6023 Hamilton Bridge Rd · Milton, FL 32570

$210,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 132 Days on market

Built 1998 0.27 ac lot Est $291k · 28% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• Schools +5.3/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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 between Pace and Milton. Well kept property needs very little TLC. Priced to sell. Days 1-7: Offers will not be reviewed Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profit organizations and Owner-occupants will be reviewed. Days 13+: We will consider offers from all buyers

Key facts

• One story layout
• Brick exterior
• Single family home

Tags

• SINGLE FAMILY HOME
• ONE STORY LAYOUT
• WOOD FRAME
• BRICK EXTERIOR
• BLOCK MASONRY FOUNDATION
• TIMBERLINE SHINGLE ROOF

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport
• Utilities: Electric with circuit breakers; Public water
• Home design: Single-story home; Resale property; Not attached to another property; Frame construction
• Construction: Frame construction; Slab foundation; Composition roof
• Exterior features: Composition roof; Paved, county-maintained road access; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the first floor (approximately 12' x 13')
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Carpet flooring; Eat-in kitchen

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 $136 ($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 $201k (4.3% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 10 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).
• This rent runs 31% 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 132 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $118k; list at $210k implies a 78% 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→22/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 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $291,165
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6090 Ashton Woods Cir	0.18mi	3/2.0	1,594 (-3%)	6mo	$332,625	$209	82
6151 Ashton Woods Cir	0.33mi	3/2.0	1,653 (+0%)	6mo	$253,500	$153	79
6062 Hamilton Bridge Rd	0.11mi	3/2.0	1,542 (-6%)	7mo	$350,000	$227	78
5970 Gillum Rd	0.48mi	3/2.0	1,622 (-1%)	1mo	$334,900	$206	74
5129 Goshawk Dr	0.21mi	3/2.0	1,860 (+13%)	2mo	$280,000	$151	67
5234 Hawks Nest Dr	0.47mi	3/2.0	1,576 (-4%)	5mo	$267,500	$170	67
6171 Young Ln	0.51mi	3/2.0	1,584 (-4%)	6mo	$240,000	$152	65
5149 Westport Dr	0.35mi	3/2.0	1,460 (-11%)	2mo	$274,000	$188	64
5980 Grandview Dr	0.61mi	3/2.0	1,726 (+5%)	1mo	$305,000	$177	63
5027 Barbara Ln	0.39mi	3/2.0	1,845 (+12%)	1mo	$260,000	$141	60
6222 Cottage Woods Dr	0.55mi	3/2.5	1,544 (-6%)	3mo	$225,000	$146	60
5271 Goshawk Dr	0.47mi	3/2.0	1,460 (-11%)	3mo	$260,500	$178	57

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-25,920
• Equity at exit: $31,312

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-13,733
• 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: 8.7×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $136

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 88%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5105 Westport Dr Milton, FL	3.0	2.0	1670	$1,900	$1.14	23d	1	0.33mi
6218 Cottage Woods Dr Milton, FL	3.0	2.5	2035	$2,200	$1.08	23d	1	0.56mi
4851 Jaimee Leigh Dr Milton, FL	4.0	2.0	1950	$1,895	$0.97	23d	1	0.71mi
4718 Lemoyne Vista Dr Milton, FL	3.0	2.0	1550	$1,795	$1.16	23d	1	1.00mi
5837 Berryhill Rd Milton, FL	3.0	2.0	1131	$1,950	$1.72	21d	1	1.13mi
5555 Hannah St Milton, FL	3.0	2.0	2010	$1,900	$0.95	23d	1	1.23mi
5432 Homestead Dr Milton, FL	3.0	2.0	1701	$1,700	$1.00	14d	1	1.36mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	23d	1	1.37mi
5723 Maggie Rose Cir Milton, FL	3.0	2.0	1610	$2,000	$1.24	14d	1	1.37mi
5357 Locklin Ave Milton, FL	3.0	1.0	1100	$1,700	$1.55	14d	1	1.42mi

Listing history 30 events

1. 2026-06-18
   days on market $210,000 Active 132 DOM
2. 2026-06-17
   days on market $210,000 Active 131 DOM
3. 2026-06-16
   days on market $210,000 Active 130 DOM
4. 2026-06-15
   days on market $210,000 Active 129 DOM
5. 2026-06-14
   days on market $210,000 Active 127 DOM
6. 2026-06-10
   days on market $210,000 Active 124 DOM
7. 2026-06-09
   days on market $210,000 Active 123 DOM
8. 2026-06-08
   days on market $210,000 Active 122 DOM
9. 2026-06-07
   days on market $210,000 Active 121 DOM
10. 2026-06-05
    days on market $210,000 Active 118 DOM
11. 2026-06-03
    days on market $210,000 Active 117 DOM
12. 2026-06-02
    days on market $210,000 Active 116 DOM
13. 2026-06-01
    days on market $210,000 Active 115 DOM
14. 2026-05-31
    days on market $210,000 Active 114 DOM
15. 2026-05-31
    days on market $210,000 Active 113 DOM
16. 2026-03-04
    price $210,000
17. 2026-02-06
    listed $220,000 Active
18. 2010-08-27
    soldstatus $117,900 310-char remark

    Show marketing remark (310 chars)

    Conveniently located between Pace and Milton. Well kept property needs very little TLC. Priced to sell. Days 1-7: Offers will not be reviewed Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profit organizations and Owner-occupants will be reviewed. Days 13+: We will consider offers from all buyers

19. 2010-07-01
    listed $117,900 310-char remark

    Show marketing remark (310 chars)

    Conveniently located between Pace and Milton. Well kept property needs very little TLC. Priced to sell. Days 1-7: Offers will not be reviewed Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profit organizations and Owner-occupants will be reviewed. Days 13+: We will consider offers from all buyers

20. 2007-12-31
    historical
21. 2007-07-11
    listed $148,000
22. 2007-05-22
    historical
23. 2006-12-22
    listed $148,000
24. 2006-11-22
    soldstatus $118,000
25. 2006-05-19
    listed $137,000
26. 2000-10-04
    soldstatus $69,000
27. 2000-09-29
    soldstatus $69,000
28. 2000-05-25
    soldstatus $225,000
29. 2000-05-25
    soldstatus $180,000
30. 2000-05-05
    listed $74,900

ⓘ 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 ≥105°F today · 22 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: $24,115
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$6,109
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $2,072/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

+180.4% since first listed

15 events — show timeline

• 2026-03-04 Price Changed $210,000 PARMLS
• 2026-02-06 Listed $220,000 PARMLS
• 2010-08-27 Sold (MLS) $117,900 PARMLS
• 2010-07-01 Listed $117,900 PARMLS
• 2007-12-31 Listing Removed — PARMLS
• 2007-07-11 Listed $148,000 PARMLS
• 2007-05-22 Listing Removed — PARMLS
• 2006-12-22 Listed $148,000 PARMLS
• 2006-11-22 Sold (MLS) $118,000 PARMLS
• 2006-05-19 Listed $137,000 PARMLS
• 2000-10-04 Sold (Public Records) $69,000 Public Records
• 2000-09-29 Sold (MLS) $69,000 PARMLS
• 2000-05-25 Sold (Public Records) $180,000 Public Records
• 2000-05-25 Sold (Public Records) $225,000 Public Records
• 2000-05-05 Listed $74,900 PARMLS

Property tax history

+4.5%/yr

Latest (2025): $140 · +27.3% YoY. Source: county tax records.