6022 Syrcle Ave · Milton, FL 32570

$210,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 296 Days on market

Built 1961 8,712 sqft lot Est $208k · at est.

---

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 +18.4/30.0
• ARV discount +7.0/15.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• 1% rule +4.3/10.0
• 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

Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

Key facts

• Modern appliances
• Bonus room
• Covered patio

Tags

• SOLAR PANELS
• FENCED-IN BACKYARD
• COVERED PATIO
• BONUS ROOM
• SPACIOUS LOT
• MODERN APPLIANCES

Property features AI

Finance

• Other: Directions: Hwy 90 to Stewart St, left on Julia, right on Syrcle Ave; house on the right
• HOA & community: No homeowners association

Exterior

• Parking: Four total parking spaces; Driveway parking; Guest parking; RV access/parking; Boat parking; Golf cart garage; Front entrance parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers and copper wiring; Cable available; Solar energy generation; Insulation and insulated walls
• Home design: Single-story home; Resale property; Not attached to another unit; Slab foundation; Frame construction; Shingle roof
• Construction: Frame construction; Slab foundation; Shingle roof; One level
• Exterior features: Covered patio and porch; Patio; Porch; Rain gutters; Chain-link full backyard fence; Yard building; Interior lot with central access; Paved public road access

Interior

• Kitchen: Updated kitchen with granite countertops; Stainless steel appliances; Built-in microwave; Microwave; Self-cleaning oven; Dishwasher; Refrigerator; Gas range
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Tile; Simulated wood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning; Wall/window unit(s); Ceiling fans
• Interior features: Storage; Baseboards; Ceiling fans; High-speed internet available; Bonus room; Blinds
• Laundry & utility: Washer and dryer included; Inside laundry with washer/dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $194k (7.5% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• 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; 7 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).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $6k 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 296 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 11900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1961 — 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: 0.93% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $207,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6052 Savannah Dr	0.12mi	3/2.0	1,320 (-0%)	2mo	$230,000	$174	92
6504 Julia Dr	0.15mi	3/1.0	1,324 (0%)	5mo	$183,900	$139	85
6562 Julia Dr	0.23mi	3/1.0	1,324 (0%)	7mo	$183,000	$138	79
6415 Julia Dr	0.09mi	3/1.0	1,252 (-5%)	4mo	$190,000	$152	79
6608 Magnolia St	0.68mi	3/2.0	1,307 (-1%)	1mo	$215,000	$164	65
5999 Savannah Dr	0.30mi	3/2.0	1,463 (+10%)	6mo	$230,000	$157	63
6456 Gaynell Ave	0.38mi	3/1.0	1,152 (-13%)	5mo	$178,000	$155	52
6439 Kennington Cir	0.71mi	3/2.0	1,215 (-8%)	4mo	$219,000	$180	50
6481 Colonial Dr	0.44mi	3/1.5	1,507 (+14%)	6mo	$105,000	$70	50
5776 Hickory St	0.67mi	4/2.0 (+1)	1,225 (-8%)	7mo	$205,000	$167	46
6426 Walnut St	0.67mi	2/1.0 (-1)	1,185 (-10%)	1mo	$200,000	$169	42
6582 Lee St	0.71mi	4/2.0 (+1)	1,469 (+11%)	5mo	$195,000	$133	39

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-22,109
• Equity at exit: $31,312

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,647
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $197

Break-even live

Break-even rent $1,694

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $316	-5% $256	+0% $197	+5% $138	+10% $78
Rent	-10% $43	-5% $120	+0% $197	+5% $274	+10% $350
Rate	-1.0pp $303	-0.5pp $250	base $197	+0.5pp $143	+1.0pp $87

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6707 Cedar Ridge Cir Milton, FL	3.0	2.5	1669	$1,900	$1.14	15d	1	0.63mi
6460 Stewart St Milton, FL	1.0–3.0	1.0–2.0	872	$1,500	$1.72	24d	1	0.69mi
5733 Orange St Milton, FL	3.0	1.5	1640	$1,500	$0.91	24d	1	0.70mi
6716 Barnwood Dr Milton, FL	3.0	2.0	1753	$1,850	$1.06	24d	1	0.77mi
6747 Weathered Dr Milton, FL	3.0	2.0	1546	$1,800	$1.16	24d	1	0.82mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	15d	1	1.26mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	24d	1	1.26mi

Listing history 35 events

1. 2026-06-18
   days on market $210,000 Active 296 DOM
2. 2026-06-17
   days on market $210,000 Active 295 DOM
3. 2026-06-16
   days on market $210,000 Active 294 DOM
4. 2026-06-15
   days on market $210,000 Active 293 DOM
5. 2026-06-14
   days on market $210,000 Active 291 DOM
6. 2026-06-10
   days on market $210,000 Active 288 DOM
7. 2026-06-09
   days on market $210,000 Active 287 DOM
8. 2026-06-08
   days on market $210,000 Active 286 DOM
9. 2026-06-07
   days on market $210,000 Active 285 DOM
10. 2026-06-05
    days on market $210,000 Active 282 DOM
11. 2026-06-03
    days on market $210,000 Active 281 DOM
12. 2026-06-02
    days on market $210,000 Active 280 DOM
13. 2026-06-01
    days on market $210,000 Active 279 DOM
14. 2026-05-31
    days on market $210,000 Active 278 DOM
15. 2026-05-31
    days on market $210,000 Active 277 DOM
16. 2026-02-23
    price $210,000
17. 2025-11-22
    historical $1,650
18. 2025-11-06
    price $198,400
19. 2025-11-06
    price $1,650
20. 2025-10-17
    price $1,600
21. 2025-10-09
    price $1,650
22. 2025-09-27
    price $1,725
23. 2025-09-17
    price $1,700
24. 2025-09-12
    listed $1,750
25. 2025-08-26
    listed $199,900 Active
26. 2022-05-20
    soldstatus $170,000 Sold 118-char remark

    Show marketing remark (118 chars)

    Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

27. 2022-04-20
    soldstatus $170,000
28. 2022-03-21
    status Pending 118-char remark

    Show marketing remark (118 chars)

    Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

29. 2022-02-28
    price $169,900 118-char remark

    Show marketing remark (118 chars)

    Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

30. 2022-02-25
    price $174,900 118-char remark

    Show marketing remark (118 chars)

    Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

31. 2022-02-23
    price $179,900 118-char remark

    Show marketing remark (118 chars)

    Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

32. 2022-02-22
    price $189,900 118-char remark

    Show marketing remark (118 chars)

    Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

33. 2022-02-19
    listed $199,900 Active 118-char remark

    Show marketing remark (118 chars)

    Vacant. Updated. New roof. New granite counters. New floors. Fenced. Painted and cleaned. New ac installed by 03/25

34. 2021-09-16
    soldstatus $85,200
35. 1979-12-01
    soldstatus $25,000

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $23,319
• − Mortgage interest: −$11,763
• − Property taxes: −$1,793
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$6,109
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $2,634/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

+740.0% since first listed

20 events — show timeline

• 2026-02-23 Price Changed $210,000 PARMLS
• 2025-11-22 Rental Removed $1,650 Avail
• 2025-11-06 Price Changed $198,400 PARMLS
• 2025-11-06 Price Changed $1,650 Avail
• 2025-10-17 Price Changed $1,600 Avail
• 2025-10-09 Price Changed $1,650 Avail
• 2025-09-27 Price Changed $1,725 Avail
• 2025-09-17 Price Changed $1,700 Avail
• 2025-09-12 Listed for Rent $1,750 Avail
• 2025-08-26 Listed $199,900 PARMLS
• 2022-05-20 Sold (MLS) $170,000 PARMLS
• 2022-04-20 Sold (Public Records) $170,000 Public Records
• 2022-03-21 Pending — PARMLS
• 2022-02-28 Price Changed $169,900 PARMLS
• 2022-02-25 Price Changed $174,900 PARMLS
• 2022-02-23 Price Changed $179,900 PARMLS
• 2022-02-22 Price Changed $189,900 PARMLS
• 2022-02-19 Listed $199,900 PARMLS
• 2021-09-16 Sold (Public Records) $85,200 Public Records
• 1979-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,793 · +6.3% YoY. Source: county tax records.