6875 Sunburst Ln · Milton, FL 32570

$84,500

3 bd · 1.0 ba · 1,144 sqft · SingleFamily · 6 Days on market

Built 2000 0.60 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Handyman Special with a Backyard Paradise! Bring your toolbelt and your imagination to this 3-bedroom, 1-bathroom home bursting with potential. Perfect for investors, flippers, or handy homeowners looking to build immediate sweat equity. No HOA and RV Outlet in backyard. The interior requires repairs and cosmetic updates, but the bones are here to create your dream space. Property was built to be handicap accessible. The true highlight of this property is the spectacular, expansive backyard. The beautiful, lush yard offers a private oasis perfect for gardening, entertaining, or future expansion. The property is being sold strictly AS-IS, and the seller will make no repairs. Cash or renovati

Key facts

• Private oasis
• Public boat ramp
• Expansive backyard

Tags

• EXPANSIVE BACKYARD
• PRIVATE OASIS
• PUBLIC BOAT RAMP

Property features AI

Finance

• Other: Lot dimensions approximately 193 x 129; Lot size about 0.6 acre; One-story; total building area reported
• Financial info: Was not specified
• HOA & community: Subdivision: SKYLINE HEIGHTS; Handicap provisions in community

Exterior

• Parking: Detached carport
• Security: Was not specified
• Utilities: Electric service; Public water; Septic tank
• Home design: Single-story ranch; Built in 2000; Resid Single Family zoning
• Construction: Vinyl siding
• Exterior features: Cleared lot; Dead-end street; Within half a mile to water; County road frontage; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms (all on the first floor)
• Flooring: Was not specified
• Bathrooms: One full bathroom
• Heating & cooling: Ceiling fan cooling
• Interior features: Ceiling fans; Electric water heater
• Laundry & utility: Was not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Cap rate 17.7% 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: W. H. Rhodes Elementary School (math 55% / reading 47%, grade C-, #1,043 of 2,144 statewide, top 49%, 812 students, 79% FRL); Milton High School (math 44% / reading 42%, grade F, #255 of 667 statewide, top 39%, 2,085 students, 54% FRL) — zoned schools average 66% FRL vs 36% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 62% district-wide (-14 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; 4 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 $584 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $84,500

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 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?
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: 1.96% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.84%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $210,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6844 Ferris Hill St	0.24mi	3/2.0	1,150 (+0%)	2mo	$240,000	$209	82
5544 Hill St	0.31mi	3/2.0	1,120 (-2%)	7mo	$189,900	$170	72
5540 Hill St	0.33mi	3/2.0	1,120 (-2%)	7mo	$195,000	$174	72
6760 North Ave	0.36mi	3/2.0	1,173 (+2%)	12mo	$222,000	$189	65
6756 North Ave	0.40mi	3/2.0	1,173 (+2%)	11mo	$219,000	$187	64
6761 Harvell St	0.34mi	3/2.0	1,250 (+9%)	5mo	$230,000	$184	61
5796 Washington St	0.58mi	3/2.0	1,200 (+5%)	4mo	$199,900	$167	58
6804 Dixon St	0.58mi	3/2.0	1,220 (+7%)	4mo	$200,000	$164	55
6740 Cotter Dr	0.56mi	3/2.0	1,218 (+6%)	6mo	$225,000	$185	54
6612 Cedar St	0.74mi	3/1.0	1,124 (-2%)	13mo	$170,000	$151	51
5577 Riverside St	0.45mi	4/1.0 (+1)	1,109 (-3%)	22mo	$192,000	$173	51
6850 Quinn Bayou Dr	0.62mi	2/2.0 (-1)	1,296 (+13%)	20mo	$525,000	$405	23

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: 37.0%
• Equity multiple: 2.57×
• Total profit: $37,066
• Equity at exit: $12,599

10-year hold

• IRR: 43.4%
• Equity multiple: 5.06×
• Total profit: $96,178
• Equity at exit: $7,306

Cash invested: $23,660 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $805

Break-even live

Break-even rent $640

Max offer price $84,500

Occupancy floor 46%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.36mi
5376 Conecuh St Milton, FL	2.0	1.0	730	$1,400	$1.92	23d	1	0.72mi
6593 Lee St Unit B Milton, FL	2.0	1.0	750	$1,300	$1.73	21d	1	0.79mi
5357 Locklin Ave Milton, FL	3.0	1.0	1100	$1,700	$1.55	14d	1	1.19mi

Listing history 6 events

1. 2026-06-03
   status $84,500 Pending 6 DOM
2. 2026-06-02
   days on market $84,500 Active 6 DOM
3. 2026-06-01
   days on market $84,500 Active 5 DOM
4. 2026-05-31
   days on market $84,500 Active 4 DOM
5. 2026-05-31
   days on market $84,500 Active 3 DOM
6. 2026-05-27
   listed $84,500 Active

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: +$376/yr (+$31/mo · 115.7%)

ⓘ 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 ≥104°F today · 20 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: $19,908
• − Mortgage interest: −$4,733
• − Property taxes: −$325
• − Insurance: −$422
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$2,458
• Taxable income: $8,783
• Est. tax owed @ 24.0%: −$2,108
• After-tax cash flow: $7,554/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: 42,171
• 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

• 2026-05-27 Listed $84,500 ECAR

Property tax history

-8.8%/yr

Latest (2025): $325 · +1.4% YoY. Source: county tax records.