106 Dockside Rd · Freeport, FL 32439

$303,900

3 bd · 2.0 ba · 1,293 sqft · SingleFamily · 143 Days on market

Built 2026 Excellent condition 6,000 sqft lot Garage $235/sqft · 7% below area Est $326k · 7% under $59/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +10.5/15.0
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 106 Dockside Road, a new home to be built at Magnolia at the Bluffs Phase 3 in Freeport, Florida. As you enter through the covered front porch, you find an inviting foyer EVP flooring leading to the primary bedroom, complete with carpet, a spacious closet, and an ensuite bathroom that has dual sink vanity, granite countertops, and an oversized shower. Continuing through the foyer you will find yourself at the heart of the home that has an open concept living area filled with natural light, enhancing the living space. The kitchen is open to the living and dining areas, creating a comfortable living space for family and guests.

Key facts

• Covered front porch
• Inviting foyer
• Ample counter space

Tags

• COVERED FRONT PORCH
• INVITING FOYER
• OPEN CONCEPT LIVING AREA
• CENTER ISLAND
• AMPLE COUNTER SPACE
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $304k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (15.7% below list).
• Recommended offer: $256k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Freeport — 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 68/100 on livability (#520 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: health & safety C-, amenities F, commute F.
• Walton (rural): math 62% / reading 61% proficiency, ranked #10 of 73 in FL (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Freeport Elementary School (math 50% / reading 57%, grade C, #949 of 2,144 statewide, top 45%, 1,123 students, 55% FRL); Emerald Coast Middle School (math 70% / reading 65%, grade A-, #77 of 571 statewide, top 14%, 868 students, 24% FRL); Freeport Senior High School (math 47% / reading 62%, grade C-, #138 of 667 statewide, top 21%, 557 students, 43% FRL).
• Market conditions: Rents rising (+1.4%/yr); 1230 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/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 $9k of value loss. Plan a longer hold.
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,306 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $325,840
• List price: $303,900
• Delta: -6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Dockside Rd	0.05mi	3/2.0	1,293 (0%)	2mo	$269,843	$209	96
127 Dockside Rd	0.03mi	3/2.0	1,293 (0%)	4mo	$259,825	$201	95
128 Dockside Rd	0.02mi	4/2.0 (+1)	1,458 (+13%)	3mo	$279,665	$192	71
143 Dockside Rd	0.05mi	4/2.0 (+1)	1,458 (+13%)	4mo	$289,495	$199	69
203 Dockside Rd	0.10mi	4/2.0 (+1)	1,458 (+13%)	2mo	$270,253	$185	68

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 · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.18×
• Total profit: $-69,687
• Equity at exit: $45,312

10-year hold

• IRR: -25.5%
• Equity multiple: -0.15×
• Total profit: $-97,492
• Equity at exit: $26,276

Cash invested: $85,092 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 5 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $290,196 ($195/sqft)
• Median days on market: 62 d
• This list price: 71% of active listings are priced below it
• ARV vs active asking: +29.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32439

• Home prices YoY: -4.2%
• Rents YoY: 1.4%
• Active inventory: 1230
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,563 high
• Mortgage (P&I): −$1,594
• Tax est. 1.5%: −$380 /mo · $4,558/yr
• Insurance: −$127
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$59
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-260

Break-even live

Break-even rent $2,892

Max offer price $266,339

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-155	+0% $-260	+5% $-365	+10% $-470
Rent	-10% $-462	-5% $-361	+0% $-260	+5% $-158	+10% $-57
Rate	-1.0pp $-107	-0.5pp $-182	base $-260	+0.5pp $-338	+1.0pp $-418

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: $75,975
• Closing costs: $9,117
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Hydrangea Blvd Freeport, FL	3.0	2.0	1854	$2,495	$1.35	70d	1	0.24mi
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	70d	1	0.52mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	70d	1	0.56mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	70d	1	0.62mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	70d	1	0.64mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	70d	47	0.73mi

Property features AI

Finance

• Other: Subdivision: Magnolia at the Bluffs Phase 3Zoned for single-family residential
• HOA & community: Homeowners association (management provided)Fees include management and master association

Exterior

• Parking: Attached garage with garage door opener2 garage spaces
• Security: Smoke detectors
• Utilities: Electric servicePublic waterPublic sewer
• Home design: Craftsman styleSingle-storyFacing not specified
• Construction: Vinyl sidingShingle roofBuilt in 2026
• Exterior features: Covered patioSprinkler systemRain guttersInterior lotPaved road accessPaved road surface

Interior

• Kitchen: DishwasherDisposalMicrowaveKitchen island
• Bedrooms: 3 bedrooms (all on the first floor)Master suite with walk-in closet
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningElectric heat controls
• Interior features: Kitchen islandRecessed lightingPantry
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-08-08
   days on market $303,900 Active 143 DOM
2. 2026-08-07
   days on market $303,900 Active 142 DOM
3. 2026-08-06
   days on market $303,900 Active 141 DOM
4. 2026-08-05
   days on market $303,900 Active 140 DOM
5. 2026-08-04
   days on market $303,900 Active 139 DOM
6. 2026-08-03
   days on market $303,900 Active 138 DOM
7. 2026-07-31
   days on market $303,900 Active 135 DOM
8. 2026-07-30
   days on market $303,900 Active 134 DOM
9. 2026-07-29
   days on market $303,900 Active 133 DOM
10. 2026-07-27
    days on market $303,900 Active 131 DOM
11. 2026-07-25
    days on market $303,900 Active 129 DOM
12. 2026-07-24
    days on market $303,900 Active 128 DOM
13. 2026-07-23
    days on market $303,900 Active 127 DOM
14. 2026-07-22
    days on market $303,900 Active 126 DOM
15. 2026-07-21
    days on market $303,900 Active 125 DOM
16. 2026-07-18
    days on market $303,900 Active 122 DOM
17. 2026-07-16
    days on market $303,900 Active 120 DOM
18. 2026-07-16
    days on market $303,900 Active 119 DOM
19. 2026-07-14
    days on market $303,900 Active 118 DOM
20. 2026-07-13
    days on market $303,900 Active 117 DOM
21. 2026-07-12
    days on market $303,900 Active 116 DOM
22. 2026-07-11
    days on market $303,900 Active 115 DOM
23. 2026-07-10
    days on market $303,900 Active 114 DOM
24. 2026-07-09
    days on market $303,900 Active 113 DOM
25. 2026-07-08
    days on market $303,900 Active 112 DOM
26. 2026-07-07
    days on market $303,900 Active 111 DOM
27. 2026-07-06
    days on market $303,900 Active 110 DOM
28. 2026-07-05
    days on market $303,900 Active 109 DOM
29. 2026-07-04
    days on market $303,900 Active 108 DOM
30. 2026-07-03
    days on market $303,900 Active 107 DOM
31. 2026-07-02
    days on market $303,900 Active 106 DOM
32. 2026-07-01
    days on market $303,900 Active 105 DOM
33. 2026-06-30
    days on market $303,900 Active 104 DOM
34. 2026-06-29
    days on market $303,900 Active 103 DOM
35. 2026-06-28
    days on market $303,900 Active 102 DOM
36. 2026-06-28
    days on market $303,900 Active 101 DOM
37. 2026-06-27
    days on market $303,900 Active 100 DOM
38. 2026-06-25
    days on market $303,900 Active 98 DOM
39. 2026-06-23
    days on market $303,900 Active 96 DOM
40. 2026-06-21
    days on market $303,900 Active 95 DOM
41. 2026-06-18
    days on market $303,900 Active 92 DOM
42. 2026-06-17
    days on market $303,900 Active 91 DOM
43. 2026-06-16
    days on market $303,900 Active 90 DOM
44. 2026-06-15
    days on market $303,900 Active 89 DOM
45. 2026-06-14
    days on market $303,900 Active 87 DOM
46. 2026-06-13
    days on market $303,900 Active 86 DOM
47. 2026-06-10
    days on market $303,900 Active 84 DOM
48. 2026-06-09
    days on market $303,900 Active 83 DOM
49. 2026-06-08
    days on market $303,900 Active 82 DOM
50. 2026-06-07
    days on market $303,900 Active 81 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $30,757
• − Mortgage interest: −$17,023
• − Property taxes: −$4,558
• − Insurance: −$3,022
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − HOA: −$708
• − Depreciation: −$8,841
• Taxable loss: −$8,317
• Est. tax savings @ 24.0%: +$1,996
• After-tax cash flow: $-1,119/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This home is a new build with excellent condition and no visible repairs or maintenance needed. It is move-in ready and offers high ROI with minor updates.

Value-add opportunities

• Both Painting and minor touch-ups throughout the interior — Enhances the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances the home's curb appeal and adds value for both resale and rental. ↑
• Both New flooring in high-traffic areas — Improves the home's appearance and adds value for both resale and rental. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Freeport Elementary School C FL #949/2,144 Nat'l #10,846/41,679 Middle Freeport Middle School B FL #157/571 Nat'l #2,146/14,009 High Freeport Senior High School C- FL #138/667 Nat'l #4,461/17,239

Schools (NCES district)

• District: Walton
• NCES district ID: 1201980
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $46,794
• Composite: 52.03/100
• National rank: #1634
• State rank: #10 of 73 in FL

C Composite livability gradescore 68/100

Livability — Freeport

• Score: 68/100
• State rank: #520
• US rank: #9579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 80,014 people
• City population: 15,328
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 15,328
• Household income: $83,227
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 11% of renters

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Population outlook (Walton County) Hauer SSP2

• Today (2025): 80,014 people
• By 2030: 88,120 · +10.1%
• By 2040: 103,537 · +29.4%
• By 2050: 117,034 · +46.3%
• By 2075: 143,901 · +79.8%
• By 2100: 155,138 · +93.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 8% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

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Political lean MEDSL · Walton

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.6%
• 2008→2024 swing: -12.0pp toward R · 2008: -45.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+51.7 2016: R+56.1 2012: R+52.0 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.18%
• Current HPI: 350.4692
• Rent YoY: ▲ 1.40%
• Metro: Crestview-Fort Walton Beach-Destin, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Subdivision: Magnolia at the Bluffs Phase 3Zoned for single-family residential
• HOA & community: Homeowners association (management provided)Fees include management and master association

Exterior

• Parking: Attached garage with garage door opener2 garage spaces
• Security: Smoke detectors
• Utilities: Electric servicePublic waterPublic sewer
• Home design: Craftsman styleSingle-storyFacing not specified
• Construction: Vinyl sidingShingle roofBuilt in 2026
• Exterior features: Covered patioSprinkler systemRain guttersInterior lotPaved road accessPaved road surface

Interior

• Kitchen: DishwasherDisposalMicrowaveKitchen island
• Bedrooms: 3 bedrooms (all on the first floor)Master suite with walk-in closet
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningElectric heat controls
• Interior features: Kitchen islandRecessed lightingPantry
• Laundry & utility: Electric water heater

Price history

1 event — show timeline

• 2026-03-18 Listed $303,900 ECAR