6222 June Bug Dr · Bagdad, FL 32583

$239,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 18 Days on market

Built 2024 Good condition 6,098 sqft lot $200/sqft · at area comps Est $245k · at est. $55/mo HOA · 3% of rent ↓ 7% since listing

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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 +13.5/30.0
• ARV discount +8.4/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Callaway plan is a lovely three-bedroom, two-bathroom home. As you enter through the threshold of the covered front porch, a warm embrace awaits you in the form of a spacious and inviting living and kitchen area, cleverly designed to create an open and airy ambiance. The kitchen offers beautiful cabinetry, an under-mount sink, stainless steel appliances, and a pantry. Throughout the entirety of this home, you'll find beautiful flooring, ensuring a seamless flow from room to room. Additionally, it's worth noting that the bedrooms are free from carpet, adding a touch of practicality to the overall aesthetic. Your new home is designed with you in mind and is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Our Home is Connected package offers devices such as the Amazon Echo Dot, Smart Switch, a Honeywell Thermostat, and more. Discover for yourself what this community has to offer!

Key facts

• Covered front porch
• Community amenities
• Smart home features

Tags

• HURRICANE PROTECTION PANELS
• SMART HOME FEATURES
• COVERED FRONT PORCH
• FULLY PRIVACY FENCED BACKYARD
• BRAND NEW STORAGE SHED
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11 ($129/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 $200k (16.6% below list).
• Recommended offer: $200k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Bagdad — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#571 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Bagdad Elementary School (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 498 students, 69% 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 62% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 62% district-wide (-16 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 fast (+4.5%/yr); 1157 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 18 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $200,000 (16.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $244,670
• List price: $239,900
• Delta: -1.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6333 Rice St	0.27mi	3/2.0	1,215 (+1%)	7mo	$250,000	$206	80
6517 Firefly Dr	0.46mi	3/2.0	1,205 (+0%)	2mo	$234,900	$195	76
6509 Firefly Dr	0.46mi	3/2.0	1,205 (+0%)	4mo	$244,900	$203	75
6497 Firefly Dr	0.46mi	3/2.0	1,205 (+0%)	4mo	$239,900	$199	75
6481 Firefly Dr	0.45mi	3/2.0	1,205 (+0%)	6mo	$245,000	$203	73
6489 Firefly Dr	0.47mi	3/2.0	1,205 (+0%)	6mo	$249,900	$207	73
6473 Firefly Dr	0.45mi	3/2.0	1,205 (+0%)	7mo	$244,900	$203	72
6449 Firefly Dr	0.45mi	3/2.0	1,205 (+0%)	8mo	$245,000	$203	71
6461 Firefly Dr	0.45mi	3/2.0	1,205 (+0%)	9mo	$240,000	$199	71
4503 Rice Rd	0.59mi	3/2.0	1,144 (-5%)	1mo	$252,000	$220	64
4331 Audiss Rd	0.66mi	3/2.0	1,153 (-4%)	5mo	$220,000	$191	59
6215 Glenwood Dr	0.56mi	3/1.0	1,329 (+11%)	0mo	$220,000	$166	52

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-35,088
• Equity at exit: $35,770

10-year hold

• IRR: -3.5%
• Equity multiple: 0.75×
• Total profit: $-16,538
• Equity at exit: $20,742

Cash invested: $67,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 25 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $244,900 ($197/sqft)
• Median days on market: 107 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32583

• Home prices YoY: -11.3%
• Rents YoY: 4.5%
• Active inventory: 1157
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$100
• HOA: −$55
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $11

Break-even live

Break-even rent $1,986

Max offer price $239,900

Occupancy floor 94%

Sensitivity live

Price	-10% $147	-5% $79	+0% $11	+5% $-57	+10% $-125
Rent	-10% $-147	-5% $-68	+0% $11	+5% $90	+10% $169
Rate	-1.0pp $132	-0.5pp $72	base $11	+0.5pp $-51	+1.0pp $-115

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6317 Firefly Dr Milton, FL	4.0	2.0	1439	$2,000	$1.39	117d	1	0.20mi
6478 Da Lisa Rd Milton, FL	3.0	2.0	1120	$1,900	$1.70	119d	1	0.69mi
4355 Park Ct Trlr Park , FL	2.0	1.5	1000	$1,200	$1.20	119d	1	1.35mi
4389 Park Ct Trlr Park , FL	2.0	1.0	700	$1,100	$1.57	119d	1	1.36mi
6436 Highway 90 Milton, FL	1.0–3.0	1.0	675	$1,675	$2.48	0d	7	1.45mi

Property features AI

Finance

• Other: Lot size approximately 0.14 acresBuilding area about 1,205 square feet
• HOA & community: Community poolCommunity roomHomeowner association with an annual fee of $655

Exterior

• Parking: Driveway with open parking
• Security: Smoke detectors
• Utilities: Public sewerCopper electrical wiringUnderground utilities
• Home design: Single-story homeResale propertyDetached (not attached to other properties)Slab foundationFrame constructionGreen features include insulation and insulated walls
• Construction: Frame constructionSlab foundationShingle roofOne level
• Exterior features: Shingle roofBack yard with chain-link and privacy fencingPaved, county-maintained road accessPublic water

Interior

• Kitchen: DishwasherDisposalRefrigeratorSelf-cleaning ovenENERGY STAR qualified dishwasher, refrigerator, and other appliances
• Bedrooms: Primary bedroom on the first floor (approx. 12.4' x 12.7')Two additional first-floor bedrooms (each approx. 10' x 10')
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral air conditioningENERGY STAR qualified cooling equipment
• Interior features: BaseboardsInsulated doorsDouble-pane windows with blinds and shutters
• Laundry & utility: Indoor laundryElectric water heater

Listing history 14 events

1. 2026-06-18
   days on market $239,900 Active 18 DOM
2. 2026-06-17
   days on market $239,900 Active 17 DOM
3. 2026-06-16
   days on market $239,900 Active 16 DOM
4. 2026-06-15
   days on market $239,900 Active 15 DOM
5. 2026-06-14
   pricedays on market $239,900 Active 13 DOM
6. 2026-06-10
   days on market $247,500 Active 10 DOM
7. 2026-06-09
   days on market $247,500 Active 9 DOM
8. 2026-06-08
   days on market $247,500 Active 8 DOM
9. 2026-06-07
   days on market $247,500 Active 7 DOM
10. 2026-06-05
    days on market $247,500 Active 4 DOM
11. 2026-06-03
    days on market $247,500 Active 3 DOM
12. 2026-06-02
    days on market $247,500 Active 2 DOM
13. 2026-06-01
    remarks 693-char remark
14. 2026-06-01
    listed $247,500 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: $1,875 · $156/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$116/yr (+$10/mo · 6.2%)

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

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$13,438
• − Property taxes: −$1,875
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$660
• − Depreciation: −$6,979
• Taxable loss: −$3,991
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $1,087/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.

Condition & rehab AI · 11 photos

Good 80/100 None rehab

This well-maintained, modern home in the Rivers Cove community is move-in ready with no visible repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home devices — increases convenience and marketability ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Bagdad Elementary School F FL #1,403/2,144 Nat'l #17,861/41,679 Middle Hobbs Middle School C FL #254/571 Nat'l #3,460/14,009 High Milton High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 67/100

Livability — Bagdad

• Score: 67/100
• State rank: #571
• US rank: #10887

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

• Census place: Bagdad, FL
• County: Santa Rosa County · 195,978 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 31,828
• Household income: $85,440
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 11% Two or more races 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3%

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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: ▼ -38.35%
• Current HPI: 301.8819
• Rent YoY: ▲ 4.53%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Lot size approximately 0.14 acresBuilding area about 1,205 square feet
• HOA & community: Community poolCommunity roomHomeowner association with an annual fee of $655

Exterior

• Parking: Driveway with open parking
• Security: Smoke detectors
• Utilities: Public sewerCopper electrical wiringUnderground utilities
• Home design: Single-story homeResale propertyDetached (not attached to other properties)Slab foundationFrame constructionGreen features include insulation and insulated walls
• Construction: Frame constructionSlab foundationShingle roofOne level
• Exterior features: Shingle roofBack yard with chain-link and privacy fencingPaved, county-maintained road accessPublic water

Interior

• Kitchen: DishwasherDisposalRefrigeratorSelf-cleaning ovenENERGY STAR qualified dishwasher, refrigerator, and other appliances
• Bedrooms: Primary bedroom on the first floor (approx. 12.4' x 12.7')Two additional first-floor bedrooms (each approx. 10' x 10')
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral air conditioningENERGY STAR qualified cooling equipment
• Interior features: BaseboardsInsulated doorsDouble-pane windows with blinds and shutters
• Laundry & utility: Indoor laundryElectric water heater

Price history

-7.0% since first listed

44 events — show timeline

• 2026-06-28 Relisted — PARMLS
• 2026-06-27 Listing Removed — PARMLS
• 2026-06-19 Listing Removed — PARMLS
• 2026-06-11 Price Changed $239,900 PARMLS
• 2026-05-31 Listed $247,500 PARMLS
• 2024-12-30 Sold (MLS) $235,900 ECAR
• 2024-12-30 Sold (MLS) $235,900 PARMLS
• 2024-09-16 Pending — PARMLS
• 2024-09-16 Pending — ECAR
• 2024-09-03 Price Changed $237,900 ECAR
• 2024-09-03 Price Changed $239,900 ECAR
• 2024-09-03 Price Changed $237,900 PARMLS
• 2024-09-03 Price Changed $239,900 PARMLS
• 2024-08-19 Price Changed $237,900 ECAR
• 2024-08-19 Price Changed $237,900 PARMLS
• 2024-08-12 Price Changed $235,900 ECAR
• 2024-08-12 Price Changed $235,900 PARMLS
• 2024-07-19 Price Changed $234,900 ECAR
• 2024-07-19 Price Changed $234,900 PARMLS
• 2024-07-12 Price Changed $239,900 ECAR
• 2024-07-12 Price Changed $239,900 PARMLS
• 2024-07-08 Price Changed $247,900 ECAR
• 2024-07-08 Price Changed $247,900 PARMLS
• 2024-07-02 Price Changed $246,900 ECAR
• 2024-07-02 Price Changed $246,900 PARMLS
• 2024-07-01 Price Changed $256,900 ECAR
• 2024-07-01 Price Changed $256,900 PARMLS
• 2024-06-28 Price Changed $254,900 ECAR
• 2024-06-28 Price Changed $254,900 PARMLS
• 2024-06-17 Price Changed $257,900 ECAR
• 2024-06-17 Price Changed $257,900 PARMLS
• 2024-05-20 Price Changed $255,900 ECAR
• 2024-05-20 Price Changed $255,900 PARMLS
• 2024-05-09 Price Changed $262,900 PARMLS
• 2024-05-09 Price Changed $262,900 ECAR
• 2024-04-23 Price Changed $261,900 ECAR
• 2024-04-23 Price Changed $261,900 PARMLS
• 2024-04-12 Price Changed $260,900 ECAR
• 2024-04-12 Price Changed $260,900 PARMLS
• 2024-04-08 Price Changed $259,900 ECAR
• 2024-04-08 Price Changed $259,900 PARMLS
• 2024-03-25 Price Changed $258,900 ECAR
• 2024-03-12 Listed $257,900 ECAR
• 2024-03-12 Listed $257,900 PARMLS

Property tax history

+300.9%/yr

Latest (2025): $1,875 · +427.7% YoY. Source: county tax records.