6253 Allentown Rd · Allentown, FL 32570

$189,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 21 Days on market

Built 1957 1.52 ac lot Est $215k · 12% 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 +25.9/30.0
• ARV discount +12.7/15.0
• DSCR +8.7/10.0
• 1% rule +5.5/10.0
• Schools +5.3/10.0
• Rent growth +3.2/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**PRICE REDUCED** & **Seller will give a $5,000.00 allowance for a new roof (with a resonable offer) ** Convenient Country Living, approximately 5 minutes from NAS Whiting Field and 10 minutes from shopping. This corner lot is just over 1.5 level acres and has tons of potential. Gardening, lots of room for children to play, potential for a pool. Mature Fig and Plum trees in back yard. Fenced Back yard. Lawn Mower & Tiller will convey. Security Lighting in the back yard. The work shop in the back has a Cast Iron wood burning stove and an overhang area to protect your car, boat, or lawnmower. Covered back deck. Septic Tank New in 2010, 200 lb propane tank. Gold Fish/Koy pond in the front yard. Inside you will find hardwood floors throughout, a spacious eat in Kitchen with a large separate Dining room. Living room is wired for emergency digital television reception. Ceiling Fans in most rooms. Windows are PVC Double Paned. Indoor Laundry room with cabinets. AT&T U-Verse is available.

Key facts

• Side-by-side fridge
• Real hardwoods
• 1.5 acres

Tags

• 1.5 ACRES
• FULLY RENOVATED WALK-IN SHOWER
• REAL HARDWOODS
• WOOD CABINETRY
• GAS RANGE
• SIDE-BY-SIDE FRIDGE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Front entrance parking
• Utilities: Circuit breaker electrical service; Septic tank sewer
• Home design: Single-story frame home; Off-grade foundation
• Construction: Frame construction; Shingle roof
• Exterior features: Paved, county-maintained road access; Lot roughly 210 x 315 (about 1.52 acres)

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 16' x 14')
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.7% in Allentown — 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 54/100 on livability (#882 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, amenities 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 $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 21 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $190k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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 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?
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: 1.05% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $214,812
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6350 Allentown Rd	0.28mi	3/2.0	1,350 (-4%)	20mo	$207,000	$153	64

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,885
• Equity at exit: $28,315

10-year hold

• IRR: 8.4%
• Equity multiple: 1.63×
• Total profit: $33,626
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $464

Break-even live

Break-even rent $1,415

Max offer price $189,900

Occupancy floor 72%

Sensitivity live

Price	-10% $572	-5% $518	+0% $464	+5% $411	+10% $357
Rent	-10% $306	-5% $385	+0% $464	+5% $544	+10% $623
Rate	-1.0pp $560	-0.5pp $513	base $464	+0.5pp $415	+1.0pp $365

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $189,900 Active 21 DOM
2. 2026-06-17
   price $189,900 Active 20 DOM
3. 2026-06-17
   days on market $199,900 Active 20 DOM
4. 2026-06-16
   days on market $199,900 Active 19 DOM
5. 2026-06-15
   days on market $199,900 Active 18 DOM
6. 2026-06-14
   days on market $199,900 Active 16 DOM
7. 2026-06-10
   days on market $199,900 Active 13 DOM
8. 2026-06-09
   days on market $199,900 Active 12 DOM
9. 2026-06-08
   days on market $199,900 Active 11 DOM
10. 2026-06-07
    days on market $199,900 Active 10 DOM
11. 2026-06-05
    days on market $199,900 Active 7 DOM
12. 2026-06-03
    days on market $199,900 Active 6 DOM
13. 2026-06-03
    remarks 661-char remark
14. 2026-06-02
    days on market $199,900 Active 5 DOM
15. 2026-06-01
    days on market $199,900 Active 4 DOM
16. 2026-05-31
    days on market $199,900 Active 3 DOM
17. 2026-05-31
    days on market $199,900 Active 2 DOM
18. 2026-05-28
    listed $199,900 Active
19. 2014-12-18
    soldstatus $65,000
20. 2014-11-18
    soldstatus $65,000 1008-char remark

    Show marketing remark (1008 chars)

    **PRICE REDUCED** & **Seller will give a $5,000.00 allowance for a new roof (with a resonable offer) ** Convenient Country Living, approximately 5 minutes from NAS Whiting Field and 10 minutes from shopping. This corner lot is just over 1.5 level acres and has tons of potential. Gardening, lots of room for children to play, potential for a pool. Mature Fig and Plum trees in back yard. Fenced Back yard. Lawn Mower & Tiller will convey. Security Lighting in the back yard. The work shop in the back has a Cast Iron wood burning stove and an overhang area to protect your car, boat, or lawnmower. Covered back deck. Septic Tank New in 2010, 200 lb propane tank. Gold Fish/Koy pond in the front yard. Inside you will find hardwood floors throughout, a spacious eat in Kitchen with a large separate Dining room. Living room is wired for emergency digital television reception. Ceiling Fans in most rooms. Windows are PVC Double Paned. Indoor Laundry room with cabinets. AT&T U-Verse is available.

21. 2014-07-22
    listed $70,000 1008-char remark

    Show marketing remark (1008 chars)

    **PRICE REDUCED** & **Seller will give a $5,000.00 allowance for a new roof (with a resonable offer) ** Convenient Country Living, approximately 5 minutes from NAS Whiting Field and 10 minutes from shopping. This corner lot is just over 1.5 level acres and has tons of potential. Gardening, lots of room for children to play, potential for a pool. Mature Fig and Plum trees in back yard. Fenced Back yard. Lawn Mower & Tiller will convey. Security Lighting in the back yard. The work shop in the back has a Cast Iron wood burning stove and an overhang area to protect your car, boat, or lawnmower. Covered back deck. Septic Tank New in 2010, 200 lb propane tank. Gold Fish/Koy pond in the front yard. Inside you will find hardwood floors throughout, a spacious eat in Kitchen with a large separate Dining room. Living room is wired for emergency digital television reception. Ceiling Fans in most rooms. Windows are PVC Double Paned. Indoor Laundry room with cabinets. AT&T U-Verse is available.

22. 2012-04-11
    historical
23. 2011-10-11
    listed $95,000
24. 2010-11-24
    soldstatus $65,000
25. 2010-11-23
    soldstatus $62,000
26. 2010-07-27
    listed $65,000
27. 2009-12-09
    historical
28. 2008-09-15
    listed $100,000
29. 2004-05-18
    soldstatus $45,000
30. 2001-11-11
    listed $45,000
31. 1996-07-23
    soldstatus $46,000

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$1,057/yr (+$88/mo · 203.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 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: $24,040
• − Mortgage interest: −$10,637
• − Property taxes: −$519
• − Insurance: −$950
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,524
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $4,958/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 — Allentown

• Score: 54/100
• State rank: #882
• US rank: #23941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allentown, FL
• 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

+334.6% since first listed

14 events — show timeline

• 2026-05-28 Listed $199,900 PARMLS
• 2014-12-18 Sold (Public Records) $65,000 Public Records
• 2014-11-18 Sold (MLS) $65,000 PARMLS
• 2014-07-22 Listed $70,000 PARMLS
• 2012-04-11 Listing Removed — PARMLS
• 2011-10-11 Listed $95,000 PARMLS
• 2010-11-24 Sold (Public Records) $65,000 Public Records
• 2010-11-23 Sold (MLS) $62,000 PARMLS
• 2010-07-27 Listed $65,000 PARMLS
• 2009-12-09 Listing Removed — PARMLS
• 2008-09-15 Listed $100,000 PARMLS
• 2004-05-18 Sold (MLS) $45,000 PARMLS
• 2001-11-11 Listed $45,000 PARMLS
• 1996-07-23 Sold (Public Records) $46,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $519 · +8.6% YoY. Source: county tax records.