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    Waterfront Island in Milton, Florida Title is generated by Realmo AI

    Broad St, Milton, FL 32570

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    Claim this Listing
    For Sale
    $1,550,000

    LAND - Milton, FL

    Lot size:
    40.28 Acres
    Added:
    May 9, 2026
    Days on Market:
    15
    Last Refresh:
    May 23 at 5:06 pm

    Property Features for Broad St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    342N280000161000000
    Lot size
    40.28 Acres

    Taxes and HOA fees

    Tax Description
    Description Update For 2022 Entire Island Known As Chaffin Island Or Buzzards Island That Lies In The Blackwater River In Milton Fl & More Particularly Inc That Part Of Island #1 West Of River That Lies In S2 Of Se4 Of Section 34 Township 2 North Range 28 West & In Section 35 Township 2 North Range 28 West & In Section 3 Range Township 1 North Range 28 West All Des In Or 3138 Pg 1520 & In Or 4239 Pg 685

    Utilities

    Water front features
    Waterfront, River Front
    Water front
    1

    We can help!

    Listing Contact
    Robert Jones

    Listing agent Robert Jones

    Listing office Levin Rinke Realty 220 W Garden Street Suite 125, Pensacola Beach, FL

    Listing date May 9, 2026

    MLS# 682356 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

    • Discover a 40.28 acre private island, uniquely situated within city limits.
    • Waterfront property on the Blackwater River.
    • Minutes from downtown Milton, shopping, dining, schools, medical facilities, and I‑10.
    • Potential for private family compound, luxury estate, eco‑tourism, or development.
    • Located on the Blackwater River, ideal for fishing, kayaking, and boating.
    • Close proximity to Peter Prince Field, Downtown Pensacola, and Gulf Coast beaches.

    Overview

    This extraordinary waterfront property is a 40.28-acre private island located in Milton, Florida, surrounded by the waters of the Blackwater River. The island is within city limits, offering privacy, natural beauty, and long-term investment potential. The property is covered with mature hardwoods and native timber, creating a wilderness retreat atmosphere while being close to downtown Milton, shopping, dining, schools, medical facilities, and Interstate 10. Potential uses include a private family compound, luxury waterfront estate, eco-tourism destination, corporate retreat, conservation sanctuary, or future development. The property is positioned along the Blackwater River, known for its waters, fishing, kayaking, boating, and wildlife. The island offers a view of downtown Milton. The property is located near downtown Milton, Peter Prince Field, Downtown Pensacola, and the beaches of the Florida Gulf Coast. It combines natural beauty with future upside.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Milton
    County
    Santa Rosa
    State
    Florida
    Longitude
    -87.0337212
    Latitude
    30.6321649

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    FAQs

    What type of property is this?
    Waterfront Land - 40.28 acre private island on the Blackwater River.
    Where is this waterfront land located?
    The property is located at Broad St Milton, FL.
    What is the asking price?
    The asking price for this property is $1,550,000.
    What are key features of this property?
    This property features: Discover a 40.28 acre private island, uniquely situated within city limits.; Waterfront property on the Blackwater River.; Minutes from downtown Milton, shopping, dining, schools, medical facilities, and I‑10.
    (850) 916-5050
    We can help!
    Listing Contact
    Robert Jones
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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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