Beau Plan · Freeport, FL 32439

$334,900

4 bd · 2.0 ba · 1,839 sqft · SingleFamily · 169 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Beau, a new home floorplan at Ashton Park Phase III in Freeport Florida. This floor plan features 4 bedrooms, 2 bathrooms with approximately 1,799 square feet and 9-foot ceilings. As you enter this home you will find three bedrooms off the entry hall and a full bathroom. Continuing through the hall you will enter the open concept living area that has a kitchen, dining area and living room. The kitchen has upper and lower cabinetry as well as a corner pantry allowing for maximum storage space. A center island in the kitchen allows for convenience and functionality and meal service and cleanup are made easy as it has lower cabinetry, a sink and dishwasher.

Key facts

• Adjoining bathroom
• Corner pantry
• Walk in closet

Tags

• OPEN CONCEPT LIVING AREA
• CORNER PANTRY
• CENTER ISLAND
• ADJOINING BATHROOM
• DUAL SINK VANITY
• WALK IN CLOSET

🏗️ New construction. The $334,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $365,938.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-712 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (31.3% below list).
• Recommended offer: $230k (31.3% below list) — sets the bar for 1% rule.

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); 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: Rents rising (+1.4%/yr); 1545 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 33% 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 $3k of loan paydown is wiped out by about $11k 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 169 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,934 (31.3% 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 169 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $365,938
• List price: $334,900
• Delta: -8.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Foxtrail Run	0.06mi	3/2.0 (-1)	1,689 (-8%)	1mo	$339,447	$201	78
21 Foxtrail Run	0.08mi	3/2.0 (-1)	1,631 (-11%)	2mo	$293,411	$180	71
57 Village Ct	0.39mi	4/2.5	1,928 (+5%)	2mo	$518,000	$269	70
59 Foxtrail Run	0.12mi	4/2.0	2,109 (+15%)	1mo	$330,317	$157	69
187 Bent Oak Dr Unit Homesite A11	0.68mi	4/2.0	1,845 (+0%)	2mo	$334,985	$182	66
14034 N 331 Business	0.61mi	3/2.0 (-1)	1,810 (-2%)	1mo	$1,200,000	$663	63
41 Foxtrail Run	0.08mi	5/3.0 (+1)	2,107 (+15%)	2mo	$341,404	$162	61
223 Partridge Ln	0.63mi	4/2.0	1,928 (+5%)	2mo	$390,000	$202	61
69 Foxtrail Run	0.11mi	5/3.0 (+1)	2,107 (+15%)	2mo	$347,000	$165	60
8 Free Point Cir Unit Homesite B9	0.64mi	3/2.0 (-1)	1,891 (+3%)	2mo	$334,000	$177	58
18 Free Point Cir Unit Homesite B8	0.63mi	4/2.0	2,000 (+9%)	2mo	$339,990	$170	54
135 Eunola Ln	0.43mi	3/2.0 (-1)	1,580 (-14%)	2mo	$330,140	$209	50

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: -32.8%
• Equity multiple: -0.06×
• Total profit: $-108,282
• Equity at exit: $54,563

10-year hold

• IRR: -49.4%
• Equity multiple: -0.63×
• Total profit: $-167,056
• Equity at exit: $31,640

Cash invested: $102,463 (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: 42 active · 38 under contract
• Months of supply: 8.7 mo (12%/mo absorbed)
• Median asking: $347,466 ($185/sqft)
• Median days on market: 101 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +7.7% vs 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: 1545
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,919
• Tax est. 1.5%: −$457 /mo · $5,489/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-712

Break-even live

Break-even rent $3,201

Max offer price $262,847

Occupancy floor —

Sensitivity live

Price	-10% $-460	-5% $-586	+0% $-712	+5% $-839	+10% $-965
Rent	-10% $-894	-5% $-803	+0% $-712	+5% $-622	+10% $-531
Rate	-1.0pp $-528	-0.5pp $-619	base $-712	+0.5pp $-807	+1.0pp $-904

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: $91,484
• Closing costs: $10,978
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 Whispering Creek Ave Freeport, FL	4.0	2.0	1398	$2,175	$1.56	162d	1	0.44mi
130 N Sand Palm Rd Freeport, FL	3.0	2.5	1336	$1,600	$1.20	10d	1	0.56mi
664 Whispering Creek Ave Freeport, FL	4.0	2.0	1398	$2,150	$1.54	38d	1	0.56mi
178 Whispering Creek Ave Freeport, FL	3.0	2.0	1706	$2,550	$1.49	6d	1	0.59mi
178 Whispering Creek Ave Freeport, FL	3.0	2.0	1706	$2,550	$1.49	162d	1	0.59mi
147 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,595	$1.08	162d	1	0.59mi
246 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,650	$1.12	162d	1	0.63mi
259 N Sand Palm Rd Freeport, FL	3.0	2.5	1336	$1,600	$1.20	162d	1	0.64mi
157 Bent Oak Dr Freeport, FL	5.0	3.0	2142	$4,500	$2.10	10d	1	0.65mi
157 Bent Oak Dr Freeport, FL	5.0	3.0	2142	$4,500	$2.10	51d	1	0.65mi
416 Date Palm Ln Freeport, FL	3.0	2.5	1484	$1,795	$1.21	2d	1	0.65mi
267 N Sand Palm Rd Freeport, FL	3.0	2.5	1485	$1,650	$1.11	10d	1	0.66mi
90 Date Palm Ln Freeport, FL	3.0	2.5	1432	$1,675	$1.17	10d	1	0.66mi
81 Date Palm Ln Freeport, FL	3.0	2.5	1484	$1,795	$1.21	51d	1	0.66mi
318 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,525	$1.04	10d	1	0.68mi
318 N Sand Palm Rd Freeport, FL	3.0	2.5	1336	$1,525	$1.14	0d	1	0.68mi
303 N Sand Palm Rd Freeport, FL	3.0	2.5	1396	$1,550	$1.11	31d	1	0.69mi
328 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,725	$1.17	51d	1	0.69mi
338 Date Palm Ln Freeport, FL	3.0	2.5	1521	$1,750	$1.15	10d	1	0.70mi
202 Date Palm Ln Unit 1 Freeport, FL	3.0	2.5	1396	$1,750	$1.25	29d	1	0.70mi
359 N Sand Palm Rd Freeport, FL	3.0	2.5	1396	$1,600	$1.15	41d	1	0.71mi
151 Date Palm Ln Freeport, FL	3.0	2.5	1484	$1,775	$1.20	154d	1	0.72mi
328 Date Palm Ln Freeport, FL	3.0	2.5	1485	$1,650	$1.11	17d	1	0.72mi
328 Date Palm Ln Freeport, FL	3.0	2.5	1485	$1,650	$1.11	49d	1	0.72mi
356 N Sand Palm Rd Freeport, FL	3.0	2.5	1336	$1,650	$1.24	51d	1	0.72mi
156 Date Palm Ln Freeport, FL	3.0	2.5	1432	$2,300	$1.61	162d	1	0.73mi
156 Date Palm Ln Freeport, FL	3.0	2.5	1432	$2,300	$1.61	1d	1	0.73mi
245 Pine St Freeport, FL	3.0	2.0	1368	$2,000	$1.46	162d	1	0.77mi
202 Date Palm Ln Freeport, FL	3.0	2.5	1512	$1,750	$1.16	51d	1	0.77mi
276 Date Palm Ln Unit 276 Freeport, FL	3.0	2.5	1336	$1,650	$1.24	10d	1	0.78mi
10 Oakfield Dr N Freeport, FL	3.0	2.0	1300	$2,350	$1.81	10d	1	1.03mi
76 Date Palm Ln Freeport, FL	3.0	2.0	1512	$1,695	$1.12	10d	1	1.04mi
45 Oakfield Dr Freeport, FL	3.0	2.0	1580	$2,100	$1.33	10d	1	1.04mi
15 Oakfield Dr Freeport, FL	3.0	2.0	1531	$2,350	$1.53	10d	1	1.05mi
15 Oakfield Dr Freeport, FL	3.0	2.0	1531	$2,100	$1.37	51d	1	1.05mi
47 Palm St Unit B Freeport, FL	3.0	2.5	2200	$2,150	$0.98	10d	1	1.25mi
15 Palm St Unit B Freeport, FL	3.0	3.5	2250	$2,150	$0.96	162d	1	1.28mi
70 Jakes Way Freeport, FL	3.0	2.0	1500	$2,100	$1.40	162d	1	1.34mi
255 N Jackson St Freeport, FL	3.0	2.0	1456	$2,100	$1.44	162d	1	1.42mi

Property features AI

Finance

• Financial info: List price $364,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Plan named BeauNew construction plan
• Exterior features: Located at 11 Chipmunk Trl, Freeport, FL 32439

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,856 total living area)

Listing history 50 events

1. 2026-11-08
   days on market $334,900 Active 169 DOM
2. 2026-11-07
   days on market $334,900 Active 168 DOM
3. 2026-11-06
   days on market $334,900 Active 167 DOM
4. 2026-11-05
   days on market $334,900 Active 166 DOM
5. 2026-11-04
   days on market $334,900 Active 165 DOM
6. 2026-11-02
   days on market $334,900 Active 163 DOM
7. 2026-11-01
   days on market $334,900 Active 162 DOM
8. 2026-10-31
   days on market $334,900 Active 161 DOM
9. 2026-10-30
   days on market $334,900 Active 160 DOM
10. 2026-10-29
    days on market $334,900 Active 159 DOM
11. 2026-10-28
    days on market $334,900 Active 158 DOM
12. 2026-10-27
    days on market $334,900 Active 157 DOM
13. 2026-10-26
    days on market $334,900 Active 156 DOM
14. 2026-10-25
    days on market $334,900 Active 155 DOM
15. 2026-10-24
    days on market $334,900 Active 154 DOM
16. 2026-10-23
    price $334,900 Active 153 DOM
17. 2026-10-23
    days on market $350,900 Active 153 DOM
18. 2026-10-22
    days on market $350,900 Active 152 DOM
19. 2026-10-21
    days on market $350,900 Active 151 DOM
20. 2026-10-20
    days on market $350,900 Active 150 DOM
21. 2026-10-19
    days on market $350,900 Active 149 DOM
22. 2026-10-18
    days on market $350,900 Active 148 DOM
23. 2026-10-17
    days on market $350,900 Active 147 DOM
24. 2026-10-16
    days on market $350,900 Active 146 DOM
25. 2026-10-15
    days on market $350,900 Active 145 DOM
26. 2026-10-14
    days on market $350,900 Active 144 DOM
27. 2026-10-13
    pricedays on market $350,900 Active 143 DOM
28. 2026-10-12
    days on market $347,900 Active 142 DOM
29. 2026-10-11
    days on market $347,900 Active 141 DOM
30. 2026-10-10
    days on market $347,900 Active 140 DOM
31. 2026-10-09
    days on market $347,900 Active 139 DOM
32. 2026-10-08
    days on market $347,900 Active 138 DOM
33. 2026-10-07
    days on market $347,900 Active 137 DOM
34. 2026-10-06
    days on market $347,900 Active 136 DOM
35. 2026-10-05
    days on market $347,900 Active 135 DOM
36. 2026-10-04
    days on market $347,900 Active 134 DOM
37. 2026-10-04
    days on market $347,900 Active 133 DOM
38. 2026-10-02
    days on market $347,900 Active 132 DOM
39. 2026-10-01
    days on market $347,900 Active 131 DOM
40. 2026-09-30
    days on market $347,900 Active 130 DOM
41. 2026-09-29
    days on market $347,900 Active 129 DOM
42. 2026-09-27
    days on market $347,900 Active 127 DOM
43. 2026-09-26
    days on market $347,900 Active 126 DOM
44. 2026-09-26
    price $347,900 Active 125 DOM
45. 2026-09-25
    days on market $344,900 Active 125 DOM
46. 2026-09-24
    days on market $344,900 Active 124 DOM
47. 2026-09-24
    days on market $344,900 Active 123 DOM
48. 2026-09-22
    days on market $344,900 Active 122 DOM
49. 2026-09-21
    days on market $344,900 Active 121 DOM
50. 2026-09-20
    days on market $344,900 Active 120 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 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: $27,592
• − Mortgage interest: −$20,498
• − Property taxes: −$5,489
• − Insurance: −$1,830
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$10,645
• Taxable loss: −$15,285
• Est. tax savings @ 24.0%: +$3,668
• After-tax cash flow: $-4,881/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 · 30 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It has the potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior brick and trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale Upgrading the flooring in the bathrooms — Modernizes the bathrooms and can increase resale value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase resale value. ↑
• Rental Adding a smart thermostat — Improves energy efficiency and can attract renters looking for smart home features. ↑

D Composite school gradezoned avg 59/100

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 South Walton High School B FL #69/667 Nat'l #2,514/17,239

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

• Census place: Freeport, FL
• 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%
• 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

• Financial info: List price $364,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Plan named BeauNew construction plan
• Exterior features: Located at 11 Chipmunk Trl, Freeport, FL 32439

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,856 total living area)