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $761 of loan paydown is wiped out by about $3k 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 + 2.7% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $187,920
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6844 Ferris Hill St	0.19mi	3/2.0 (+1)	1,150 (+6%)	2mo	$240,000	$209	70
5544 Hill St	0.19mi	3/2.0 (+1)	1,120 (+4%)	7mo	$189,900	$170	70
5540 Hill St	0.21mi	3/2.0 (+1)	1,120 (+4%)	7mo	$195,000	$174	70
6760 North Ave	0.37mi	3/2.0 (+1)	1,173 (+9%)	12mo	$222,000	$189	50
6756 North Ave	0.41mi	3/2.0 (+1)	1,173 (+9%)	11mo	$219,000	$187	48
6804 Dixon St	0.48mi	3/2.0 (+1)	1,220 (+13%)	4mo	$200,000	$164	44
5628 Juniper St	0.26mi	3/1.0 (+1)	920 (-15%)	22mo	$159,900	$174	39
5796 Washington St	0.69mi	3/2.0 (+1)	1,200 (+11%)	4mo	$199,900	$167	38
6740 Cotter Dr	0.67mi	3/2.0 (+1)	1,218 (+13%)	6mo	$225,000	$185	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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,788
• Equity at exit: $16,401

10-year hold

• IRR: 14.1%
• Equity multiple: 2.11×
• Total profit: $34,297
• Equity at exit: $9,511

Cash invested: $30,800 (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 32570

• Home prices YoY: -15.1%
• Rents YoY: 2.7%
• Active inventory: 360
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $377

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 69%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5394 Munson Hwy Milton, FL	2.0	2.0	900	$1,250	$1.39	14d	1	0.21mi
5376 Conecuh St Milton, FL	2.0	1.0	730	$1,400	$1.92	23d	1	0.61mi
6593 Lee St Unit B Milton, FL	2.0	1.0	750	$1,300	$1.73	21d	1	0.90mi
6567 Park Ave Unit A Milton, FL	1.0	1.0	703	$925	$1.32	14d	1	1.01mi
6567 Park Ave NW Unit D Milton, FL	1.0	1.0	703	$925	$1.32	23d	1	1.01mi
5357 Locklin Ave Milton, FL	3.0	1.0	1100	$1,700	$1.55	14d	1	1.16mi

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 31 DOM
2. 2026-06-17
   days on market $110,000 Active 30 DOM
3. 2026-06-16
   days on market $110,000 Active 29 DOM
4. 2026-06-15
   days on market $110,000 Active 28 DOM
5. 2026-06-14
   days on market $110,000 Active 26 DOM
6. 2026-06-10
   days on market $110,000 Active 23 DOM
7. 2026-06-09
   days on market $110,000 Active 22 DOM
8. 2026-06-08
   days on market $110,000 Active 21 DOM
9. 2026-06-07
   days on market $110,000 Active 20 DOM
10. 2026-06-05
    days on market $110,000 Active 17 DOM
11. 2026-06-03
    days on market $110,000 Active 16 DOM
12. 2026-06-02
    days on market $110,000 Active 15 DOM
13. 2026-06-01
    days on market $110,000 Active 14 DOM
14. 2026-05-31
    days on market $110,000 Active 13 DOM
15. 2026-05-31
    days on market $110,000 Active 12 DOM
16. 2026-05-18
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 21 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: $17,277
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,200
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,818/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including landscaping, kitchen and bath updates, and interior wall repair. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major exterior overgrowth — Vegetation covers the front yard and surrounding area
• Major kitchen flooring — Worn-out flooring
• Major bath flooring — Worn-out flooring
• Major kitchen countertops — Cluttered countertops
• Major bath countertops — Cluttered countertops
• Major kitchen appliances — Outdated appliances
• Major bath appliances — Outdated appliances
• Major interior walls — Worn-out paint and peeling walls
• Major landscaping — Overgrown vegetation covers the front yard and surrounding area

Value-add opportunities

• Both landscaping and exterior overgrowth removal — Improves curb appeal and property value
• Both kitchen and bath flooring replacement — Enhances functionality and aesthetics
• Both kitchen and bath countertops replacement — Enhances functionality and aesthetics
• Both kitchen and bath appliance replacement — Enhances functionality and aesthetics
• Both interior wall repair and painting — Enhances aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior overgrowth · Vegetation covers the front yard and surrounding area	Major	$15,000–50,000
kitchen flooring · Worn-out flooring	Major	$15,000–50,000
bath flooring · Worn-out flooring	Major	$15,000–50,000
kitchen countertops · Cluttered countertops	Major	$15,000–50,000
bath countertops · Cluttered countertops	Major	$15,000–50,000
kitchen appliances · Outdated appliances	Major	$15,000–50,000
bath appliances · Outdated appliances	Major	$15,000–50,000
interior walls · Worn-out paint and peeling walls	Major	$15,000–50,000
landscaping · Overgrown vegetation covers the front yard and surrounding area	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both landscaping and exterior overgrowth removal — Improves curb appeal and property value ↑
• Both kitchen and bath flooring replacement — Enhances functionality and aesthetics ↑
• Both kitchen and bath countertops replacement — Enhances functionality and aesthetics ↑
• Both kitchen and bath appliance replacement — Enhances functionality and aesthetics ↑
• Both interior wall repair and painting — Enhances aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-18 Listed $110,000 PARMLS