325 Avon Ln · Mary Esther, FL 32569

$209,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 41 Days on market

Built 1963 7,840 sqft lot $209/sqft · 25% below area Est $278k · 25% under

---

Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether your style leans modern, coastal, or something entirely your own this home offers potential for it all. The layout is functional as-is, but flexible enough for a refresh that could seriously elevate the space. Out back, you've got a large fenced yard that's ready for dogs, kids, fire pits, or future additions. The wood deck just off the kitchen makes it easy to step outside with a drink, grill something, and pretend you've already finished the renovation. For primary buyers, this is a chance to get into a home you can grow into and build equity while you do it. For investors, it checks the big boxes: location, layout, and upside. Rental, flip, or hold-it works too. And location? You

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Built 1963

Property features AI

Finance

• HOA & community: Subdivision: BRYN MAWR PARK 1ST ADDN; Picnic area; Playground; Short-term rentals not allowed

Exterior

• Parking: Driveway with 2 spaces
• Utilities: Electric service; Public water; Public sewer; Electric water heater
• Home design: Ranch-style home; 1 story; Built in 1963
• Construction: Block construction; Composite shingle roof
• Exterior features: Private yard; Sprinkler system; Open deck; Porch; City street frontage; City road access; Zoned for single-family residential

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms; Master bedroom on the first floor
• Flooring: Terrazzo flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Washer/dryer hookup; Electric water heater
• Laundry & utility: Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (10.3% below list).
• Recommended offer: $188k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Mary Esther — 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 89/100 on livability (#2 in FL, #137 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+.
• Okaloosa (other): math 60% / reading 60% proficiency, ranked #12 of 73 in FL (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mary Esther Elementary School (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 441 students, 70% FRL); Fort Walton Beach High School (math 54% / reading 58%, grade C, #131 of 667 statewide, top 20%, 1,620 students, 42% FRL) — zoned schools average 56% FRL vs 36% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 175 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Okaloosa County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $209k implies a 1853% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,520 (10.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $277,677
• List price: $209,000
• Delta: -24.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Hollywood Blvd E	0.08mi	3/1.0	1,000 (0%)	3mo	$264,000	$264	94
129 Bryn Mawr Blvd	0.28mi	3/1.0	1,000 (0%)	10mo	$170,000	$170	79
611 Shrewsbury Rd	0.25mi	3/1.0	912 (-9%)	5mo	$230,000	$252	70
16 W Audrey Dr	0.22mi	3/1.0	875 (-12%)	1mo	$230,000	$263	68
640 Cornwall Ter	0.27mi	3/2.0	1,102 (+10%)	0mo	$150,000	$136	66
54 NW Audrey Dr	0.41mi	3/1.0	980 (-2%)	20mo	$275,000	$281	61
240 Bryn Mawr Blvd	0.14mi	3/1.5	1,144 (+14%)	12mo	$325,000	$284	57
715 Crestwood St	0.31mi	3/2.0	1,120 (+12%)	9mo	$285,000	$254	54
29 Caswell Cir	0.38mi	3/1.5	910 (-9%)	15mo	$249,000	$274	53
640 Shrewsbury Rd	0.28mi	3/1.0	1,144 (+14%)	17mo	$260,000	$227	48
408 NW Adam St	0.46mi	2/2.0 (-1)	1,122 (+12%)	3mo	$281,000	$250	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-36,974
• Equity at exit: $31,163

10-year hold

• IRR: -18.4%
• Equity multiple: 0.14×
• Total profit: $-50,280
• Equity at exit: $18,071

Cash invested: $58,520 (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 32569

• Home prices YoY: -26.5%
• Rents YoY: -0.5%
• Active inventory: 175
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $37

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 93%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Sea Rover Ln NW Unit F Fort Walton Beach, FL	2.0	1.5	1035	$1,600	$1.55	21d	1	0.42mi
413 Sea Rover Ln NW Unit F Fort Walton Beach, FL	2.0	1.5	1035	$1,600	$1.55	13d	1	0.42mi
200 Page Bacon Rd Mary Esther, FL	1.0–3.0	1.0–2.0	1030	$2,588	$2.51	13d	18	0.56mi
17 Cape Dr NW Unit B Fort Walton Beach, FL	3.0	2.0	1462	$1,995	$1.36	13d	1	0.59mi
44 Wright Pkwy NW Fort Walton Beach, FL	2.0	1.0	1000	$1,350	$1.35	21d	1	0.71mi
27 E Lane Dr Mary Esther, FL	2.0	2.0	1134	$1,695	$1.49	13d	1	0.75mi
28 E Lane Dr Mary Esther, FL	2.0	2.0	1134	$1,500	$1.32	44d	1	0.76mi
358 Coral Dr SW Fort Walton Beach, FL	3.0	2.0	1350	$1,800	$1.33	44d	1	0.87mi
1851 Stella Ln Unit 5-538 Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	13d	1	1.03mi
1855 Stella Ln Unit 6-617 Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	13d	1	1.03mi
1850 Stella Ln Unit 4-417 Fort Walton Beach, FL	2.0	2.0	980	$1,800	$1.84	44d	1	1.04mi
1850 Stella Ln Unit 4-411 Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	13d	1	1.04mi
1861 Stella Ln Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	13d	5	1.06mi
280 Anderson Dr Mary Esther, FL	3.0	1.0	1066	$1,695	$1.59	44d	1	1.07mi
209 W Miracle Strip Pkwy Unit A203 Mary Esther, FL	2.0	1.0	900	$1,350	$1.50	21d	1	1.08mi
405 Marshall Ct Fort Walton Beach, FL	2.0	2.0	1000	$1,495	$1.50	44d	1	1.09mi
402 Marshall Ct NW #6 Fort Walton Beach, FL	2.0	2.0	1050	$1,500	$1.43	21d	1	1.10mi
646 Virginia Oak Ct Fort Walton Beach, FL	2.0	1.5	1278	$1,545	$1.21	13d	1	1.15mi
645 Virginia Oak Ct Fort Walton Beach, FL	2.0	1.5	1254	$1,900	$1.52	13d	1	1.18mi
1850 Norwood Ct Unit 2 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	21d	1	1.20mi
305 Leah Miller Dr NW Fort Walton Beach, FL	3.0	1.5	1334	$2,000	$1.50	21d	1	1.20mi
1851 Norwood Ct Unit 4 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	21d	1	1.22mi
1855 Norwood Ct Fort Walton Beach, FL	2.0	2.0	960	$1,400	$1.46	44d	1	1.23mi
1855 Norwood Ct #5 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	44d	1	1.23mi
1863 Norwood Ct Unit 4 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	44d	1	1.25mi
223 Ajax Dr NW Fort Walton Beach, FL	3.0	2.0	1196	$1,650	$1.38	13d	1	1.36mi
223 Ajax Dr NW Fort Walton Beach, FL	3.0	2.0	1196	$1,750	$1.46	44d	1	1.36mi
218 Rose Marie Ln SW Fort Walton Beach, FL	3.0	1.0	1208	$1,750	$1.45	21d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $209,000 Active 41 DOM
2. 2026-06-17
   days on market $209,000 Active 40 DOM
3. 2026-06-16
   days on market $209,000 Active 39 DOM
4. 2026-06-15
   days on market $209,000 Active 38 DOM
5. 2026-06-14
   days on market $209,000 Active 36 DOM
6. 2026-06-13
   days on market $209,000 Active 35 DOM
7. 2026-06-10
   days on market $209,000 Active 33 DOM
8. 2026-06-09
   days on market $209,000 Active 32 DOM
9. 2026-06-08
   days on market $209,000 Active 31 DOM
10. 2026-06-07
    days on market $209,000 Active 30 DOM
11. 2026-06-05
    days on market $209,000 Active 27 DOM
12. 2026-06-02
    days on market $209,000 Active 25 DOM
13. 2026-06-01
    days on market $209,000 Active 24 DOM
14. 2026-05-31
    days on market $209,000 Active 23 DOM
15. 2026-05-30
    days on market $209,000 Active 22 DOM
16. 2026-05-08
    listed $209,000 Active 989-char remark
17. 1994-02-01
    soldstatus $10,700

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 22 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: $22,502
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$6,080
• Taxable loss: −$3,065
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,180/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: Okaloosa
• NCES district ID: 1201380
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $55,601
• Composite: 51.62/100
• National rank: #1705
• State rank: #12 of 73 in FL

Livability — Mary Esther

• Score: 89/100
• State rank: #2
• US rank: #137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mary Esther, FL
• County: Okaloosa County · 194,352 people
• City population: 12,063
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 12,063
• Household income: $77,718
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 416.0

Population outlook (Okaloosa County) Hauer SSP2

• Today (2025): 235,133 people
• By 2030: 253,483 · +7.8%
• By 2040: 289,537 · +23.1%
• By 2050: 322,954 · +37.3%
• By 2075: 399,624 · +70.0%
• By 2100: 425,311 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 12% Black 12% Hispanic / Latino 9% Asian 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Okaloosa

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.7% · Other 1.1%
• 2008→2024 swing: +2.5pp toward D · 2008: -44.9pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.1 2016: R+47.8 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.13%
• Current HPI: 269.266
• Rent YoY: ▼ -0.45%
• 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

+1853.3% since first listed

2 events — show timeline

• 2026-05-08 Listed $209,000 ECAR
• 1994-02-01 Sold (Public Records) $10,700 Public Records

Property tax history

+0.6%/yr

Latest (2025): $227 · +4.6% YoY. Source: county tax records.