6632 Trailride N · Point Baker, FL 32570

$225,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 129 Days on market

Built 1994 0.53 ac lot Est $246k · 9% under ↓ 17% since listing

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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 +21.3/30.0
• ARV discount +11.4/15.0
• DSCR +6.8/10.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained brick home offers comfort, functionality, and a convenient location just 4 miles from NAS Whiting Field. The property features a spacious layout with numerous updates, including 2-year-old kitchen appliances and 2-year-old carpeting. The converted garage provides a versatile space ideal for a home office, classroom, or fifth bedroom, offering flexibility to meet a variety of lifestyle needs. Situated on a .525-acre lot, the home boasts a covered back deck perfect for outdoor entertaining and relaxation, a yard building to store your tools and toys, and ample yard space for recreation and activities. This property has also served as an income-producing rental for the past two years, making it a great option for both owner-occupants and investors alike. Thoughtfully maintained, this home combines quality, space, and location--an excellent opportunity near NAS Whiting Field.

Key facts

• 2 year old carpeting
• Converted garage
• Covered back deck

Tags

• BRICK HOME
• SPACIOUS LAYOUT
• 2 YEAR OLD KITCHEN APPLIANCES
• 2 YEAR OLD CARPETING
• CONVERTED GARAGE
• COVERED BACK DECK

Property features AI

Finance

• Other: County-maintained road access; Lot dimensions approximately 131 x 174 (0.525 acre)
• HOA & community: No association

Exterior

• Parking: Open parking available; Driveway; Converted garage
• Utilities: Public water; Septic tank sewer; Circuit breaker electrical service; Cable available
• Home design: Single-story home; One-level entry; Frame construction; Resale property; Not attached to other properties
• Construction: Composition roof; Slab foundation; Frame construction; Built on one level
• Exterior features: Covered deck; Porch; Yard building (outbuilding); Central access to the lot

Interior

• Kitchen: Built-in microwave; Microwave; Dishwasher; Refrigerator; Electric water heater; Eat-in kitchen
• Bedrooms: Master bedroom on the first floor; All bedrooms located on the first floor
• Flooring: Tile; Carpet; Simulated wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans for additional cooling
• Interior features: Ceiling fans; High-speed internet; Double-pane windows; Some blinds
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.2% in Point Baker — 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 63/100 on livability (#735 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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 35% 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 $2k of loan paydown is wiped out by about $7k 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 129 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $246,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6850 Branding Iron Ln	0.09mi	3/2.0 (-1)	1,728 (+11%)	9mo	$164,000	$95	65
6583 Stanley Cir	0.32mi	3/2.0 (-1)	1,448 (-7%)	5mo	$239,000	$165	64
7073 Jacobsview Ln	0.52mi	3/2.0 (-1)	1,475 (-5%)	1mo	$247,000	$167	61
6998 Cosmos St	0.44mi	4/2.0	1,710 (+10%)	6mo	$229,500	$134	58
6815 N Trailride	0.45mi	4/2.0	1,468 (-6%)	13mo	$208,000	$142	58
7117 Season Dr Lot 2C	0.61mi	4/2.0	1,732 (+11%)	2mo	$274,490	$158	52
6463 Robie Rd	0.50mi	3/2.5 (-1)	1,615 (+4%)	17mo	$245,000	$152	50
6425 Bass Ln	0.53mi	3/2.0 (-1)	1,430 (-8%)	14mo	$253,000	$177	44
6409 Hunter St	0.53mi	3/2.0 (-1)	1,364 (-13%)	6mo	$197,000	$144	44
6818 Roundup Ln	0.68mi	3/1.5 (-1)	1,377 (-12%)	4mo	$200,000	$145	38
6869 Roundup Ln	0.62mi	3/2.0 (-1)	1,412 (-10%)	16mo	$290,000	$205	37
6883 Joyce Dr	0.71mi	3/2.0 (-1)	1,752 (+12%)	20mo	$330,000	$188	25

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-16,227
• Equity at exit: $33,548

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $9,947
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $329

Break-even live

Break-even rent $1,834

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $225,000 Active 129 DOM
2. 2026-06-17
   days on market $225,000 Active 128 DOM
3. 2026-06-16
   days on market $225,000 Active 127 DOM
4. 2026-06-15
   days on market $225,000 Active 126 DOM
5. 2026-06-14
   days on market $225,000 Active 124 DOM
6. 2026-06-10
   days on market $225,000 Active 121 DOM
7. 2026-06-09
   days on market $225,000 Active 120 DOM
8. 2026-06-08
   days on market $225,000 Active 119 DOM
9. 2026-06-07
   days on market $225,000 Active 118 DOM
10. 2026-06-05
    days on market $225,000 Active 115 DOM
11. 2026-06-03
    days on market $225,000 Active 114 DOM
12. 2026-06-02
    days on market $225,000 Active 113 DOM
13. 2026-06-01
    days on market $225,000 Active 112 DOM
14. 2026-05-31
    days on market $225,000 Active 111 DOM
15. 2026-05-31
    days on market $225,000 Active 110 DOM
16. 2026-05-04
    price $225,000
17. 2026-04-21
    status Active
18. 2026-04-21
    historical
19. 2026-02-08
    listed $250,000 Active

    Show marketing remark (908 chars)

    This well-maintained brick home offers comfort, functionality, and a convenient location just 4 miles from NAS Whiting Field. The property features a spacious layout with numerous updates, including 2-year-old kitchen appliances and 2-year-old carpeting. The converted garage provides a versatile space ideal for a home office, classroom, or fifth bedroom, offering flexibility to meet a variety of lifestyle needs. Situated on a .525-acre lot, the home boasts a covered back deck perfect for outdoor entertaining and relaxation, a yard building to store your tools and toys, and ample yard space for recreation and activities. This property has also served as an income-producing rental for the past two years, making it a great option for both owner-occupants and investors alike. Thoughtfully maintained, this home combines quality, space, and location--an excellent opportunity near NAS Whiting Field.

20. 2026-02-08
    listed $225,000 Active 908-char remark

    Show marketing remark (908 chars)

    This well-maintained brick home offers comfort, functionality, and a convenient location just 4 miles from NAS Whiting Field. The property features a spacious layout with numerous updates, including 2-year-old kitchen appliances and 2-year-old carpeting. The converted garage provides a versatile space ideal for a home office, classroom, or fifth bedroom, offering flexibility to meet a variety of lifestyle needs. Situated on a .525-acre lot, the home boasts a covered back deck perfect for outdoor entertaining and relaxation, a yard building to store your tools and toys, and ample yard space for recreation and activities. This property has also served as an income-producing rental for the past two years, making it a great option for both owner-occupants and investors alike. Thoughtfully maintained, this home combines quality, space, and location--an excellent opportunity near NAS Whiting Field.

21. 2023-07-09
    historical
22. 2023-07-05
    price $229,900
23. 2023-06-27
    price $239,900
24. 2023-06-01
    price $249,900
25. 2023-03-17
    price $259,900
26. 2022-11-22
    listed $269,900 Active

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,104 · $175/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,004
• − Mortgage interest: −$12,603
• − Property taxes: −$2,104
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$6,545
• Taxable income: $306
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $3,872/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 — Point Baker

• Score: 63/100
• State rank: #735
• US rank: #15840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Point Baker, 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

-16.6% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $225,000 PARMLS
• 2026-04-21 Relisted — PARMLS
• 2026-04-21 Listing Removed — PARMLS
• 2026-02-08 Listed $225,000 NAMLS
• 2026-02-08 Listed $250,000 PARMLS
• 2023-07-09 Listing Removed — PARMLS
• 2023-07-05 Price Changed $229,900 PARMLS
• 2023-06-27 Price Changed $239,900 PARMLS
• 2023-06-01 Price Changed $249,900 PARMLS
• 2023-03-17 Price Changed $259,900 PARMLS
• 2022-11-22 Listed $269,900 PARMLS

Property tax history

+12.7%/yr

Latest (2025): $2,104 · +3.8% YoY. Source: county tax records.