6407 Skyline Dr · Milton, FL 32570

$212,500

4 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 63 Days on market

Built 1958 7,840 sqft lot Est $194k · 9% over

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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 +21.0/30.0
• DSCR +6.7/10.0
• Schools +5.3/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• ARV discount +3.3/15.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The perfect, newly-renovated starter home! Located within a mile of the newly built Publix shopping center, this up and coming neighborhood is the place to be. The 4bed/2 bath home features a 2022 roof, new siding, new water heater, HVAC, and more! Interior includes new LVP flooring and fresh paint throughout! Enjoy cooking meals in your 2023 updated kitchen with modern cabinetry and stainless appliances. Not a single detail has been overlooked for this turn-key, move in ready beauty. This home is just a short commute to downtown Milton, shopping, Blackwater River, and Whiting Air Field. Call Today!

Key facts

• Roomy cabinets
• Open family room
• Recently renovated

Tags

• RECENTLY RENOVATED
• OPEN FAMILY ROOM
• AMPLE COUNTERTOP SPACE
• CENTER ISLAND
• ROOMY CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 spaces per unit
• Utilities: Public sewer; Electric service with circuit breakers and copper wiring; Public water
• Home design: Single-story block construction; Slab foundation; One-level entry; Resale property; Not attached (detached)
• Construction: Block construction; Slab foundation; Composition roof; Insulated walls (green energy efficient)
• Exterior features: Composition roof; Paved road access; Central access (lot feature); Public water

Interior

• Kitchen: Kitchen fully remodeled in 2023 with new cabinets, countertops, appliances, and hardware; Eat-in kitchen and breakfast bar
• Bedrooms: Primary bedroom on the first floor (12 x 12); Two additional bedrooms on the first floor (each 12 x 12)
• Flooring: Tile throughout
• Bathrooms: Two full bathrooms; Full bathroom fully remodeled in 2023 with new vanity, countertop, tile showers, toilets, and light fixtures
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Insulated doors; Tile flooring; Updated kitchen and bathrooms (remodeled 2023)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $301 ($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 $205k (3.3% below list).
• Recommended offer: $200k (6.0% 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.
• Market conditions: Rents rising (+2.7%/yr); 360 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 63 days — a 6% lower offer ($200k) 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.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $199,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 0.97% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6400 Gaynell Ave	0.04mi	3/2.0 (-1)	1,167 (+8%)	12mo	$229,000	$196	69
6456 Gaynell Ave	0.17mi	3/1.0 (-1)	1,152 (+7%)	5mo	$178,000	$155	68
6094 Syrcle Ave	0.27mi	3/2.0 (-1)	1,120 (+4%)	10mo	$233,000	$208	67
6017 Syrcle Ave	0.29mi	3/1.5 (-1)	1,050 (-3%)	15mo	$170,000	$162	62
6098 Syrcle Ave	0.26mi	3/2.0 (-1)	1,152 (+7%)	15mo	$185,000	$161	59
6463 Skyline Dr	0.13mi	3/1.0 (-1)	1,152 (+7%)	19mo	$190,000	$165	58
6409 Julia Dr	0.30mi	3/1.0 (-1)	1,000 (-7%)	12mo	$191,000	$191	55
6435 Appaloosa Ave	0.18mi	3/2.0 (-1)	1,182 (+9%)	21mo	$195,000	$165	54
5996 Savannah Dr	0.60mi	3/2.0 (-1)	1,144 (+6%)	7mo	$199,900	$175	51
6439 Kennington Cir	0.50mi	3/2.0 (-1)	1,215 (+12%)	4mo	$219,000	$180	47
6003 Savannah Dr	0.59mi	3/2.0 (-1)	1,153 (+7%)	11mo	$249,000	$216	47
6635 Wesdon Ct	0.73mi	3/1.5 (-1)	1,008 (-7%)	1mo	$185,000	$184	47

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-15,964
• Equity at exit: $31,684

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $7,993
• Equity at exit: $18,373

Cash invested: $59,500 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$1,114
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $301

Break-even live

Break-even rent $1,673

Max offer price $212,500

Occupancy floor 80%

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	23d	1	0.46mi

Listing history 31 events

1. 2026-06-18
   days on market $212,500 Active 63 DOM
2. 2026-06-17
   days on market $212,500 Active 62 DOM
3. 2026-06-16
   days on market $212,500 Active 61 DOM
4. 2026-06-15
   days on market $212,500 Active 60 DOM
5. 2026-06-14
   days on market $212,500 Active 58 DOM
6. 2026-06-10
   days on market $212,500 Active 55 DOM
7. 2026-06-09
   days on market $212,500 Active 54 DOM
8. 2026-06-08
   days on market $212,500 Active 53 DOM
9. 2026-06-07
   days on market $212,500 Active 52 DOM
10. 2026-06-05
    days on market $212,500 Active 49 DOM
11. 2026-06-03
    days on market $212,500 Active 48 DOM
12. 2026-06-02
    days on market $212,500 Active 47 DOM
13. 2026-06-01
    days on market $212,500 Active 46 DOM
14. 2026-05-31
    days on market $212,500 Active 45 DOM
15. 2026-05-31
    days on market $212,500 Active 44 DOM
16. 2026-05-21
    price $212,500
17. 2026-04-16
    listed $217,500 Active
18. 2023-08-16
    soldstatus $192,000
19. 2023-08-08
    soldstatus $192,000 Sold 606-char remark

    Show marketing remark (606 chars)

    The perfect, newly-renovated starter home! Located within a mile of the newly built Publix shopping center, this up and coming neighborhood is the place to be. The 4bed/2 bath home features a 2022 roof, new siding, new water heater, HVAC, and more! Interior includes new LVP flooring and fresh paint throughout! Enjoy cooking meals in your 2023 updated kitchen with modern cabinetry and stainless appliances. Not a single detail has been overlooked for this turn-key, move in ready beauty. This home is just a short commute to downtown Milton, shopping, Blackwater River, and Whiting Air Field. Call Today!

20. 2023-07-03
    status Pending 606-char remark

    Show marketing remark (606 chars)

    The perfect, newly-renovated starter home! Located within a mile of the newly built Publix shopping center, this up and coming neighborhood is the place to be. The 4bed/2 bath home features a 2022 roof, new siding, new water heater, HVAC, and more! Interior includes new LVP flooring and fresh paint throughout! Enjoy cooking meals in your 2023 updated kitchen with modern cabinetry and stainless appliances. Not a single detail has been overlooked for this turn-key, move in ready beauty. This home is just a short commute to downtown Milton, shopping, Blackwater River, and Whiting Air Field. Call Today!

21. 2023-06-29
    listed $205,000 Active 606-char remark

    Show marketing remark (606 chars)

    The perfect, newly-renovated starter home! Located within a mile of the newly built Publix shopping center, this up and coming neighborhood is the place to be. The 4bed/2 bath home features a 2022 roof, new siding, new water heater, HVAC, and more! Interior includes new LVP flooring and fresh paint throughout! Enjoy cooking meals in your 2023 updated kitchen with modern cabinetry and stainless appliances. Not a single detail has been overlooked for this turn-key, move in ready beauty. This home is just a short commute to downtown Milton, shopping, Blackwater River, and Whiting Air Field. Call Today!

22. 2021-11-22
    historical
23. 2021-11-08
    price $54,500
24. 2021-10-26
    status Active
25. 2021-10-26
    historical
26. 2021-10-08
    price $67,900
27. 2021-09-22
    price $79,900
28. 2021-09-12
    listed $89,900 Active
29. 2007-11-09
    soldstatus $55,600
30. 1994-11-01
    soldstatus $18,100
31. 1990-10-01
    soldstatus $20,000

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$335/yr (+$28/mo · 23.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $24,647
• − Mortgage interest: −$11,903
• − Property taxes: −$1,429
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$6,182
• Taxable income: $127
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $3,577/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

+962.5% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $212,500 PARMLS
• 2026-04-16 Listed $217,500 PARMLS
• 2023-08-16 Sold (Public Records) $192,000 Public Records
• 2023-08-08 Sold (MLS) $192,000 ECAR
• 2023-07-03 Pending — ECAR
• 2023-06-29 Listed $205,000 ECAR
• 2021-11-22 Listing Removed — PARMLS
• 2021-11-08 Price Changed $54,500 PARMLS
• 2021-10-26 Relisted — PARMLS
• 2021-10-26 Listing Removed — PARMLS
• 2021-10-08 Price Changed $67,900 PARMLS
• 2021-09-22 Price Changed $79,900 PARMLS
• 2021-09-12 Listed $89,900 PARMLS
• 2007-11-09 Sold (Public Records) $55,600 Public Records
• 1994-11-01 Sold (Public Records) $18,100 Public Records
• 1990-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,429 · +12.7% YoY. Source: county tax records.