6201 Silver Oak Dr · Point Baker, FL 32570

$175,000

2 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 19 Days on market

Built 1983 0.55 ac lot Est $224k · 22% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained two bedroom one bath home in a quiet subdivision. Home is equipped with whole house propane generator. The unit is not currently functioning at this time, but could easily be fixed. Owner will not repair unit. Master bedroom boasts his and hers closets, and its own entry to the bathroom. Breakfast nook and formal dining as well. Backyard is fenced with a nice yard building to be included. ALL INFORMATION BELIEVED TO BE CORRECT, BUT NOT TO BE RELIED UPON. BUYER TO SATISFY HIM/HERSELF TO SQUARE FOOTAGE, ROOM SIZES, ACREAGE, ZONING, SCHOOL ZONES AND ALL OTHER MATERIAL FACTS.

Key facts

• Brick home
• Outdoor space
• Fenced backyard

Tags

• BRICK HOME
• FENCED BACKYARD
• SCREENED-IN BACK PORCH
• OUTDOOR SPACE
• NEW HVAC SYSTEM

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Electric service with circuit breakers; Septic tank sewer
• Home design: Single-story brick home; Not attached to another property; Resale property; Homestead exemption
• Construction: Composition roof; Slab foundation
• Exterior features: Paved road access; Central access lot feature; Does not allow horses

Interior

• Kitchen: Eat-in kitchen; Formal dining room
• Bedrooms: Master bedroom on the first floor (approx. 11.5 x 13.67); Second bedroom on the first floor (approx. 11.83 x 11.33)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Storm door(s); Double-pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 $171k (2.1% below list).
• Recommended offer: $171k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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: schools F, amenities F, 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; 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 $5k 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 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $70k; list at $175k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $171,268 (2.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $223,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7504 Bowers Dr	0.20mi	3/2.0 (+1)	1,250 (+3%)	4mo	$229,900	$184	74
6478 Hickorywood Dr	0.65mi	3/2.0 (+1)	1,320 (+8%)	20mo	$210,000	$159	30

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-9,206
• Equity at exit: $26,093

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $14,994
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $310

Break-even live

Break-even rent $1,320

Max offer price $175,000

Occupancy floor 77%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   status $175,000 Pending 19 DOM
2. 2026-06-18
   days on market $175,000 Active 19 DOM
3. 2026-06-17
   days on market $175,000 Active 18 DOM
4. 2026-06-16
   days on market $175,000 Active 17 DOM
5. 2026-06-15
   days on market $175,000 Active 16 DOM
6. 2026-06-14
   days on market $175,000 Active 14 DOM
7. 2026-06-10
   days on market $175,000 Active 11 DOM
8. 2026-06-09
   days on market $175,000 Active 10 DOM
9. 2026-06-08
   days on market $175,000 Active 9 DOM
10. 2026-06-07
    days on market $175,000 Active 8 DOM
11. 2026-06-05
    days on market $175,000 Active 5 DOM
12. 2026-06-03
    days on market $175,000 Active 4 DOM
13. 2026-06-02
    days on market $175,000 Active 3 DOM
14. 2026-06-01
    days on market $175,000 Active 2 DOM
15. 2026-05-31
    remarks 514-char remark
16. 2026-05-31
    listed $175,000 Active 1 DOM

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$824/yr (+$69/mo · 131.0%)

ⓘ 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 5/10 Major
• 🌡 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: $20,552
• − Mortgage interest: −$9,803
• − Property taxes: −$629
• − Insurance: −$875
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,091
• Taxable income: $866
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $3,512/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

• 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

+343.0% since first listed

9 events — show timeline

• 2026-05-30 Listed $175,000 PARMLS
• 2017-04-03 Sold (Public Records) $70,000 Public Records
• 2017-03-31 Sold (MLS) $70,000 PARMLS
• 2017-02-06 Listed $72,950 PARMLS
• 2002-01-15 Sold (Public Records) $52,500 Public Records
• 2002-01-14 Sold (MLS) $52,500 PARMLS
• 2001-10-10 Listed $52,500 PARMLS
• 1985-12-01 Sold (Public Records) $38,500 Public Records
• 1983-12-01 Sold (Public Records) $39,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $629 · +9.1% YoY. Source: county tax records.