1822 Pointed Leaf Ln · Wright, FL 32547

$254,900

4 bd · 2.0 ba · 1,727 sqft · Townhouse public records · 3 Days on market

Built 1999 1,742 sqft lot Est $294k · 13% under

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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 +14.4/30.0
• ARV discount +13.4/15.0
• Schools +5.2/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come on by and check out this 4 bedroom 2 Bath 1727 SQFT Townhome for under $300K! Call to see this roomy townhome nestled between Eglin AFB and Hurlburt Fld. Main bedroom downstairs and 3 bedrooms upstairs. LVP flooring downstairs. Kitchen overlooks dining/living combo with bar area spanning the length of the kitchen. Washer/Dryer hook up downstairs. All blinds convey. Small privacy fenced in back yard, low maintenance. Roof 2019, HVAC 2015, HWH 2022. Newly painted inside. Buyer to verify all important information deemed necessary. Buyer to verify all room dimensions. * * * * Agents: please see Agent to Agent remarks for important townhome access info * * *

Key facts

• Bar area
• Lvp flooring
• Privacy fenced yard

Tags

• MAIN BEDROOM DOWNSTAIRS
• LVP FLOORING
• KITCHEN OVERLOOKS DINING
• BAR AREA
• PRIVACY FENCED YARD
• LOW MAINTENANCE

Property features AI

Finance

• HOA & community: Subdivision: FOREST OAKS PH 2

Exterior

• Parking: 2 driveway spaces
• Security: Smoke detectors
• Utilities: Electric service; Public water; Public sewer
• Home design: Townhome; 2 stories
• Construction: Built in 1999; Vinyl siding and trim; Composite shingle roof
• Exterior features: Private yard; Privacy fencing; Open patio; Located on a cul-de-sac; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms; Master bedroom on first floor with walk-in closet
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Newly painted; Washer/dryer hookup; Woodwork painted; Window treatments; Unfurnished
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $52 ($622/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 $219k (14.3% below list).
• Recommended offer: $219k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Wright — 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 80/100 on livability (#117 in FL, #1,790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• 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: Kenwood Elementary School (math 68% / reading 64%, grade B+, #492 of 2,144 statewide, top 23%, 545 students, 58% FRL); Choctawhatchee Senior High School (math 42% / reading 50%, grade D-, #220 of 667 statewide, top 33%, 1,677 students, 52% FRL) — zoned schools average 55% FRL vs 36% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 232 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/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 $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $255k implies a 431% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,557 (14.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.86% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $293,590
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 White Blossom Ln	0.10mi	3/2.0 (-1)	1,676 (-3%)	11mo	$315,000	$188	76
1815 Pointed Leaf Ln	0.03mi	3/2.5 (-1)	1,540 (-11%)	1mo	$179,000	$116	72
1331 White Blossom Ln	0.10mi	3/2.0 (-1)	1,740 (+1%)	23mo	$342,000	$197	70
1823 Pointed Leaf Ln	0.03mi	3/2.5 (-1)	1,467 (-15%)	1mo	$235,000	$160	66
1845 Pointed Leaf Ln	0.06mi	3/2.5 (-1)	1,496 (-13%)	6mo	$238,500	$159	63
1841 Pointed Leaf Ln	0.06mi	3/2.5 (-1)	1,496 (-13%)	8mo	$250,000	$167	62
1334 White Blossom Ln	0.11mi	3/2.5 (-1)	1,873 (+8%)	23mo	$318,000	$170	54
1018 Mclaren Cir	0.34mi	3/2.5 (-1)	1,537 (-11%)	12mo	$333,000	$217	49
988 Leigh Ann Ln	0.75mi	4/2.5	1,697 (-2%)	22mo	$305,000	$180	42

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-44,431
• Equity at exit: $38,006

10-year hold

• IRR: -17.4%
• Equity multiple: 0.17×
• Total profit: $-59,278
• Equity at exit: $22,039

Cash invested: $71,372 (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 32547

• Home prices YoY: -29.3%
• Rents YoY: -0.1%
• Active inventory: 232
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $52

Break-even live

Break-even rent $2,120

Max offer price $254,900

Occupancy floor 93%

Sensitivity live

Price	-10% $196	-5% $124	+0% $52	+5% $-20	+10% $-92
Rent	-10% $-121	-5% $-35	+0% $52	+5% $138	+10% $224
Rate	-1.0pp $180	-0.5pp $117	base $52	+0.5pp $-14	+1.0pp $-81

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Sweetbriar Station Fort Walton Beach, FL	3.0	2.0	1150	$1,850	$1.61	23d	1	0.09mi
1329 White Blossom Ln Fort Walton Beach, FL	3.0	2.5	1735	$1,900	$1.10	15d	1	0.11mi
309 Union St Fort Walton Beach, FL	3.0	2.0	1602	$2,100	$1.31	15d	1	0.21mi
699 Woodlawn Ave NW Fort Walton Beach, FL	3.0	2.5	1567	$2,240	$1.43	15d	1	0.29mi
1004 McLaren Cir Fort Walton Beach, FL	3.0	2.5	1537	$2,500	$1.63	45d	1	0.31mi
713 N Park Blvd Fort Walton Beach, FL	3.0	2.5	1363	$1,950	$1.43	45d	1	0.37mi
1839 Sod Dr Fort Walton Beach, FL	3.0	2.0	1425	$1,925	$1.35	23d	1	0.45mi
1917 Heartland Dr Fort Walton Beach, FL	3.0	2.0	1190	$2,200	$1.85	23d	1	0.53mi
1867 Heartland Dr Fort Walton Beach, FL	3.0	2.0	1300	$2,095	$1.61	23d	1	0.63mi
1112 Green Tree Ct Fort Walton Beach, FL	3.0	2.0	1181	$1,900	$1.61	45d	1	0.67mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	45d	1	0.71mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	15d	1	0.71mi
2132 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1250	$1,675	$1.34	45d	1	0.74mi
905 Piedmont Pl Fort Walton Beach, FL	3.0	2.0	1303	$1,695	$1.30	45d	1	0.80mi
2720 Willow Grove Ln Fort Walton Beach, FL	3.0	2.0	1075	$1,800	$1.67	45d	1	0.81mi
1705 Pahl Ct Fort Walton Beach, FL	3.0	2.0	1605	$2,300	$1.43	23d	1	0.91mi
940 Central Ave #16 Fort Walton Beach, FL	3.0	2.0	1320	$1,800	$1.36	15d	1	0.95mi
964 Southern Oaks Ct Fort Walton Beach, FL	3.0	2.0	1315	$2,000	$1.52	45d	1	0.95mi
2100 Pomegranate Ct Fort Walton Beach, FL	3.0	2.5	1743	$2,025	$1.16	23d	1	0.99mi
915 Emily Cir Fort Walton Beach, FL	3.0	2.0	1358	$2,195	$1.62	15d	1	1.07mi
818 Fairview Dr #4 Fort Walton Beach, FL	3.0	2.5	1750	$2,000	$1.14	15d	1	1.13mi
838 Fairview Dr Fort Walton Beach, FL	3.0	2.5	1608	$2,000	$1.24	45d	1	1.13mi
833 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,895	$1.26	45d	1	1.17mi
831 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,895	$1.26	45d	1	1.18mi
829 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,995	$1.33	45d	1	1.19mi
862 Fairview Dr Unit B Fort Walton Beach, FL	3.0	2.5	1568	$1,750	$1.12	45d	1	1.24mi
400 Rhonda Kay Ct #66 Fort Walton Beach, FL	3.0	1.5	1256	$1,650	$1.31	45d	1	1.29mi
500 Liberty Ln NW Fort Walton Beach, FL	1.0–3.0	1.0–2.0	967	$2,883	$2.98	15d	14	1.34mi
713 Trowbridge Ave Fort Walton Beach, FL	3.0	2.0	1550	$2,350	$1.52	15d	1	1.41mi

Listing history 2 events

1. 2026-06-21
   remarks 674-char remark
2. 2026-06-21
   listed $254,900 Active 3 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥104°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,227
• − Mortgage interest: −$14,278
• − Property taxes: −$2,782
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$7,415
• Taxable loss: −$3,720
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $1,514/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 — Wright

• Score: 80/100
• State rank: #117
• US rank: #1790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wright, FL
• County: Okaloosa County · 194,352 people
• City population: 35,522
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 35,527
• Household income: $70,711
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1203.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 19% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Vietnamese 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: ▼ -111.28%
• Current HPI: 268.6497
• Rent YoY: ▼ -0.13%
• 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

+431.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $254,900 ECAR
• 1999-02-05 Sold (Public Records) $48,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $2,782 · +1.7% YoY. Source: county tax records.