6533 College Dr · Milton, FL 32570

$216,900

3 bd · 2.0 ba · 1,363 sqft · SingleFamily public records · 34 Days on market

Built 1960 10,236 sqft lot Est $219k · at est.

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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 +18.3/30.0
• ARV discount +8.0/15.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located close to Milton High School and the beautiful Riverwalk in downtown Milton. Enjoy the concerts in the park or the nearby splash pad with the family. This gas home has been well loved and features 3 bedrooms and 1.5 baths. The kitchen is bright and spacious and has updated cabinets giving you lots of room for storage and a moveable island is included. Off the kitchen is a bonus room which is perfect for entertaining or would make a great hobby room. The backyard is spacious and the trampoline, above ground pool and hammock are included. On the side of the house is a storage room. There aren't any issues with the roof but because of it's age, Seller giving $5000 credit at closing for roof.

Key facts

• Indoor laundry area
• Modern updates
• 0.23 acre lot

Tags

• LARGE PRIVACY-FENCED BACKYARD
• INDOOR LAUNDRY AREA
• OVERSIZED DINING AREA
• MODERN UPDATES
• METICULOUSLY MAINTAINED

Property features AI

Finance

• Other: Public maintained road access; Lot dimensions approximately 76 x 133 (0.235 acres); Central access lot feature
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Circuit breakers with copper wiring; Cable available
• Home design: Single-story home; Detached (not attached to another property); Resale home; Homestead exempt; Energy-efficient features including insulation, insulated walls and ridge vent
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Back yard fencing; Patio

Interior

• Kitchen: Updated kitchen; New appliances; Kitchen roughly 11.3 x 16.7
• Bedrooms: Primary bedroom on the first floor (approx. 11.2 x 11.8); Second bedroom on the first floor (approx. 10.2 x 10.1); Third bedroom on the first floor (approx. 10.2 x 10.1)
• Flooring: Simulated wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump; Ceiling fans; Natural gas heating
• Interior features: Simulated wood flooring; Double pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/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 $193k (11.1% below list).
• Recommended offer: $193k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• 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 15d 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 $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 34 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $135k; list at $217k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,850 (11.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $219,443
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6517 Robin Ave	0.13mi	3/1.0	1,400 (+3%)	5mo	$127,000	$91	82
6442 Sanders St	0.34mi	3/1.5	1,352 (-1%)	1mo	$181,000	$134	80
5558 Oriole St	0.14mi	3/1.0	1,417 (+4%)	4mo	$195,000	$138	80
6503 College Dr	0.07mi	3/2.0	1,215 (-11%)	4mo	$205,000	$169	75
5589 Birch St	0.32mi	3/2.0	1,458 (+7%)	3mo	$174,500	$120	71
6765 Harvell St	0.64mi	3/2.0	1,392 (+2%)	5mo	$244,900	$176	62
6500 Sanders St	0.26mi	3/1.0	1,200 (-12%)	3mo	$180,000	$150	61
5334 Overbrook Dr	0.57mi	3/2.0	1,274 (-6%)	4mo	$215,000	$169	60
6326 Starhill Dr	0.50mi	3/2.0	1,484 (+9%)	3mo	$145,000	$98	59
6804 Dixon St	0.69mi	3/2.0	1,220 (-10%)	4mo	$200,000	$164	47
6514 Oakcrest Rd	0.75mi	2/1.0 (-1)	1,214 (-11%)	2mo	$195,000	$161	36
6426 Walnut St	0.73mi	2/1.0 (-1)	1,185 (-13%)	1mo	$200,000	$169	35

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-23,089
• Equity at exit: $32,340

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,417
• Equity at exit: $18,754

Cash invested: $60,732 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,137
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $200

Break-even live

Break-even rent $1,676

Max offer price $216,900

Occupancy floor 85%

Sensitivity live

Price	-10% $322	-5% $261	+0% $200	+5% $138	+10% $77
Rent	-10% $47	-5% $123	+0% $200	+5% $276	+10% $352
Rate	-1.0pp $309	-0.5pp $255	base $200	+0.5pp $143	+1.0pp $86

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: $54,225
• Closing costs: $6,507
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5357 Locklin Ave Milton, FL	3.0	1.0	1100	$1,700	$1.55	14d	1	0.41mi
5733 Orange St Milton, FL	3.0	1.5	1640	$1,500	$0.91	24d	1	0.61mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	24d	1	0.72mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	14d	1	0.72mi
5461 Collins Mill Creek Dr Milton, FL	2.0	2.0	950	$1,672	$1.76	14d	4	0.89mi
6716 Barnwood Dr Milton, FL	3.0	2.0	1753	$1,850	$1.06	24d	1	0.96mi
6747 Weathered Dr Milton, FL	3.0	2.0	1546	$1,800	$1.16	24d	1	1.02mi
5394 Munson Hwy Milton, FL	2.0	2.0	900	$1,250	$1.39	14d	1	1.06mi
6707 Cedar Ridge Cir Milton, FL	3.0	2.5	1669	$1,900	$1.14	14d	1	1.24mi

Listing history 25 events

1. 2026-06-18
   status $216,900 Pending 34 DOM
2. 2026-06-18
   days on market $216,900 Contingent 34 DOM
3. 2026-06-17
   days on market $216,900 Contingent 33 DOM
4. 2026-06-16
   days on market $216,900 Contingent 32 DOM
5. 2026-06-15
   days on market $216,900 Contingent 31 DOM
6. 2026-06-14
   statusdays on market $216,900 Contingent 29 DOM
7. 2026-06-10
   days on market $216,900 Active 26 DOM
8. 2026-06-09
   days on market $216,900 Active 25 DOM
9. 2026-06-08
   days on market $216,900 Active 24 DOM
10. 2026-06-07
    pricedays on market $216,900 Active 23 DOM
11. 2026-06-05
    statusdays on market $219,900 Active 20 DOM
12. 2026-06-03
    days on market $219,900 Contingent 19 DOM
13. 2026-06-02
    days on market $219,900 Contingent 18 DOM
14. 2026-06-01
    days on market $219,900 Contingent 17 DOM
15. 2026-05-31
    days on market $219,900 Contingent 16 DOM
16. 2026-05-31
    days on market $219,900 Contingent 15 DOM
17. 2026-05-15
    listed $219,900 Active
18. 2021-05-24
    soldstatus $135,000
19. 2021-05-21
    soldstatus $135,000 Sold 717-char remark

    Show marketing remark (717 chars)

    Conveniently located close to Milton High School and the beautiful Riverwalk in downtown Milton. Enjoy the concerts in the park or the nearby splash pad with the family. This gas home has been well loved and features 3 bedrooms and 1.5 baths. The kitchen is bright and spacious and has updated cabinets giving you lots of room for storage and a moveable island is included. Off the kitchen is a bonus room which is perfect for entertaining or would make a great hobby room. The backyard is spacious and the trampoline, above ground pool and hammock are included. On the side of the house is a storage room. There aren't any issues with the roof but because of it's age, Seller giving $5000 credit at closing for roof.

20. 2021-04-12
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Conveniently located close to Milton High School and the beautiful Riverwalk in downtown Milton. Enjoy the concerts in the park or the nearby splash pad with the family. This gas home has been well loved and features 3 bedrooms and 1.5 baths. The kitchen is bright and spacious and has updated cabinets giving you lots of room for storage and a moveable island is included. Off the kitchen is a bonus room which is perfect for entertaining or would make a great hobby room. The backyard is spacious and the trampoline, above ground pool and hammock are included. On the side of the house is a storage room. There aren't any issues with the roof but because of it's age, Seller giving $5000 credit at closing for roof.

21. 2021-04-10
    listed $139,900 Active 717-char remark

    Show marketing remark (717 chars)

    Conveniently located close to Milton High School and the beautiful Riverwalk in downtown Milton. Enjoy the concerts in the park or the nearby splash pad with the family. This gas home has been well loved and features 3 bedrooms and 1.5 baths. The kitchen is bright and spacious and has updated cabinets giving you lots of room for storage and a moveable island is included. Off the kitchen is a bonus room which is perfect for entertaining or would make a great hobby room. The backyard is spacious and the trampoline, above ground pool and hammock are included. On the side of the house is a storage room. There aren't any issues with the roof but because of it's age, Seller giving $5000 credit at closing for roof.

22. 2012-05-02
    historical
23. 2011-11-02
    listed $64,500
24. 1988-09-01
    soldstatus $37,500
25. 1977-07-01
    soldstatus $20,000

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,800 · $150/mo
• Expected delta: +$648/yr (+$54/mo · 56.2%)

ⓘ 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 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $23,142
• − Mortgage interest: −$12,150
• − Property taxes: −$1,152
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$6,310
• Taxable loss: −$1,257
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $2,698/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

+999.5% since first listed

9 events — show timeline

• 2026-05-15 Listed $219,900 PARMLS
• 2021-05-24 Sold (Public Records) $135,000 Public Records
• 2021-05-21 Sold (MLS) $135,000 PARMLS
• 2021-04-12 Pending — PARMLS
• 2021-04-10 Listed $139,900 PARMLS
• 2012-05-02 Listing Removed — PARMLS
• 2011-11-02 Listed $64,500 PARMLS
• 1988-09-01 Sold (Public Records) $37,500 Public Records
• 1977-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,152 · -1.3% YoY. Source: county tax records.