6127 Patricia Ave · Milton, FL 32570

$135,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 94 Days on market

Built 1958 8,276 sqft lot Est $163k · 17% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

Key facts

• 8,276 sq ft lot
• Built 1958
• Listed 94 days

Property features AI

Finance

• Other: Lot approximately 0.19 acres (dimensions ~65 x 130)
• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Public sewer; Public water; Electric with circuit breakers
• Home design: One-story block construction; Resale property; Not attached to another property
• Construction: Block construction; Slab foundation; Metal roof; Built as a single-level home
• Exterior features: Metal roof; Paved, county-maintained road access; Public water

Interior

• Kitchen: Eat-in kitchen; Electric water heater
• Flooring: Tile; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile, vinyl, and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6137 Patricia Ave	0.04mi	3/1.0	864 (0%)	11mo	$163,000	$189	89
6124 Patricia Ave	0.03mi	3/1.0	913 (+6%)	10mo	$144,500	$158	81
5982 Queen St	0.55mi	2/1.0 (-1)	874 (+1%)	7mo	$175,000	$200	62

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,899
• Equity at exit: $20,129

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $30,938
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $381

Break-even live

Break-even rent $1,176

Max offer price $135,000

Occupancy floor 72%

Sensitivity live

Price	-10% $457	-5% $419	+0% $381	+5% $343	+10% $304
Rent	-10% $250	-5% $315	+0% $381	+5% $446	+10% $512
Rate	-1.0pp $449	-0.5pp $415	base $381	+0.5pp $346	+1.0pp $310

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	24d	1	0.36mi
6618 Applegate St Milton, FL	2.0	1.0	697	$1,000	$1.43	24d	1	0.90mi
6593 Lee St Unit B Milton, FL	2.0	1.0	750	$1,300	$1.73	21d	1	1.06mi

Listing history 42 events

1. 2026-06-18
   days on market $135,000 Active 94 DOM
2. 2026-06-17
   days on market $135,000 Active 93 DOM
3. 2026-06-16
   days on market $135,000 Active 92 DOM
4. 2026-06-15
   days on market $135,000 Active 91 DOM
5. 2026-06-14
   days on market $135,000 Active 89 DOM
6. 2026-06-10
   days on market $135,000 Active 86 DOM
7. 2026-06-09
   days on market $135,000 Active 85 DOM
8. 2026-06-08
   days on market $135,000 Active 84 DOM
9. 2026-06-07
   days on market $135,000 Active 83 DOM
10. 2026-06-05
    days on market $135,000 Active 80 DOM
11. 2026-06-03
    days on market $135,000 Active 79 DOM
12. 2026-06-02
    days on market $135,000 Active 78 DOM
13. 2026-06-01
    days on market $135,000 Active 77 DOM
14. 2026-05-31
    days on market $135,000 Active 76 DOM
15. 2026-05-31
    days on market $135,000 Active 75 DOM
16. 2026-05-18
    price $135,000 736-char remark

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

17. 2026-05-18
    price $135,000

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

18. 2026-04-22
    price $140,000 736-char remark

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

19. 2026-04-22
    price $140,000

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

20. 2026-04-02
    price $145,000

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

21. 2026-04-02
    price $145,000 736-char remark

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

22. 2026-03-16
    listed $150,000 Active 736-char remark

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

23. 2026-03-16
    listed $150,000 Active

    Show marketing remark (736 chars)

    Great opportunity for investors, flippers, or first-time homebuyers looking to add their personal touch. This home features 3 bedrooms and 1 full bathroom with 864 square feet of living space, situated on a . 19-acre lot. With a little TLC, this property has great potential to be transformed into a comfortable home or profitable investment. The manageable layout offers a functional living space with room for updates and improvements to build equity. The . 19-acre lot provides a nice yard with potential for outdoor living, gardening, or future enhancements. Whether you're looking for your next flip project, rental investment, or an affordable starter home, this property presents a great opportunity to bring your vision to life.

24. 2025-03-13
    status Active
25. 2025-03-13
    historical
26. 2025-03-09
    historical
27. 2025-03-07
    status Active
28. 2025-03-07
    price $140,000
29. 2025-02-13
    historical Contingent
30. 2024-11-18
    listed $145,000 Active
31. 2022-01-03
    soldstatus $103,475
32. 2021-12-30
    soldstatus $103,475 Sold
33. 2021-11-01
    historical Contingent
34. 2021-10-20
    listed $103,900 Active
35. 2021-10-20
    historical
36. 2021-10-09
    historical Contingent
37. 2021-09-22
    listed $104,900 Active
38. 2019-05-03
    soldstatus $49,000
39. 2019-03-12
    listed $49,500
40. 1993-07-16
    soldstatus $6,300
41. 1993-07-15
    soldstatus $10,300
42. 1976-03-01
    soldstatus $7,000

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $19,900
• − Mortgage interest: −$7,562
• − Property taxes: −$1,184
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$3,927
• Taxable income: $2,570
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,952/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

+1828.6% since first listed

27 events — show timeline

• 2026-05-18 Price Changed $135,000 ECAR
• 2026-05-18 Price Changed $135,000 PARMLS
• 2026-04-22 Price Changed $140,000 ECAR
• 2026-04-22 Price Changed $140,000 PARMLS
• 2026-04-02 Price Changed $145,000 PARMLS
• 2026-04-02 Price Changed $145,000 ECAR
• 2026-03-16 Listed $150,000 PARMLS
• 2026-03-16 Listed $150,000 ECAR
• 2025-03-13 Relisted — PARMLS
• 2025-03-13 Listing Removed — PARMLS
• 2025-03-09 Listing Removed — PARMLS
• 2025-03-07 Relisted — PARMLS
• 2025-03-07 Price Changed $140,000 PARMLS
• 2025-02-13 Contingent — PARMLS
• 2024-11-18 Listed $145,000 PARMLS
• 2022-01-03 Sold (Public Records) $103,475 Public Records
• 2021-12-30 Sold (MLS) $103,475 PARMLS
• 2021-11-01 Contingent — PARMLS
• 2021-10-20 Listing Removed — PARMLS
• 2021-10-20 Listed $103,900 PARMLS
• 2021-10-09 Contingent — PARMLS
• 2021-09-22 Listed $104,900 PARMLS
• 2019-05-03 Sold (MLS) $49,000 PARMLS
• 2019-03-12 Listed $49,500 PARMLS
• 1993-07-16 Sold (Public Records) $6,300 Public Records
• 1993-07-15 Sold (Public Records) $10,300 Public Records
• 1976-03-01 Sold (Public Records) $7,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,184 · +13.5% YoY. Source: county tax records.