5530 Hamilton Bridge Rd · Pea Ridge, FL 32570

$160,000

4 bd · 3.0 ba · 1,877 sqft · SingleFamily public records · 3 Days on market

Built 1973 1.04 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This ranch style home sits on a generous one-acre lot, offering four bedrooms and three bathrooms with room to breathe. The property combines a solid foundation with outdoor space and convenient access to schools, parks, and medical services that define the area. The home features a covered carport for protected parking and an architectural shingle roof. Beyond the main residence, a storage building provides additional space for tools, equipment, or seasonal items. The expansive one-acre lot gives you flexibility for outdoor projects, gardens, or future improvements. The local high school is nearby, making this location practical for residents. The community center offers recreation and pro

Key facts

• Privacy and space
• One acre lot
• Covered carport

Tags

• ONE ACRE LOT
• COVERED CARPORT
• ARCHITECTURAL SHINGLE ROOF
• STORAGE BUILDING
• PRIVACY AND SPACE

Property features AI

Finance

• Other: Directions: Pea Ridge connector to right on Hamilton Bridge Rd; follow Hamilton Bridge Rd after the stop sign; house is on the left.
• HOA & community: No association

Exterior

• Parking: Carport (covered) — 1 covered parking space, total 1 parking space
• Utilities: Public water; Septic tank sewage; Electric service with circuit breakers and copper wiring; Cable available
• Home design: One-story single-family home; Resale property; Not attached to another unit; Insulation for energy efficiency
• Construction: Frame construction; Shingle and built-up roof; Slab foundation; Approximately 1,877 square feet of living area; Lot approximately 1.04 acres (dimensions ~150 x 302)
• Exterior features: Front porch; Back yard; Chain link fencing; Interior lot; Paved access road (county maintained)

Interior

• Kitchen: Remodeled kitchen; Pantry; Electric water heater
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 13); Second bedroom on the first floor (approx. 9 x 12); Third bedroom on the first floor (approx. 9 x 10)
• Flooring: Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bonus room; Tile flooring; Remodeled kitchen with new cabinets; Pantry
• Laundry & utility: Indoor laundry area with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.6% vs local median 4.5% in Pea Ridge — 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 69/100 on livability (#459 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1973 — 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: 1.40% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $324,721
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5751 Burr St	0.27mi	4/2.0	2,064 (+10%)	17mo	$325,000	$157	53
4987 Creekside Ln	0.24mi	3/2.0 (-1)	1,661 (-12%)	12mo	$335,000	$202	50
5212 Tupelo Ln	0.57mi	3/2.0 (-1)	1,851 (-1%)	22mo	$321,000	$173	44
5575 Cottonwood Dr	0.50mi	3/2.5 (-1)	1,975 (+5%)	20mo	$323,000	$164	44
5078 Sanborn Dr	0.41mi	4/2.0	2,052 (+9%)	21mo	$363,990	$177	44
5636 Cottonwood Dr	0.61mi	3/2.0 (-1)	1,960 (+4%)	22mo	$417,500	$213	37
5629 Windham Rd	0.73mi	3/2.0 (-1)	1,824 (-3%)	19mo	$191,300	$105	36
5471 Cottonwood Dr	0.52mi	4/3.0	2,108 (+12%)	24mo	$350,000	$166	36
5282 Poplar St	0.54mi	3/2.0 (-1)	1,635 (-13%)	22mo	$335,000	$205	26
5724 Falcon Dr	0.64mi	3/2.0 (-1)	1,623 (-14%)	16mo	$239,000	$147	25
5645 Windham Rd	0.75mi	3/2.0 (-1)	1,728 (-8%)	21mo	$380,000	$220	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: 10.5%
• Equity multiple: 1.41×
• Total profit: $18,534
• Equity at exit: $23,857

10-year hold

• IRR: 19.3%
• Equity multiple: 2.60×
• Total profit: $71,521
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$839
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $709

Break-even live

Break-even rent $1,337

Max offer price $160,000

Occupancy floor 63%

Sensitivity live

Price	-10% $799	-5% $754	+0% $709	+5% $663	+10% $618
Rent	-10% $532	-5% $620	+0% $709	+5% $797	+10% $885
Rate	-1.0pp $789	-0.5pp $749	base $709	+0.5pp $667	+1.0pp $625

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5105 Westport Dr Milton, FL	3.0	2.0	1670	$1,900	$1.14	24d	1	0.90mi
5432 Homestead Dr Milton, FL	3.0	2.0	1701	$1,700	$1.00	14d	1	0.96mi
4816 Malay Cir Milton, FL	5.0	3.0	2593	$2,595	$1.00	21d	1	0.97mi
4624 Malay Cir Milton, FL	4.0	2.0	1787	$2,085	$1.17	14d	1	1.08mi
5963 Ashton Woods Cir Milton, FL	3.0	2.0	2282	$1,995	$0.87	14d	1	1.30mi
4530 Chantilly Way Milton, FL	3.0	2.0	1629	$1,750	$1.07	24d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $160,000 Active 3 DOM
2. 2026-06-17
   days on market $160,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $160,000 Active 1 DOM

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 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: $26,803
• − Mortgage interest: −$8,962
• − Property taxes: −$1,803
• − Insurance: −$800
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$4,655
• Taxable income: $6,295
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $6,992/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 — Pea Ridge

• Score: 69/100
• State rank: #459
• US rank: #8316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+471.4% since first listed

20 events — show timeline

• 2026-06-15 Listed $160,000 PARMLS
• 2026-01-01 Listing Removed — PARMLS
• 2025-10-20 Relisted — PARMLS
• 2025-10-18 Listing Removed — PARMLS
• 2025-06-16 Price Changed $249,900 PARMLS
• 2025-04-18 Listed $299,000 PARMLS
• 2025-04-01 Listing Removed — PARMLS
• 2025-01-17 Relisted — PARMLS
• 2025-01-13 Listing Removed — PARMLS
• 2024-11-08 Price Changed $249,900 PARMLS
• 2024-10-01 Listed $269,900 PARMLS
• 2022-05-24 Sold (MLS) $145,000 NAMLS
• 2022-05-24 Sold (MLS) $145,000 ECAR
• 2022-04-12 Pending — ECAR
• 2022-04-12 Pending — NAMLS
• 2022-03-10 Listed $149,900 ECAR
• 2022-02-28 Listed $149,900 NAMLS
• 1991-12-01 Sold (Public Records) $32,000 Public Records
• 1981-08-01 Sold (Public Records) $39,000 Public Records
• 1977-07-01 Sold (Public Records) $28,000 Public Records

Property tax history

+50.5%/yr

Latest (2025): $1,803 · +10.9% YoY. Source: county tax records.