7095 & 7097 Milton Dr · East Milton, FL 32583

$89,000

None bd · None ba · 1,135 sqft · Other · 3 Days on market

Built 1943 9,975 sqft lot ↓ 58% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This OLD House Project. .. .. Calling . . All Do-It- Yourself Investors/Builders /Rehaber's Corner Lot. .Walk Around the block . . to Fishing . and water sports Bring all your Construction Talent to this one. .. .Selling Property . .. .As IS . .. Duplex in prime location . .Fix It , Keep It for long term Rental Income, Or Flip It . .. Only One Mile from Historical Down Town Milton Fl. .. Yes . .you can live in one unit and rent the 2nd unit for passive income. .. Win Win. .. .This is a very Special "Historical Land Mark Site". .. .. This is your chance Hurry call your Realtor for showing. ..

Key facts

• East milton location
• Historical landmark
• Corner lot

Tags

• CORNER LOT
• EAST MILTON LOCATION
• WALKING DISTANCE TO FISHING
• WALKING DISTANCE TO BOATING
• HISTORICAL LANDMARK

What this means for you Summary

Snapshot

• This is a other listed at $89k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 12.8% vs local median 4.6% in East 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 77/100 on livability (#199 in FL, #3,139 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, 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.
• Zoned schools: Martin Luther King Middle School (math 38% / reading 41%, grade F, #373 of 571 statewide, top 66%, 660 students, 69% 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 (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 62% district-wide (-20 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); 822 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 + 4.5% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $50k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.40%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.75×
• Total profit: $18,727
• Equity at exit: $13,270

10-year hold

• IRR: 27.7%
• Equity multiple: 3.63×
• Total profit: $65,467
• Equity at exit: $7,695

Cash invested: $24,920 (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 32583

• Home prices YoY: -11.3%
• Rents YoY: 4.5%
• Active inventory: 822
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $486

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 60%

Sensitivity live

Price	-10% $547	-5% $517	+0% $486	+5% $455	+10% $424
Rent	-10% $376	-5% $431	+0% $486	+5% $541	+10% $596
Rate	-1.0pp $531	-0.5pp $509	base $486	+0.5pp $463	+1.0pp $439

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5394 Munson Hwy Milton, FL	2.0	2.0	900	$1,250	$1.39	15d	1	0.71mi
5376 Conecuh St Milton, FL	2.0	1.0	730	$1,400	$1.92	25d	1	0.81mi
6567 Park Ave NW Unit D Milton, FL	1.0	1.0	703	$925	$1.32	25d	1	1.44mi
6567 Park Ave Unit A Milton, FL	1.0	1.0	703	$925	$1.32	15d	1	1.44mi

Listing history 21 events

1. 2026-06-22
   days on market $89,000 Active 3 DOM
2. 2026-06-19
   statusdays on marketlisting id $89,000 Active 1 DOM
3. 2026-06-08
   days on market $89,000 Contingent 238 DOM
4. 2026-06-07
   days on market $89,000 Contingent 237 DOM
5. 2026-06-05
   days on market $89,000 Contingent 234 DOM
6. 2026-06-03
   days on market $89,000 Contingent 233 DOM
7. 2026-06-02
   days on market $89,000 Contingent 232 DOM
8. 2026-06-01
   days on market $89,000 Contingent 231 DOM
9. 2026-05-31
   days on market $89,000 Contingent 230 DOM
10. 2026-05-31
    days on market $89,000 Contingent 229 DOM
11. 2026-04-25
    historical Contingent
12. 2026-04-20
    status Active
13. 2026-04-16
    historical Contingent
14. 2026-03-24
    price $89,000
15. 2026-01-05
    price $99,700
16. 2025-10-13
    listed $139,500 Active
17. 2008-03-06
    historical
18. 2008-01-31
    historical
19. 2006-08-28
    listed $129,000
20. 2006-07-07
    listed $139,900
21. 2001-09-25
    soldstatus $212,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $16,724
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,589
• Taxable income: $4,694
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,705/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 — East Milton

• Score: 77/100
• State rank: #199
• US rank: #3139

Category grades

Amenities C- Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Milton, FL
• County: Santa Rosa County · 194,764 people
• City population: 31,415
• 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: 122.0

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 (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%

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

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

-58.0% since first listed

11 events — show timeline

• 2026-04-25 Contingent — PARMLS
• 2026-04-20 Relisted — PARMLS
• 2026-04-16 Contingent — PARMLS
• 2026-03-24 Price Changed $89,000 PARMLS
• 2026-01-05 Price Changed $99,700 PARMLS
• 2025-10-13 Listed $139,500 PARMLS
• 2008-03-06 Listing Removed — PARMLS
• 2008-01-31 Listing Removed — PARMLS
• 2006-08-28 Listed $129,000 PARMLS
• 2006-07-07 Listed $139,900 PARMLS
• 2001-09-25 Sold (Public Records) $212,000 Public Records

Property tax history

-11.4%/yr

Latest (2025): $135 · +7.1% YoY. Source: county tax records.