5457 Byrom St · Milton, FL 32570

$259,900

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 12 Days on market

Built 1956 8,712 sqft lot Est $279k · 7% 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).

• Cash flow +13.6/30.0
• ARV discount +10.6/15.0
• Schools +5.3/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THREE bedroom, TWO FULL bathroom all-brick home with a living room space, BONUS room with a fireplace, OFFICE/STUDY, and DINING AREA. Classic brick construction and a manageable lot size make this a practical choice in a GREAT location! The eat-in kitchen has laminate flooring, ready for your updates. Flooring throughout the home includes hardwood, carpet, and laminate in the kitchen, providing a base for renovations. Original hardwood flooring, in great condition, in the dining room, office, hallway, and primary bedroom. Roof: about 13 years old; Electrical System: Updated in 2012, Copper Wiring, Circuit Breaker; HVAC: 2002, in good working condition; Water Heater: 23 years old; Plumbing: Original copper piping This property is ideal for buyers looking to remodel and customize their living space.

Key facts

• Large dining room
• Eat in kitchen
• Deep sink

Tags

• REMODELED HOME
• EAT IN KITCHEN
• SOLID SURFACE COUNTERS
• DEEP SINK
• LARGE DINING ROOM
• 3 GOOD SIZE BEDROOMS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Total 3 parking spaces; Covered parking for 1 vehicle; Carport for 1 vehicle; Front entrance parking
• Utilities: Public water; Public sewer; Circuit breaker electric with copper wiring; Cable available
• Home design: Single-story brick home; One level
• Construction: Brick construction; Off-grade foundation; Composition gable roof
• Exterior features: Patio and porch; Backyard with full chain-link fencing; Interior lot

Interior

• Kitchen: Updated kitchen with pantry and eating area; New quartz counters and backsplash; Stainless steel appliances; Cabinets refinished with new hardware; Open to dining area
• Bedrooms: Master bedroom on the first floor (approx. 11.25 x 13.25); Bedroom on the first floor (approx. 10 x 12.08); Second bedroom on the first floor (approx. 11.5 x 12.17)
• Flooring: Tile; Luxury vinyl plank in kitchen area
• Bathrooms: Two full bathrooms; Both bathrooms recently updated (paint, new mirrors, lights, faucets)
• Heating & cooling: Central air conditioning; Ceiling fans for cooling; Natural gas heating
• Interior features: Insulated doors; Storage; Bookcases; Ceiling fans; High-speed internet; Bonus room; Double-pane windows with blinds; Tile flooring
• Laundry & utility: Washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $14 ($163/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 $204k (21.6% below list).
• Recommended offer: $204k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); Hobbs Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 700 students, 63% FRL); Milton High School (math 44% / reading 42%, grade F, #255 of 667 statewide, top 39%, 2,085 students, 54% FRL) — zoned schools average 65% FRL vs 36% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.
• Current owner paid $120k; list at $260k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $203,864 (21.6% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $278,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6617 Ravine St	0.31mi	3/2.0	1,994 (+0%)	7mo	$270,000	$135	80
5385 Park Ln	0.18mi	3/2.0	1,971 (-1%)	13mo	$235,000	$119	79
6534 Berryhill Rd	0.50mi	4/2.0 (+1)	2,051 (+3%)	3mo	$287,500	$140	64
6578 Lakeshore Dr	0.29mi	3/2.0	1,804 (-9%)	8mo	$204,000	$113	64
6413 Sanders St	0.56mi	3/2.0	1,825 (-8%)	3mo	$329,700	$181	58
5293 Conecuh St	0.69mi	3/2.0	1,824 (-8%)	0mo	$371,900	$204	54
6445 Berryhill Rd	0.61mi	3/2.0	1,881 (-6%)	13mo	$165,000	$88	52
6463 Barnes St	0.66mi	3/2.0	1,836 (-8%)	8mo	$225,000	$123	49
5385 Azimuth Way Lot 11B	0.75mi	4/2.5 (+1)	1,891 (-5%)	9mo	$309,990	$164	42
5572 Andromeda Dr	0.74mi	4/2.0 (+1)	1,862 (-6%)	12mo	$240,000	$129	40
7758 Moonrise Way Lot 6E	0.75mi	4/2.0 (+1)	1,707 (-14%)	10mo	$269,990	$158	28
5394 Azimuth Way Lot 10E	0.75mi	4/2.0 (+1)	1,707 (-14%)	10mo	$269,990	$158	28

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-41,954
• Equity at exit: $38,752

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-38,293
• Equity at exit: $22,471

Cash invested: $72,772 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $14

Break-even live

Break-even rent $2,021

Max offer price $259,900

Occupancy floor 94%

Sensitivity live

Price	-10% $161	-5% $87	+0% $14	+5% $-60	+10% $-134
Rent	-10% $-147	-5% $-67	+0% $14	+5% $94	+10% $175
Rate	-1.0pp $144	-0.5pp $80	base $14	+0.5pp $-54	+1.0pp $-122

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5733 Orange St Milton, FL	3.0	1.5	1640	$1,500	$0.91	25d	1	0.77mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	25d	1	0.88mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	15d	1	0.88mi
5555 Hannah St Milton, FL	3.0	2.0	2010	$1,900	$0.95	25d	1	0.90mi
6716 Barnwood Dr Milton, FL	3.0	2.0	1753	$1,850	$1.06	25d	1	1.04mi
5431 Munson Hwy Milton, FL	3.0	2.0	2412	$2,100	$0.87	25d	1	1.05mi
6747 Weathered Dr Milton, FL	3.0	2.0	1546	$1,800	$1.16	25d	1	1.08mi
6218 Cottage Woods Dr Milton, FL	3.0	2.5	2035	$2,200	$1.08	25d	1	1.13mi
6707 Cedar Ridge Cir Milton, FL	3.0	2.5	1669	$1,900	$1.14	15d	1	1.33mi

Listing history 9 events

1. 2026-06-22
   days on market $259,900 Active 12 DOM
2. 2026-06-18
   days on market $259,900 Active 9 DOM
3. 2026-06-17
   days on market $259,900 Active 8 DOM
4. 2026-06-16
   days on market $259,900 Active 7 DOM
5. 2026-06-15
   days on market $259,900 Active 6 DOM
6. 2026-06-14
   days on market $259,900 Active 4 DOM
7. 2026-06-13
   days on market $259,900 Active 3 DOM
8. 2026-06-10
   remarks 687-char remark
9. 2026-06-10
   listed $259,900 Active 1 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: $1,508 · $126/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$649/yr (+$54/mo · 43.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 21 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: $24,464
• − Mortgage interest: −$14,558
• − Property taxes: −$1,508
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$7,561
• Taxable loss: −$4,378
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $1,214/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

• Census place: Milton, FL
• 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

+300.5% since first listed

29 events — show timeline

• 2026-06-09 Listed $259,900 PARMLS
• 2025-07-07 Sold (Public Records) $120,000 Public Records
• 2025-07-07 Sold (MLS) $120,000 PARMLS
• 2025-06-30 Pending — PARMLS
• 2025-06-19 Contingent — PARMLS
• 2025-05-19 Price Changed $150,000 PARMLS
• 2025-04-27 Relisted — PARMLS
• 2025-04-17 Contingent — PARMLS
• 2025-03-21 Price Changed $160,000 PARMLS
• 2025-02-28 Price Changed $165,900 PARMLS
• 2025-02-15 Price Changed $169,900 PARMLS
• 2025-01-25 Price Changed $172,900 PARMLS
• 2024-12-29 Price Changed $174,900 PARMLS
• 2024-12-03 Listed $179,500 PARMLS
• 2014-08-12 Sold (Public Records) $50,000 Public Records
• 2014-08-08 Sold (MLS) $50,000 PARMLS
• 2014-03-04 Listed $53,000 PARMLS
• 2012-08-24 Sold (MLS) $14,900 NAMLS
• 2012-08-24 Sold (MLS) $14,900 ECAR
• 2012-04-24 Listing Removed — PARMLS
• 2012-04-18 Listed $14,900 NAMLS
• 2012-04-18 Listed $14,900 ECAR
• 2012-04-03 Listed $38,100 PARMLS
• 2006-08-25 Sold (Public Records) $100,000 Public Records
• 2005-04-08 Sold (MLS) $35,000 PARMLS
• 2005-02-03 Listed $45,000 PARMLS
• 2001-08-01 Sold (Public Records) $66,800 Public Records
• 2001-07-30 Sold (MLS) $66,800 PARMLS
• 2000-08-08 Listed $64,900 PARMLS

Property tax history

+11.1%/yr

Latest (2025): $1,508 · +650.8% YoY. Source: county tax records.