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    Allentown Land with Valley Views Title is generated by Realmo AI

    Watson Rd, Milton, FL 32570

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    Claim this Listing
    For Sale
    $259,000

    LAND - Allentown, FL

    Lot size:
    16.80 Acres
    Added:
    Feb 27, 2026
    Days on Market:
    99
    Last Refresh:
    Jun 6 at 6:06 pm

    Property Features for Watson Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    274N300000001000000
    Lot size
    16.80 Acres

    Taxes and HOA fees

    Tax Description
    **REDESCRIBED FOR 2025 TAXES** 27-4N-30 COM AT SW CORN OF SEC27 , THN N87*59'51"W 642.71FT ALNG S LINE OF SEC TO RD THN N05*57'10"E 63.00FT TO THE POB THN S75*20'06"E 94.55FT , THN S85*02'32"E 140.95FT , THN N89*17'02"E 120.89FT , THN S87*03'36"E 256.28FT , THN S75*21'08"E 120.97FT , THN S82*04'29"E 341.02FT , THN N89*33'15"E 76.21FT , THN N80*48'11"E 72.70FT , THN N84*42'42"E 221.44FT , THN S89*11'07"E 173.04FT , THN S83*53'14"E 229.63FT , THN S86*48'34"E 113.57FT TO E LINE OF W2 OF W2 OF SEC THN N00*22'03"E 1394.70FT THEN MEANDER TO R/W OF WATSON RD OR USE FOLLOWING STRAIGHT LINE CALL OUTS TO POB THN N86*31'21"W 226.18FT , THN S89*54'02"W 212.82FT , THN S31*18'21"W 147.42FT , THN S74*13'09"W 155.22FT , THN S54*43'31"W 1573.67FT TO E R/W THN S01*47'59"E 110.50FT , THN S05*57'10"W 95.16FT , CONTAINS 48.72 AC AS DES IN OR 4570 PG 1024 COMBINED WITH PORTION OF #4 OF 28-4N-30 IN 2025

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    Listing Contact
    Joshua Ratermann

    Listing agent Joshua Ratermann

    Listing office Woodlands & Homes, LLC 4240 Berryhill Road, JAY, FL

    Listing date Feb 27, 2026

    MLS# 678383 Listing URL

    Copyright © 2026 Pensacola Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Sweeping valley views from elevated terrain
    • 16.8‑acre parcel with usable open ground
    • Approximately 2 acres of flat, open farm ground ideal for homesite or garden
    • Multiple potential build sites for maximum view and seclusion
    • Mix of wooded privacy and usable open acreage
    • Long‑range sightlines rarely available in the area

    Overview

    This 16.8-acre parcel, identified as Parcel B, is one of three separately deeded tracts from the original 48-acre estate. It features elevated terrain with sweeping views overlooking the Escambia River valley. The property has rolling topography and a mix of partially wooded areas with young pine growth. The elevation provides long-range sightlines. Approximately two acres of flat, open farm ground at the upper rear portion of the property offer flexibility for a homesite, small pasture, garden, or additional improvements. The balance of wooded privacy and usable open acreage makes this parcel versatile. Multiple potential build sites allow for positioning a home for maximum view and seclusion. Parcels A and C are also available and offered separately. The property is located in Allentown, Florida.
    Property Profile Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Milton
    County
    Santa Rosa
    State
    Florida
    Longitude
    -86.9425
    Latitude
    30.7972

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    FAQs

    What type of property is this?
    Land - 16.8 acres with elevated views and usable open ground.
    Where is this land located?
    The property is located at Watson Rd Milton, FL.
    What is the asking price?
    The asking price for this property is $259,000.
    What are key features of this property?
    This property features: Sweeping valley views from elevated terrain; 16.8‑acre parcel with usable open ground; Approximately 2 acres of flat, open farm ground ideal for homesite or garden
    225 850-675-1110
    We can help!
    Listing Contact
    Joshua Ratermann
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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