6358 Dixie Rd · Point Baker, FL 32570

$254,900

3 bd · 2.0 ba · 2,035 sqft · SingleFamily public records · 13 Days on market

Built 1990 0.48 ac lot Est $391k · 35% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +5.3/10.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, functional and completely remodeled- this home in Milton is on a huge corner lot with plenty of room to breathe. The Open Living area invites you in to soaring ceilings with wood beam accents and new LVP flooring flowing perfectly throughout. The Kitchen features granite counters, stainless appliances, wood cabinets, an adjustable faucet with pot filler setting and a walk-in pantry. The Master suite boasts a tile shower with body bar for an amazing shower experience and a large walk-in closet. Two additional bedrooms are split for privacy and share an updated Guest Bath. A spacious multi-purpose room is a huge Bonus, and would make a perfect home office, gym or media room. A Mud Room is the perfect entryway from the detached carport and back yard. This expansive corner lot gives you plenty of elbow room to enjoy the quiet neighborhood. Come and make this fantastic HOME yours today!

Key facts

• Generous lot
• Attached carport
• Flexible floor plan

Tags

• FLEXIBLE FLOOR PLAN
• TWO BONUS ROOMS
• GENEROUS LOT
• ATTACHED CARPORT
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Total of 1 parking space; Covered parking with a carport; Converted garage
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers and copper wiring
• Home design: One-story frame house; Slab foundation; Shingle roof; Corner lot; Resale property; Not attached to other units; County-maintained road access; Green features include heat pump and insulated walls
• Construction: Built with frame construction; Slab foundation; Shingle roof
• Exterior features: Patio; Porch; Rain gutters; Back yard fencing; Yard building (outbuilding)

Interior

• Kitchen: Kitchen on the first floor; Electric water heater
• Bedrooms: Master bedroom on the first floor, approximately 14 x 14
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Bonus room; Double pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-56 ($-669/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (20.8% below list).
• Recommended offer: $202k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 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 31% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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

• 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 $201,833 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $390,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6341 Forest Dr	0.09mi	3/2.0	1,853 (-9%)	7mo	$349,000	$188	75
6441 Aspen Ave	0.21mi	4/3.0 (+1)	2,102 (+3%)	1mo	$395,000	$188	75
6247 Forest Dr	0.26mi	3/2.5	2,092 (+3%)	10mo	$420,000	$201	73
6350 Greenwood Dr	0.10mi	4/2.0 (+1)	1,807 (-11%)	4mo	$399,000	$221	68
6218 Audubon Dr	0.39mi	3/2.0	1,899 (-7%)	9mo	$375,000	$197	63
6472 Sandy Ln	0.55mi	3/2.0	1,920 (-6%)	5mo	$300,000	$156	61
6201 Glendale Dr	0.59mi	3/2.0	1,885 (-7%)	2mo	$390,000	$207	59
6160 Carson Dr	0.47mi	3/2.0	1,824 (-10%)	14mo	$350,073	$192	49
6494 Kennington Cir	0.63mi	4/2.0 (+1)	1,857 (-9%)	2mo	$280,000	$151	49
6517 Kennington Cir	0.66mi	4/2.0 (+1)	1,902 (-6%)	11mo	$239,000	$126	44
6626 Fernwood Dr	0.70mi	4/2.0 (+1)	1,926 (-5%)	11mo	$435,000	$226	44
6323 Ansley St	0.48mi	4/3.0 (+1)	2,267 (+11%)	9mo	$354,323	$156	42

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-45,500
• Equity at exit: $38,006

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-46,824
• Equity at exit: $22,039

Cash invested: $71,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$207 /mo · $2,487/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-56

Break-even live

Break-even rent $2,089

Max offer price $245,054

Occupancy floor 98%

Sensitivity live

Price	-10% $89	-5% $16	+0% $-56	+5% $-128	+10% $-200
Rent	-10% $-215	-5% $-135	+0% $-56	+5% $24	+10% $104
Rate	-1.0pp $73	-0.5pp $9	base $-56	+0.5pp $-122	+1.0pp $-189

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6707 Cedar Ridge Cir Milton, FL	3.0	2.5	1669	$1,900	$1.14	15d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $254,900 Active 13 DOM
2. 2026-06-17
   days on market $254,900 Active 12 DOM
3. 2026-06-16
   days on market $254,900 Active 11 DOM
4. 2026-06-15
   days on market $254,900 Active 10 DOM
5. 2026-06-14
   days on market $254,900 Active 8 DOM
6. 2026-06-10
   days on market $254,900 Active 5 DOM
7. 2026-06-09
   days on market $254,900 Active 4 DOM
8. 2026-06-08
   days on market $254,900 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $254,900 Active 2 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: $2,487 · $207/mo
• Projected year-2 tax: $2,487 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,220
• − Mortgage interest: −$14,278
• − Property taxes: −$2,487
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$7,415
• Taxable loss: −$5,111
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $558/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

+235.8% since first listed

9 events — show timeline

• 2026-06-05 Listed $254,900 PARMLS
• 2021-04-12 Sold (Public Records) $258,500 Public Records
• 2021-04-12 Sold (MLS) $258,500 PARMLS
• 2021-03-19 Listed — PARMLS
• 2021-02-17 Listed $250,000 PARMLS
• 2002-05-31 Sold (Public Records) $75,000 Public Records
• 2000-09-27 Sold (Public Records) $75,300 Public Records
• 2000-09-25 Sold (MLS) $75,300 PARMLS
• 2000-07-23 Listed $75,900 PARMLS

Property tax history

+11.5%/yr

Latest (2025): $2,487 · +7.7% YoY. Source: county tax records.