6158 Syrcle Ave · Milton, FL 32570

$105,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 255 Days on market

Built 1958 8,712 sqft lot Est $202k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Investment Special - This home needs serious remodeling. After Repair Value approximately $120,000. The tear out has been started. This is a great 2022 project. Seller has requested cash only offers. Oversized Lot. Great single family home or rental home. Property Management available.

Key facts

• Wood repaired
• Public water
• 8,712 sq ft lot

Tags

• NEW WINDOWS INSTALLED
• TERMITE TREATMENT COMPLETED
• WOOD REPAIRED
• CONNECTED TO CITY SEWER
• PUBLIC WATER
• HIGH-SPEED INTERNET AVAILABLE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway with open parking; Two total parking spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service
• Home design: Single-story (one level); Detached property; Resale home
• Construction: Frame construction; Slab foundation
• Exterior features: Chain link backyard fence; Interior lot; Rolled/hot mop roof; Paved, county-maintained road access

Interior

• Kitchen: Refrigerator included; Eat-in kitchen; Kitchen currently under construction
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Tile
• Bathrooms: Two full bathrooms (both on the first floor); Bathroom currently under construction
• Heating & cooling: Wall/window cooling units
• Interior features: Tile flooring; Double-pane windows; Some blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 2 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $105k implies a 116% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.81% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.86%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6456 Gaynell Ave	0.08mi	3/1.0	1,152 (+3%)	5mo	$178,000	$155	87
6094 Syrcle Ave	0.15mi	3/2.0	1,120 (0%)	10mo	$233,000	$208	80
6098 Syrcle Ave	0.14mi	3/2.0	1,152 (+3%)	15mo	$185,000	$161	72
6400 Gaynell Ave	0.21mi	3/2.0	1,167 (+4%)	12mo	$229,000	$196	69
6439 Kennington Cir	0.37mi	3/2.0	1,215 (+8%)	4mo	$219,000	$180	61
6017 Syrcle Ave	0.32mi	3/1.5	1,050 (-6%)	15mo	$170,000	$162	60
6415 Julia Dr	0.40mi	3/1.0	1,252 (+12%)	4mo	$190,000	$152	58
5996 Savannah Dr	0.65mi	3/2.0	1,144 (+2%)	7mo	$199,900	$175	56
6635 Wesdon Ct	0.53mi	3/1.5	1,008 (-10%)	1mo	$185,000	$184	55
6409 Julia Dr	0.39mi	3/1.0	1,000 (-11%)	12mo	$191,000	$191	54
6003 Savannah Dr	0.63mi	3/2.0	1,153 (+3%)	11mo	$249,000	$216	53
5910 Independence Dr	0.65mi	2/1.0 (-1)	995 (-11%)	14mo	$167,000	$168	34

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: 28.9%
• Equity multiple: 2.20×
• Total profit: $35,237
• Equity at exit: $15,656

10-year hold

• IRR: 36.1%
• Equity multiple: 4.28×
• Total profit: $96,358
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $829

Break-even live

Break-even rent $850

Max offer price $105,000

Occupancy floor 51%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6460 Stewart St Milton, FL	1.0–3.0	1.0–2.0	872	$1,500	$1.72	23d	1	0.35mi
6593 Lee St Unit B Milton, FL	2.0	1.0	750	$1,300	$1.73	21d	1	1.03mi

Listing history 29 events

1. 2026-06-18
   days on market $105,000 Active 255 DOM
2. 2026-06-17
   days on market $105,000 Active 254 DOM
3. 2026-06-16
   days on market $105,000 Active 253 DOM
4. 2026-06-15
   days on market $105,000 Active 252 DOM
5. 2026-06-14
   days on market $105,000 Active 250 DOM
6. 2026-06-10
   days on market $105,000 Active 247 DOM
7. 2026-06-09
   days on market $105,000 Active 246 DOM
8. 2026-06-09
   price $105,000 Active 245 DOM
9. 2026-06-08
   days on market $109,500 Active 245 DOM
10. 2026-06-07
    days on market $109,500 Active 244 DOM
11. 2026-06-05
    days on market $109,500 Active 241 DOM
12. 2026-06-03
    days on market $109,500 Active 240 DOM
13. 2026-06-02
    days on market $109,500 Active 239 DOM
14. 2026-06-01
    days on market $109,500 Active 238 DOM
15. 2026-05-31
    days on market $109,500 Active 237 DOM
16. 2026-05-31
    days on market $109,500 Active 236 DOM
17. 2025-11-24
    price $109,500
18. 2025-10-06
    listed $115,777 Active
19. 2023-10-03
    soldstatus $48,500
20. 2022-04-01
    soldstatus $65,000 Sold 289-char remark

    Show marketing remark (289 chars)

    Investment Special - This home needs serious remodeling. After Repair Value approximately $120,000. The tear out has been started. This is a great 2022 project. Seller has requested cash only offers. Oversized Lot. Great single family home or rental home. Property Management available.

21. 2022-04-01
    soldstatus $65,000

    Show marketing remark (289 chars)

    Investment Special - This home needs serious remodeling. After Repair Value approximately $120,000. The tear out has been started. This is a great 2022 project. Seller has requested cash only offers. Oversized Lot. Great single family home or rental home. Property Management available.

22. 2022-02-26
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Investment Special - This home needs serious remodeling. After Repair Value approximately $120,000. The tear out has been started. This is a great 2022 project. Seller has requested cash only offers. Oversized Lot. Great single family home or rental home. Property Management available.

23. 2022-01-31
    price $65,000 289-char remark

    Show marketing remark (289 chars)

    Investment Special - This home needs serious remodeling. After Repair Value approximately $120,000. The tear out has been started. This is a great 2022 project. Seller has requested cash only offers. Oversized Lot. Great single family home or rental home. Property Management available.

24. 2022-01-22
    price $69,900 289-char remark

    Show marketing remark (289 chars)

    Investment Special - This home needs serious remodeling. After Repair Value approximately $120,000. The tear out has been started. This is a great 2022 project. Seller has requested cash only offers. Oversized Lot. Great single family home or rental home. Property Management available.

25. 2022-01-14
    listed $72,000 Active 289-char remark

    Show marketing remark (289 chars)

    Investment Special - This home needs serious remodeling. After Repair Value approximately $120,000. The tear out has been started. This is a great 2022 project. Seller has requested cash only offers. Oversized Lot. Great single family home or rental home. Property Management available.

26. 2020-11-02
    soldstatus $55,000
27. 2020-10-30
    soldstatus $55,000 218-char remark

    Show marketing remark (218 chars)

    Attention Investors - 3 BR/1 BA with some updates already completed, Newer double paned windows ~ roof in 2014 - chain link fenced yard. Only window units, no heat, will a little more updates, this could a great home.

28. 2020-10-02
    listed $68,000 218-char remark

    Show marketing remark (218 chars)

    Attention Investors - 3 BR/1 BA with some updates already completed, Newer double paned windows ~ roof in 2014 - chain link fenced yard. Only window units, no heat, will a little more updates, this could a great home.

29. 1975-01-01
    soldstatus $6,800

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,804
• − Mortgage interest: −$5,882
• − Property taxes: −$929
• − Insurance: −$525
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$3,055
• Taxable income: $8,765
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $7,850/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: 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

+1510.3% since first listed

13 events — show timeline

• 2025-11-24 Price Changed $109,500 PARMLS
• 2025-10-06 Listed $115,777 PARMLS
• 2023-10-03 Sold (Public Records) $48,500 Public Records
• 2022-04-01 Sold (Public Records) $65,000 Public Records
• 2022-04-01 Sold (MLS) $65,000 PARMLS
• 2022-02-26 Pending — PARMLS
• 2022-01-31 Price Changed $65,000 PARMLS
• 2022-01-22 Price Changed $69,900 PARMLS
• 2022-01-14 Listed $72,000 PARMLS
• 2020-11-02 Sold (Public Records) $55,000 Public Records
• 2020-10-30 Sold (MLS) $55,000 PARMLS
• 2020-10-02 Listed $68,000 PARMLS
• 1975-01-01 Sold (Public Records) $6,800 Public Records

Property tax history

+7.8%/yr

Latest (2025): $929 · +14.3% YoY. Source: county tax records.