6617 Whitfield Rd · Whitfield, FL 32570

$129,990

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 21 Days on market

Built 1991 5.41 ac lot

---

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 +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is the one you've been waiting for. This sale includes three parcels totaling 5.41 acres in the heart of Milton, zoned AG-RR anchored by a 3 bedroom, 2 bathroom mobile home on the main 3.75 acre parcel, with two additional parcels of 0.83 acres each included in the sale. Whether you're envisioning a fix and flip, long term rental, or a future redevelopment play, the combined land value across all three parcels makes this a compelling add to any portfolio. The functional split bedroom floor plan offers a comfortable layout with a dedicated living room, dining area, and kitchen — solid bones ready for your vision. The expansive acreage opens the door to expanded use, additional str

Key facts

• Zoned ag-rr
• Mobile home
• Dining area

Tags

• 5.41 ACRES
• ZONED AG-RR
• MOBILE HOME
• SPLIT BEDROOM FLOOR PLAN
• DEDICATED LIVING ROOM
• DINING AREA

Property features AI

Finance

• Other: Property is resale (not new construction); Lot approximately 5.41 acres; Building area about 1,216 square feet; Road responsibility: county maintained
• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Electric with circuit breakers; Septic tank sewer
• Home design: Mobile/Manufactured or modular home; One level
• Construction: Off-grade foundation
• Exterior features: Metal roof; Paved driveway/road access; County-maintained road access; Public water

Interior

• Kitchen: Kitchen located on the first floor; Electric water heater
• Bedrooms: Master bedroom on the first floor, approximately 11' x 14'
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl and carpet flooring; Living/Dining combo

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.6% in Whitfield — 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 (#160 in FL, #2,416 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, 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; 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 $898 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $130k implies a 712% 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; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,040 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.54%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $25,735
• Equity at exit: $19,382

10-year hold

• IRR: 25.8%
• Equity multiple: 3.22×
• Total profit: $80,960
• Equity at exit: $11,239

Cash invested: $36,397 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $744

Break-even live

Break-even rent $1,044

Max offer price $129,990

Occupancy floor 58%

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $129,990 Active 21 DOM
2. 2026-06-17
   days on market $129,990 Active 20 DOM
3. 2026-06-16
   days on market $129,990 Active 19 DOM
4. 2026-06-15
   days on market $129,990 Active 18 DOM
5. 2026-06-14
   days on market $129,990 Active 16 DOM
6. 2026-06-10
   days on market $129,990 Active 13 DOM
7. 2026-06-09
   days on market $129,990 Active 12 DOM
8. 2026-06-08
   days on market $129,990 Active 11 DOM
9. 2026-06-07
   days on market $129,990 Active 10 DOM
10. 2026-06-05
    days on market $129,990 Active 7 DOM
11. 2026-06-03
    days on market $129,990 Active 6 DOM
12. 2026-06-01
    days on market $129,990 Active 5 DOM
13. 2026-05-31
    days on market $129,990 Active 4 DOM
14. 2026-05-31
    days on market $129,990 Active 3 DOM
15. 2026-05-27
    listed $129,990 Active
16. 1995-09-15
    soldstatus $16,000

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$13/yr (+$1/mo · 1.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,834
• − Mortgage interest: −$7,281
• − Property taxes: −$1,066
• − Insurance: −$650
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$3,782
• Taxable income: $7,242
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $7,195/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 — Whitfield

• Score: 78/100
• State rank: #160
• US rank: #2416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitfield, FL
• County: Santa Rosa County · 194,764 people
• 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

+712.4% since first listed

2 events — show timeline

• 2026-05-27 Listed $129,990 PARMLS
• 1995-09-15 Sold (Public Records) $16,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,066 · +11.6% YoY. Source: county tax records.