Beau Plan · Freeport, FL 32439

$367,900

4 bd · 2.0 ba · 1,839 sqft · SingleFamily · 77 Days on market

Good condition 2-car garage

---

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
• Schools +5.9/10.0
• Cash flow +5.3/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• 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 $367,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $384,126.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $368k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-855 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (38.1% below list).
• Recommended offer: $228k (38.1% 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); 1230 active listings in the ZIP; 12 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 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 $12k 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 77 days — a 6% lower offer ($346k) 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 $227,739 (38.1% 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 77 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.59% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.54%
• DSCR: 0.58
• GRM: 14.1

CMA / ARV

• ARV (median comp): $384,126
• List price: $367,900
• Delta: -4.22%
• 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
31 Foxtrail Run	0.08mi	4/2.0	1,856 (+1%)	1mo	$324,357	$175	94
373 Bent Oak Dr Unit Homesite A4	0.62mi	4/2.0	1,845 (+0%)	2mo	$321,490	$174	69
363 Bent Oak Dr Unit Homesite A5	0.62mi	3/2.0 (-1)	1,891 (+3%)	2mo	$319,000	$169	59
230 Bent Oak Dr Unit Homesite B14	0.67mi	3/2.0 (-1)	1,891 (+3%)	0mo	$333,990	$177	59
58 Eunola Ln	0.38mi	4/2.0	2,062 (+12%)	4mo	$355,000	$172	59
403 Bent Oak Dr Unit Homesite A1	0.61mi	3/2.0 (-1)	1,891 (+3%)	5mo	$304,990	$161	58
167 Bent Oak Dr Unit Homesite A13	0.68mi	3/2.0 (-1)	1,891 (+3%)	3mo	$314,990	$167	56
323 Bent Oak Dr Unit Homesite A7	0.62mi	4/2.0	2,000 (+9%)	1mo	$335,000	$168	56
383 Bent Oak Dr Unit Homesite A3	0.62mi	4/2.0	2,000 (+9%)	2mo	$328,490	$164	55
177 Bent Oak Dr Unit Homesite A12	0.68mi	4/2.0	2,000 (+9%)	1mo	$342,345	$171	53
154 Bent Oak Dr Unit Homesite B20	0.67mi	3/2.0 (-1)	1,744 (-5%)	4mo	$298,490	$171	52
266 Partridge Ln	0.69mi	3/2.0 (-1)	1,616 (-12%)	2mo	$340,000	$210	41

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: -35.1%
• Equity multiple: -0.12×
• Total profit: $-120,305
• Equity at exit: $57,274

10-year hold

• IRR: -57.9%
• Equity multiple: -0.76×
• Total profit: $-189,119
• Equity at exit: $33,212

Cash invested: $107,555 (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: 39 active · 19 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $357,809 ($188/sqft)
• Median days on market: 77 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +10.9% 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: 13.5×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$2,014
• Tax est. 1.5%: −$480 /mo · $5,762/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-855

Break-even live

Break-even rent $3,360

Max offer price $260,338

Occupancy floor —

Sensitivity live

Price	-10% $-590	-5% $-723	+0% $-855	+5% $-988	+10% $-1,121
Rent	-10% $-1,035	-5% $-945	+0% $-855	+5% $-766	+10% $-676
Rate	-1.0pp $-662	-0.5pp $-758	base $-855	+0.5pp $-955	+1.0pp $-1,056

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: $96,032
• Closing costs: $11,524
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	70d	1	0.44mi
178 Whispering Creek Ave Freeport, FL	3.0	2.0	1706	$2,550	$1.49	70d	1	0.59mi
147 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,595	$1.08	70d	1	0.59mi
246 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,650	$1.12	70d	1	0.63mi
259 N Sand Palm Rd Freeport, FL	3.0	2.5	1336	$1,600	$1.20	70d	1	0.64mi
151 Date Palm Ln Freeport, FL	3.0	2.5	1484	$1,775	$1.20	62d	1	0.72mi
156 Date Palm Ln Freeport, FL	3.0	2.5	1432	$2,300	$1.61	70d	1	0.73mi
245 Pine St Freeport, FL	3.0	2.0	1368	$2,000	$1.46	70d	1	0.77mi
15 Oakfield Dr Freeport, FL	3.0	2.0	1531	$2,350	$1.53	62d	1	1.05mi
15 Palm St Unit B Freeport, FL	3.0	3.5	2250	$2,150	$0.96	70d	1	1.28mi
70 Jakes Way Freeport, FL	3.0	2.0	1500	$2,100	$1.40	70d	1	1.34mi
255 N Jackson St Freeport, FL	3.0	2.0	1456	$2,100	$1.44	70d	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. 2026-08-08
   days on market $367,900 Active 77 DOM
2. 2026-08-07
   pricedays on market $367,900 Active 76 DOM
3. 2026-08-06
   days on market $364,900 Active 75 DOM
4. 2026-08-05
   days on market $364,900 Active 74 DOM
5. 2026-08-03
   days on market $364,900 Active 72 DOM
6. 2026-07-31
   days on market $364,900 Active 69 DOM
7. 2026-07-30
   days on market $364,900 Active 68 DOM
8. 2026-07-29
   days on market $364,900 Active 67 DOM
9. 2026-07-27
   days on market $364,900 Active 65 DOM
10. 2026-07-25
    days on market $364,900 Active 63 DOM
11. 2026-07-23
    days on market $364,900 Active 61 DOM
12. 2026-07-22
    days on market $364,900 Active 60 DOM
13. 2026-07-21
    days on market $364,900 Active 59 DOM
14. 2026-07-18
    days on market $364,900 Active 56 DOM
15. 2026-07-16
    days on market $364,900 Active 54 DOM
16. 2026-07-16
    days on market $364,900 Active 53 DOM
17. 2026-07-14
    days on market $364,900 Active 52 DOM
18. 2026-07-13
    days on market $364,900 Active 51 DOM
19. 2026-07-12
    days on market $364,900 Active 50 DOM
20. 2026-07-11
    days on market $364,900 Active 49 DOM
21. 2026-07-10
    days on market $364,900 Active 48 DOM
22. 2026-07-09
    days on market $364,900 Active 47 DOM
23. 2026-07-08
    days on market $364,900 Active 46 DOM
24. 2026-07-07
    days on market $364,900 Active 45 DOM
25. 2026-07-06
    days on market $364,900 Active 44 DOM
26. 2026-07-05
    days on market $364,900 Active 43 DOM
27. 2026-07-04
    days on market $364,900 Active 42 DOM
28. 2026-07-03
    days on market $364,900 Active 41 DOM
29. 2026-07-02
    days on market $364,900 Active 40 DOM
30. 2026-07-01
    days on market $364,900 Active 39 DOM
31. 2026-06-30
    days on market $364,900 Active 38 DOM
32. 2026-06-29
    days on market $364,900 Active 37 DOM
33. 2026-06-28
    days on market $364,900 Active 36 DOM
34. 2026-06-28
    days on market $364,900 Active 35 DOM
35. 2026-06-27
    days on market $364,900 Active 34 DOM
36. 2026-06-25
    days on market $364,900 Active 32 DOM
37. 2026-06-23
    days on market $364,900 Active 30 DOM
38. 2026-06-21
    days on market $364,900 Active 29 DOM
39. 2026-06-18
    days on market $364,900 Active 26 DOM
40. 2026-06-17
    days on market $364,900 Active 25 DOM
41. 2026-06-16
    days on market $364,900 Active 24 DOM
42. 2026-06-15
    days on market $364,900 Active 23 DOM
43. 2026-06-14
    days on market $364,900 Active 21 DOM
44. 2026-06-13
    days on market $364,900 Active 20 DOM
45. 2026-06-10
    days on market $364,900 Active 18 DOM
46. 2026-06-09
    days on market $364,900 Active 17 DOM
47. 2026-06-08
    days on market $364,900 Active 16 DOM
48. 2026-06-07
    days on market $364,900 Active 15 DOM
49. 2026-06-05
    days on market $364,900 Active 12 DOM
50. 2026-06-03
    days on market $364,900 Active 11 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: $27,329
• − Mortgage interest: −$21,517
• − Property taxes: −$5,762
• − Insurance: −$1,921
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$11,175
• Taxable loss: −$17,418
• Est. tax savings @ 24.0%: +$4,180
• After-tax cash flow: $-6,085/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

---

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 (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%

---

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

---

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)