5108 Escambia St · Milton, FL 32570

$235,000

4 bd · 2.0 ba · 2,343 sqft · SingleFamily public records · 116 Days on market

Built 1900 0.63 ac lot Est $298k · 21% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• Schools +5.3/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This exceptional home, built in the early 1900s, is bursting with unique character and historic charm that you won’t find anywhere else. Situated on a generous . 628-acre lot, the property offers plenty of outdoor space surrounded by nature, perfect for gardening, entertaining, or quiet relaxation. Inside, you’ll be greeted by an open floor plan designed for today’s lifestyle, seamlessly connecting living, dining, and kitchen areas to create a spacious and inviting environment. Soaring 12-foot ceilings enhance the sense of space and allow abundant natural light to pour in through large windows, highlighting original architectural details and warm hardwood floors. This blen

Key facts

• Open floor plan
• Generous lot
• Soaring ceilings

Tags

• GENEROUS LOT
• OPEN FLOOR PLAN
• SOARING CEILINGS
• ORIGINAL ARCHITECTURAL DETAILS
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2-car carport; Guest parking; Rear entrance
• Utilities: Public sewer; Electric with circuit breakers
• Home design: Single-story; Resale property; Not attached to another property; Paved public road access
• Construction: Block construction; Pillar/post/pier foundation; Clay tile or slate roof; Built on one level
• Exterior features: Porch; Corner lot; Public water

Interior

• Kitchen: Dishwasher; Electric water heater
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling present with multiple units; Ceiling fans for additional cooling
• Interior features: Baseboards; Ceiling fans; High ceilings; Bonus room; Office/Study
• Laundry & utility: Washer/Dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/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 $233k (0.9% below list).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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 36% 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 $7k 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 116 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $235k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $213,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $297,561
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5108 Escambia St	0.00mi	5/2.0 (+1)	2,383 (+2%)	0mo	$180,000	$76	92
6733 Jackson Ln	0.56mi	3/2.0 (-1)	2,155 (-8%)	15mo	$273,500	$127	43
6773 Taylor St	0.61mi	3/2.5 (-1)	2,124 (-9%)	9mo	$379,900	$179	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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-22,186
• Equity at exit: $35,039

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-789
• Equity at exit: $20,319

Cash invested: $65,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $260

Break-even live

Break-even rent $1,998

Max offer price $235,000

Occupancy floor 84%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5431 Munson Hwy Milton, FL	3.0	2.0	2412	$2,100	$0.87	23d	1	1.19mi

Listing history 35 events

1. 2026-05-04
   status Pending
2. 2026-03-13
   status Active
3. 2026-03-13
   historical Contingent
4. 2026-02-08
   status Pending
5. 2026-02-08
   status Active
6. 2025-08-16
   historical
7. 2025-07-04
   price $235,000
8. 2025-07-04
   price $235,000
9. 2025-06-13
   listed $265,000 Active
10. 2025-06-12
    listed $265,000 Active
11. 2025-06-06
    historical $2,200
12. 2025-06-06
    historical
13. 2025-06-04
    price $2,200
14. 2025-06-03
    price $265,000
15. 2025-06-03
    price $265,000
16. 2025-05-21
    price $268,000
17. 2025-05-21
    price $268,000
18. 2025-05-13
    listed $2,400
19. 2025-04-30
    listed $279,900 Active
20. 2025-04-30
    listed $279,900 Active
21. 2025-04-09
    historical
22. 2025-03-18
    price $260,000
23. 2025-02-05
    listed $290,000 Active
24. 2025-02-03
    price $290,000
25. 2024-10-02
    soldstatus $100,000
26. 2024-07-10
    soldstatus $190,000
27. 2024-04-13
    historical $2,000
28. 2024-02-07
    listed $2,000
29. 2024-01-24
    listed $349,900 Active
30. 2017-11-28
    soldstatus $98,000
31. 2016-03-16
    soldstatus $75,000
32. 2016-03-16
    soldstatus $75,000
33. 2016-03-04
    listed $95,000
34. 2016-01-01
    historical
35. 2014-12-11
    listed $95,000

ⓘ 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: $2,184 · $182/mo
• Projected year-2 tax: $2,184 · $182/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 8/10 Severe FEMA zone X (shaded) · 99% 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: $27,937
• − Mortgage interest: −$13,164
• − Property taxes: −$2,184
• − Insurance: −$1,972
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$6,836
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $3,291/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

+147.4% since first listed

35 events — show timeline

• 2026-05-04 Pending — PARMLS
• 2026-03-13 Relisted — PARMLS
• 2026-03-13 Contingent — PARMLS
• 2026-02-08 Pending — PARMLS
• 2026-02-08 Relisted — PARMLS
• 2025-08-16 Listing Removed — PARMLS
• 2025-07-04 Price Changed $235,000 ECAR
• 2025-07-04 Price Changed $235,000 PARMLS
• 2025-06-13 Listed $265,000 ECAR
• 2025-06-12 Listed $265,000 PARMLS
• 2025-06-06 Rental Removed $2,200 PARMLS
• 2025-06-06 Listing Removed — PARMLS
• 2025-06-04 Price Changed $2,200 PARMLS
• 2025-06-03 Price Changed $265,000 ECAR
• 2025-06-03 Price Changed $265,000 PARMLS
• 2025-05-21 Price Changed $268,000 ECAR
• 2025-05-21 Price Changed $268,000 PARMLS
• 2025-05-13 Listed for Rent $2,400 PARMLS
• 2025-04-30 Listed $279,900 ECAR
• 2025-04-30 Listed $279,900 PARMLS
• 2025-04-09 Listing Removed — PARMLS
• 2025-03-18 Price Changed $260,000 PARMLS
• 2025-02-05 Listed $290,000 ECAR
• 2025-02-03 Price Changed $290,000 PARMLS
• 2024-10-02 Sold (Public Records) $100,000 Public Records
• 2024-07-10 Sold (Public Records) $190,000 Public Records
• 2024-04-13 Rental Removed $2,000 PARMLS
• 2024-02-07 Listed for Rent $2,000 PARMLS
• 2024-01-24 Listed $349,900 PARMLS
• 2017-11-28 Sold (Public Records) $98,000 Public Records
• 2016-03-16 Sold (Public Records) $75,000 Public Records
• 2016-03-16 Sold (MLS) $75,000 PARMLS
• 2016-03-04 Listed $95,000 PARMLS
• 2016-01-01 Listing Removed — PARMLS
• 2014-12-11 Listed $95,000 PARMLS

Property tax history

+4.4%/yr

Latest (2025): $2,184 · +1.4% YoY. Source: county tax records.