6009 Syrcle Ave · Milton, FL 32570

$175,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 97 Days on market

Built 1979 6,969 sqft lot Est $191k · 8% under

---

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 +25.3/30.0
• ARV discount +11.2/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Schools +5.3/10.0
• 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

HUD property sold as-is. Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Liens/Code violations may/may not exist. Buyer to resolve. Evidence of mold may/may not be present. No remediation has or will be done. FHA ELIGIBLE WITH $1430 REPAIR ESCROW HUD CASE - 091-411307

Key facts

• Kitchen appliances
• Fire place
• Fenced in back yard

Tags

• FIRE PLACE
• KITCHEN APPLIANCES
• FENCED IN BACK YARD

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Driveway with about 4 parking spaces
• Utilities: Public water; Electric service
• Home design: Contemporary single-story home
• Construction: Built in 1979; Stone and wood siding exterior; Metal roof
• Exterior features: Lot approximately 0.16 acre (70 x 100); Subdivision: SKYLINE HEIGHTS; No pool

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 3 bedrooms with the primary on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room on the first floor; Kitchen on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Bagdad Elementary School (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 498 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 61% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 62% district-wide (-19 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); 360 active listings in the ZIP; 2 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).

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 97 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $100; list at $175k implies a 174900% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1979 — 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: 1.08% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $190,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6409 Julia Dr	0.08mi	3/1.0	1,000 (-1%)	12mo	$191,000	$191	81
6094 Syrcle Ave	0.22mi	3/2.0	1,120 (+11%)	10mo	$233,000	$208	62
5869 Byrom St	0.57mi	2/1.0 (-1)	1,000 (-1%)	3mo	$183,000	$183	60
6464 Magnolia St	0.60mi	3/1.0	1,051 (+4%)	2mo	$215,000	$205	60
6124 Patricia Ave	0.28mi	3/1.0	913 (-9%)	10mo	$144,500	$158	59
5910 Independence Dr	0.42mi	2/1.0 (-1)	995 (-1%)	14mo	$167,000	$168	58
5996 Savannah Dr	0.34mi	3/2.0	1,144 (+14%)	8mo	$199,900	$175	56
6003 Savannah Dr	0.32mi	3/2.0	1,153 (+14%)	11mo	$249,000	$216	52
6456 Gaynell Ave	0.36mi	3/1.0	1,152 (+14%)	5mo	$178,000	$155	51
6444 Walnut St	0.69mi	3/1.0	1,075 (+7%)	2mo	$190,000	$177	51
5982 Queen St	0.30mi	2/1.0 (-1)	874 (-13%)	7mo	$175,000	$200	49
6137 Patricia Ave	0.31mi	3/1.0	864 (-14%)	11mo	$163,000	$189	48

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,598
• Equity at exit: $26,093

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $27,042
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $398

Break-even live

Break-even rent $1,378

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $497	-5% $448	+0% $398	+5% $349	+10% $299
Rent	-10% $250	-5% $324	+0% $398	+5% $473	+10% $547
Rate	-1.0pp $486	-0.5pp $443	base $398	+0.5pp $353	+1.0pp $307

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: —

Rent comps 2 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	24d	1	0.63mi
6593 Lee St Unit B Milton, FL	2.0	1.0	750	$1,300	$1.73	21d	1	0.81mi

Listing history 29 events

1. 2026-06-18
   days on market $175,000 Active 97 DOM
2. 2026-06-17
   days on market $175,000 Active 96 DOM
3. 2026-06-16
   days on market $175,000 Active 95 DOM
4. 2026-06-15
   days on market $175,000 Active 94 DOM
5. 2026-06-14
   days on market $175,000 Active 92 DOM
6. 2026-06-10
   days on market $175,000 Active 89 DOM
7. 2026-06-09
   days on market $175,000 Active 88 DOM
8. 2026-06-08
   days on market $175,000 Active 87 DOM
9. 2026-06-07
   days on market $175,000 Active 86 DOM
10. 2026-06-05
    days on market $175,000 Active 83 DOM
11. 2026-06-03
    days on market $175,000 Active 82 DOM
12. 2026-06-02
    days on market $175,000 Active 81 DOM
13. 2026-06-01
    days on market $175,000 Active 80 DOM
14. 2026-05-31
    days on market $175,000 Active 79 DOM
15. 2026-05-31
    days on market $175,000 Active 78 DOM
16. 2026-03-13
    listed $175,000 Active
17. 2019-04-30
    soldstatus $100
18. 2018-08-02
    soldstatus $820,000
19. 2010-05-10
    soldstatus $25,750 315-char remark

    Show marketing remark (315 chars)

    HUD property sold as-is. Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Liens/Code violations may/may not exist. Buyer to resolve. Evidence of mold may/may not be present. No remediation has or will be done. FHA ELIGIBLE WITH $1430 REPAIR ESCROW HUD CASE - 091-411307

20. 2010-03-26
    listed $25,000 315-char remark

    Show marketing remark (315 chars)

    HUD property sold as-is. Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Liens/Code violations may/may not exist. Buyer to resolve. Evidence of mold may/may not be present. No remediation has or will be done. FHA ELIGIBLE WITH $1430 REPAIR ESCROW HUD CASE - 091-411307

21. 2006-09-11
    soldstatus $95,000
22. 2006-09-08
    soldstatus $95,000 472-char remark

    Show marketing remark (472 chars)

    THIS IS NOT A DRIVE BY!! PRIDE OF OWNERSHIP REALLY SHINES ON THIS ONE! GREAT OPEN FLOOR PLAN WITH CATHEDRAL CEILING IN THE LIVING, KITCHEN AND DINING. BREAKFAST BAR. BEAUTIFUL WOODBURNING FIREPLACE IN LIVING ROOM. NEW ROOF IN 2004, CENTRAL UNIT IS JUST ONE YEAR OLD AS IS THE CARPET AND VINYL. CHECK OUT THE SUPER NICE STORAGE BUILDING OUT BACK 16X8 (10'TALL). WOULD ALSO MAKE A SUPER PLAYHOUSE FOR THE LITTLE ONES (COMPLETE WITH COVERED AREA.) CHECK OUT ALL THE PICTURES!

23. 2006-05-24
    listed $99,950 472-char remark

    Show marketing remark (472 chars)

    THIS IS NOT A DRIVE BY!! PRIDE OF OWNERSHIP REALLY SHINES ON THIS ONE! GREAT OPEN FLOOR PLAN WITH CATHEDRAL CEILING IN THE LIVING, KITCHEN AND DINING. BREAKFAST BAR. BEAUTIFUL WOODBURNING FIREPLACE IN LIVING ROOM. NEW ROOF IN 2004, CENTRAL UNIT IS JUST ONE YEAR OLD AS IS THE CARPET AND VINYL. CHECK OUT THE SUPER NICE STORAGE BUILDING OUT BACK 16X8 (10'TALL). WOULD ALSO MAKE A SUPER PLAYHOUSE FOR THE LITTLE ONES (COMPLETE WITH COVERED AREA.) CHECK OUT ALL THE PICTURES!

24. 2005-03-08
    soldstatus $40,700
25. 2004-11-28
    listed $25,000
26. 1998-05-27
    soldstatus $37,600
27. 1983-03-01
    soldstatus $39,900
28. 1981-07-01
    soldstatus $32,500
29. 1979-03-01
    soldstatus $30,500

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$272/yr (+$23/mo · 23.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $22,593
• − Mortgage interest: −$9,803
• − Property taxes: −$1,180
• − Insurance: −$875
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,091
• Taxable income: $2,029
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $4,293/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

+473.8% since first listed

14 events — show timeline

• 2026-03-13 Listed $175,000 ECAR
• 2019-04-30 Sold (Public Records) $100 Public Records
• 2018-08-02 Sold (Public Records) $820,000 Public Records
• 2010-05-10 Sold (MLS) $25,750 PARMLS
• 2010-03-26 Listed $25,000 PARMLS
• 2006-09-11 Sold (Public Records) $95,000 Public Records
• 2006-09-08 Sold (MLS) $95,000 PARMLS
• 2006-05-24 Listed $99,950 PARMLS
• 2005-03-08 Sold (MLS) $40,700 PARMLS
• 2004-11-28 Listed $25,000 PARMLS
• 1998-05-27 Sold (Public Records) $37,600 Public Records
• 1983-03-01 Sold (Public Records) $39,900 Public Records
• 1981-07-01 Sold (Public Records) $32,500 Public Records
• 1979-03-01 Sold (Public Records) $30,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,180 · +10.2% YoY. Source: county tax records.