6274 Munson Hwy · Roeville, FL 32570

$215,000

2 bd · 1.0 ba · 817 sqft · SingleFamily public records · 122 Days on market

Built 1958 0.83 ac lot

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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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SELL!!!! Will look at all offers! Great little starter home or investment property! .83 acres gives plenty of room for expansion. Yes, it needs work! If you are up for that, come and have a look! Convenient location just three miles from downtown Milton. Blackwater Heritage State Trail is a very short bike ride away! Large shade trees and a pond! This property is no longer tenant occupied so it is very easy to show.

Key facts

• New tile flooring
• New ceiling fans
• Brand new countertop

Tags

• SOLID CINDERBLOCK CONSTRUCTION
• NEW INTERIOR EXTERIOR PAINT
• NEW TILE FLOORING
• NEW FRONT EXTERIOR STORM DOOR
• NEW CEILING FANS
• BRAND NEW COUNTERTOP

Property features AI

Finance

• Other: County-maintained road access
• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Public water; Public sewer and septic tank; Copper wiring
• Home design: Resale, detached property; One story; Slab foundation
• Construction: Block construction; Built with a slab foundation; One-level design
• Exterior features: Shingle roof (see remarks for additional details); Central access to the lot

Interior

• Kitchen: Kitchen on the first floor, approximately 12' x 10'; Electric water heater
• Bedrooms: Master bedroom on the first floor, approximately 12' x 11'
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring (see remarks for additional details); Living/dining combo

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-76 ($-917/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (28.3% below list).
• Recommended offer: $154k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#674 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment 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 $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 122 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $215k implies a 438% gain — meaningful room to come down on a strong offer.

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; 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 $154,210 (28.3% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-40,267
• Equity at exit: $32,057

10-year hold

• IRR: -12.4%
• Equity multiple: 0.28×
• Total profit: $-43,610
• Equity at exit: $18,589

Cash invested: $60,200 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-76

Break-even live

Break-even rent $1,639

Max offer price $201,494

Occupancy floor 100%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $215,000 Active 122 DOM
2. 2026-06-17
   days on market $215,000 Active 121 DOM
3. 2026-06-16
   days on market $215,000 Active 120 DOM
4. 2026-06-15
   days on market $215,000 Active 119 DOM
5. 2026-06-14
   days on market $215,000 Active 117 DOM
6. 2026-06-10
   days on market $215,000 Active 114 DOM
7. 2026-06-09
   days on market $215,000 Active 113 DOM
8. 2026-06-08
   days on market $215,000 Active 112 DOM
9. 2026-06-07
   days on market $215,000 Active 111 DOM
10. 2026-06-05
    days on market $215,000 Active 108 DOM
11. 2026-06-03
    days on market $215,000 Active 107 DOM
12. 2026-06-02
    days on market $215,000 Active 106 DOM
13. 2026-06-01
    days on market $215,000 Active 105 DOM
14. 2026-05-31
    days on market $215,000 Active 104 DOM
15. 2026-05-31
    days on market $215,000 Active 103 DOM
16. 2026-05-14
    price $215,000
17. 2026-05-14
    status Active
18. 2026-05-03
    historical Contingent
19. 2026-04-17
    price $214,000
20. 2026-04-11
    status Active
21. 2026-04-08
    historical Contingent
22. 2026-03-20
    price $215,000
23. 2026-03-18
    price $220,000
24. 2026-03-09
    price $230,000
25. 2026-02-20
    price $235,000
26. 2026-02-17
    listed $250,000 Active
27. 2017-12-21
    soldstatus $40,000 431-char remark

    Show marketing remark (431 chars)

    MUST SELL!!!! Will look at all offers! Great little starter home or investment property! .83 acres gives plenty of room for expansion. Yes, it needs work! If you are up for that, come and have a look! Convenient location just three miles from downtown Milton. Blackwater Heritage State Trail is a very short bike ride away! Large shade trees and a pond! This property is no longer tenant occupied so it is very easy to show.

28. 2017-08-04
    listed $42,500 431-char remark

    Show marketing remark (431 chars)

    MUST SELL!!!! Will look at all offers! Great little starter home or investment property! .83 acres gives plenty of room for expansion. Yes, it needs work! If you are up for that, come and have a look! Convenient location just three miles from downtown Milton. Blackwater Heritage State Trail is a very short bike ride away! Large shade trees and a pond! This property is no longer tenant occupied so it is very easy to show.

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$853/yr (+$71/mo · 91.5%)

ⓘ 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 (shaded) · 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,505
• − Mortgage interest: −$12,043
• − Property taxes: −$932
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$6,255
• Taxable loss: −$4,760
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $225/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 — Roeville

• Score: 64/100
• State rank: #674
• US rank: #13932

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment A 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

+405.9% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $215,000 PARMLS
• 2026-05-14 Relisted — PARMLS
• 2026-05-03 Contingent — PARMLS
• 2026-04-17 Price Changed $214,000 PARMLS
• 2026-04-11 Relisted — PARMLS
• 2026-04-08 Contingent — PARMLS
• 2026-03-20 Price Changed $215,000 PARMLS
• 2026-03-18 Price Changed $220,000 PARMLS
• 2026-03-09 Price Changed $230,000 PARMLS
• 2026-02-20 Price Changed $235,000 PARMLS
• 2026-02-17 Listed $250,000 PARMLS
• 2017-12-21 Sold (MLS) $40,000 PARMLS
• 2017-08-04 Listed $42,500 PARMLS

Property tax history

+3.9%/yr

Latest (2025): $932 · +12.4% YoY. Source: county tax records.