136 Georgetown Ave Unit 2D-3 · Laguna Beach, FL 32461

$162,000

2 bd · 2.5 ba · 1,300 sqft · Timeshare · 30 Days on market

Built 2006 Est $172k · 6% under $1550/mo HOA · 42% of rent

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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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +10.0/15.0
• DSCR +7.0/10.0
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fractional ownership offering. Prepare to be wowed as your view the newly redorated Private Residence Club. Each residence is 2 bedrroms, 2.5 baths with a great kitchen, fireplace, large living area and lots of privacy. The rooftop pool is not to be missed. Common areas also include a theatre room, owners lounge, common area kitchen. During their weeks of use, Private Residence club owners also ejoy use of the Rosemary Beach's owners pool and pavillion, 4 community pools and the beach.

Key facts

• $1,550 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Located in Rosemary Beach; Zoned Residential Multi-Family
• HOA & community: Homeowners association in place; Association covers electricity, gas, grounds maintenance, structure maintenance, insurance, management, permits/licenses, security, sewer, supplies, cable TV, telephone, trash and water; Community amenities include beach access, community room, elevators, and pool; Short-term rentals not allowed; no rentals

Exterior

• Parking: 1 garage space
• Security: Association-provided security
• Utilities: Electric; Natural gas; Public sewer; Cable TV
• Home design: Condominium; 4 stories
• Construction: Built in 2006; Concrete, stucco and wood trim construction
• Exterior features: Balcony; Private in-ground pool; Community pool

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: High-efficiency heating (natural gas); High-efficiency air conditioning
• Interior features: Furnished; Fireplace; Washer/dryer hookup; Window treatments
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath timeshare listed at $162k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $162k).
• Recommended offer: $160k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 0.9% in Laguna Beach — 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 74/100 on livability (#283 in FL, #4,522 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities 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); South Walton High School (math 61% / reading 73%, grade B, #69 of 667 statewide, top 11%, 1,235 students, 20% FRL) — zoned schools average 33% FRL vs 48% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 723 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $159,570 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.28% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Georgetown Ave Unit 2D	0.01mi	2/2.5	1,300 (0%)	8mo	$152,000	$117	93
136 Georgetown Ave Unit 2F	0.00mi	2/2.5	1,343 (+3%)	5mo	$150,000	$112	90
136 Georgetown Ave Unit 3D-1	0.00mi	2/2.5	1,300 (0%)	14mo	$178,000	$137	89
136 Georgetown Ave Unit 1F-2	0.00mi	2/2.5	1,300 (0%)	14mo	$178,950	$138	89
136 Georgetown Ave Unit 2D1	0.00mi	2/2.5	1,300 (0%)	19mo	$172,000	$132	84
136 Georgetown Ave Unit 2C.5	0.00mi	2/2.5	1,300 (0%)	22mo	$170,000	$131	82
136 Georgetown Ave Unit 3A-3	0.00mi	2/2.5	1,300 (0%)	22mo	$171,000	$132	82
136 Georgetown Ave Unit 3B 2	0.00mi	2/2.5	1,300 (0%)	23mo	$165,000	$127	81
136 Georgetown Ave Unit 2A-4	0.00mi	2/2.5	1,300 (0%)	23mo	$167,500	$129	81
136 Georgetown Ave Unit 1F-6	0.14mi	2/2.5	1,300 (0%)	22mo	$172,000	$132	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.01×
• Total profit: $45,965
• Equity at exit: $82,731

10-year hold

• IRR: 17.8%
• Equity multiple: 3.90×
• Total profit: $131,441
• Equity at exit: $135,791

Cash invested: $45,360 (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 32461

• Home prices YoY: 1.2%
• Active inventory: 723
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,700 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$1,550
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $253

Break-even live

Break-even rent $3,379

Max offer price $162,000

Occupancy floor 88%

Sensitivity live

Price	-10% $365	-5% $309	+0% $253	+5% $198	+10% $142
Rent	-10% $-39	-5% $107	+0% $253	+5% $400	+10% $546
Rate	-1.0pp $335	-0.5pp $295	base $253	+0.5pp $212	+1.0pp $169

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Georgetown Ave Unit 1447164P Panama City, FL	2.0	2.0	1011	$4,302	$4.26	15d	1	0.04mi
7 Barbados Ln Inlet Beach, FL	3.0	2.5	1563	$2,900	$1.86	15d	1	0.20mi
7 Barbados Ln Inlet Beach, FL	3.0	2.5	1563	$2,900	$1.86	23d	1	0.20mi
40 Blue Stream Way Inlet Beach, FL	1.0–2.0	1.0–2.0	978	$2,342	$2.39	15d	11	0.87mi
318 Grande Pointe Cir Inlet Beach, FL	3.0	3.0	1705	$3,995	$2.34	15d	1	1.04mi
99 Grande Pointe Cir Inlet Beach, FL	3.0	2.5	1705	$3,400	$1.99	23d	1	1.12mi
48 Grande Pointe Cir Inlet Beach, FL	3.0	3.0	1705	$3,850	$2.26	23d	1	1.16mi

HOA detail

• Monthly dues: $1,550 · $18,600/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-21
   days on market $162,000 Active 30 DOM
2. 2026-06-18
   days on market $162,000 Active 27 DOM
3. 2026-06-17
   days on market $162,000 Active 26 DOM
4. 2026-06-16
   days on market $162,000 Active 25 DOM
5. 2026-06-15
   days on market $162,000 Active 24 DOM
6. 2026-06-14
   days on market $162,000 Active 22 DOM
7. 2026-06-13
   days on market $162,000 Active 21 DOM
8. 2026-06-10
   days on market $162,000 Active 19 DOM
9. 2026-06-09
   pricedays on market $162,000 Active 18 DOM
10. 2026-06-08
    days on market $168,000 Active 17 DOM
11. 2026-06-07
    days on market $168,000 Active 16 DOM
12. 2026-06-05
    days on market $168,000 Active 13 DOM
13. 2026-06-03
    days on market $168,000 Active 12 DOM
14. 2026-06-02
    days on market $168,000 Active 11 DOM
15. 2026-06-01
    days on market $168,000 Active 10 DOM
16. 2026-05-31
    days on market $168,000 Active 9 DOM
17. 2026-05-30
    days on market $168,000 Active 8 DOM
18. 2026-05-22
    listed $168,000 Active
19. 2021-04-23
    soldstatus $146,000 Sold 492-char remark

    Show marketing remark (492 chars)

    Fractional ownership offering. Prepare to be wowed as your view the newly redorated Private Residence Club. Each residence is 2 bedrroms, 2.5 baths with a great kitchen, fireplace, large living area and lots of privacy. The rooftop pool is not to be missed. Common areas also include a theatre room, owners lounge, common area kitchen. During their weeks of use, Private Residence club owners also ejoy use of the Rosemary Beach's owners pool and pavillion, 4 community pools and the beach.

20. 2021-04-23
    soldstatus $146,000 492-char remark

    Show marketing remark (492 chars)

    Fractional ownership offering. Prepare to be wowed as your view the newly redorated Private Residence Club. Each residence is 2 bedrroms, 2.5 baths with a great kitchen, fireplace, large living area and lots of privacy. The rooftop pool is not to be missed. Common areas also include a theatre room, owners lounge, common area kitchen. During their weeks of use, Private Residence club owners also ejoy use of the Rosemary Beach's owners pool and pavillion, 4 community pools and the beach.

21. 2021-03-28
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Fractional ownership offering. Prepare to be wowed as your view the newly redorated Private Residence Club. Each residence is 2 bedrroms, 2.5 baths with a great kitchen, fireplace, large living area and lots of privacy. The rooftop pool is not to be missed. Common areas also include a theatre room, owners lounge, common area kitchen. During their weeks of use, Private Residence club owners also ejoy use of the Rosemary Beach's owners pool and pavillion, 4 community pools and the beach.

22. 2021-02-13
    listed $154,950 Active 492-char remark

    Show marketing remark (492 chars)

    Fractional ownership offering. Prepare to be wowed as your view the newly redorated Private Residence Club. Each residence is 2 bedrroms, 2.5 baths with a great kitchen, fireplace, large living area and lots of privacy. The rooftop pool is not to be missed. Common areas also include a theatre room, owners lounge, common area kitchen. During their weeks of use, Private Residence club owners also ejoy use of the Rosemary Beach's owners pool and pavillion, 4 community pools and the beach.

23. 2021-02-13
    listed $154,950 492-char remark

    Show marketing remark (492 chars)

    Fractional ownership offering. Prepare to be wowed as your view the newly redorated Private Residence Club. Each residence is 2 bedrroms, 2.5 baths with a great kitchen, fireplace, large living area and lots of privacy. The rooftop pool is not to be missed. Common areas also include a theatre room, owners lounge, common area kitchen. During their weeks of use, Private Residence club owners also ejoy use of the Rosemary Beach's owners pool and pavillion, 4 community pools and the beach.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,401
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − HOA: −$18,600
• − Depreciation: −$4,713
• Taxable income: $1,669
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,641/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: 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

Livability — Laguna Beach

• Score: 74/100
• State rank: #283
• US rank: #4522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 70,839 people
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 3,757
• Household income: $145,706
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 67.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 3%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

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: ▲ 4.06%
• Current HPI: 346.4019
• Rent YoY: —
• Metro: Crestview-Fort Walton Beach-Destin, 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

+8.4% since first listed

6 events — show timeline

• 2026-05-22 Listed $168,000 ECAR
• 2021-04-23 Sold (MLS) $146,000 NAMLS
• 2021-04-23 Sold (MLS) $146,000 ECAR
• 2021-03-28 Pending — ECAR
• 2021-02-13 Listed $154,950 ECAR
• 2021-02-13 Listed $154,950 NAMLS