80 Woodsorrel St · Freeport, FL 32439

$315,000

3 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 86 Days on market

Built 2023 7,840 sqft lot Est $339k · 7% under $87/mo HOA · 3% of rent ↓ 9% since listing

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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 +12.2/30.0
• ARV discount +10.7/15.0
• Schools +5.2/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

Key facts

• Brick patio
• Stylish backsplash
• Lush landscaping

Tags

• UPGRADED GRANITE COUNTERTOPS
• STYLISH BACKSPLASH
• STAINLESS STEEL APPLIANCES
• LUSH LANDSCAPING
• CUSTOM PERGOLA
• BRICK PATIO

Property features AI

Finance

• HOA & community: Homeowners association membership required; HOA fees cover accounting and master association services; Community: Owl's Head East with dock and fishing access

Exterior

• Parking: 2-car garage; 2 driveway parking spaces; Garage with automatic door opener
• Utilities: Electric service; Public water; Public sewer; Energy: central AC (electric), electric heat controls, electric water heater
• Home design: Craftsman style; Single-story; Built in 2023; Resid Single Family zoning
• Construction: Shingle roof; Slab foundation; Trim vinyl siding
• Exterior features: Front porch; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms (all on the first level); Master bedroom carpeted; Master bathroom with shower
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Pantry; Washer/dryer hookup; 5 total rooms
• Laundry & utility: Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (18.9% below list).
• Recommended offer: $255k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.0% in Freeport — 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 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); Freeport Senior High School (math 47% / reading 62%, grade C-, #138 of 667 statewide, top 21%, 557 students, 43% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 1020 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $9k 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 86 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,403 (18.9% 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 86 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $339,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Sweetclover St	0.27mi	3/2.0	1,828 (+2%)	1mo	$339,850	$186	84
216 Huckleberry St	0.11mi	3/2.0	1,682 (-6%)	1mo	$322,100	$191	83
41 Woodsorrel St	0.07mi	3/2.0	1,682 (-6%)	6mo	$299,900	$178	82
256 Parkside St	0.21mi	3/2.0	1,828 (+2%)	7mo	$347,380	$190	82
57 Huckleberry St	0.18mi	3/2.0	1,720 (-4%)	4mo	$335,467	$195	81
104 Sweetthorn St	0.23mi	3/2.0	1,720 (-4%)	3mo	$330,175	$192	80
214 Sweetthorn St	0.31mi	3/2.0	1,822 (+1%)	4mo	$328,600	$180	80
465 Bluebeech St	0.33mi	3/2.0	1,720 (-4%)	7mo	$332,856	$194	72
224 Sweetthorn St	0.32mi	3/2.0	1,682 (-6%)	6mo	$317,900	$189	69
226 Huckleberry St	0.31mi	4/2.5 (+1)	1,963 (+9%)	4mo	$337,900	$172	60
26 Parkside St	0.13mi	4/3.0 (+1)	2,038 (+14%)	7mo	$325,000	$159	57
206 Huckleberry St	0.29mi	4/3.0 (+1)	2,038 (+14%)	1mo	$286,848	$141	54

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-63,410
• Equity at exit: $46,968

10-year hold

• IRR: -18.5%
• Equity multiple: 0.07×
• Total profit: $-81,952
• Equity at exit: $27,235

Cash invested: $88,200 (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 32439

• Home prices YoY: -4.2%
• Rents YoY: 1.4%
• Active inventory: 1020
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$87
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-131

Break-even live

Break-even rent $2,720

Max offer price $291,867

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-42	+0% $-131	+5% $-220	+10% $-309
Rent	-10% $-333	-5% $-232	+0% $-131	+5% $-30	+10% $71
Rate	-1.0pp $28	-0.5pp $-51	base $-131	+0.5pp $-213	+1.0pp $-296

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Staggerbush St Freeport, FL	4.0	2.5	2048	$2,645	$1.29	14d	1	0.06mi
80 Silverthorn St Freeport, FL	3.0	2.0	1662	$2,200	$1.32	22d	1	0.06mi
50 Sedge Cir Freeport, FL	1.0–3.0	1.0–2.0	1156	$2,700	$2.33	22d	1	0.41mi
36 Gray Owl Dr E Freeport, FL	4.0	2.0	2108	$2,800	$1.33	22d	1	0.91mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	22d	47	1.20mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	22d	1	1.30mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	22d	1	1.31mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	22d	1	1.38mi
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	22d	1	1.42mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 26 events

1. 2026-06-21
   days on market $315,000 Active 86 DOM
2. 2026-06-18
   days on market $315,000 Active 83 DOM
3. 2026-06-17
   days on market $315,000 Active 82 DOM
4. 2026-06-16
   days on market $315,000 Active 81 DOM
5. 2026-06-15
   days on market $315,000 Active 80 DOM
6. 2026-06-14
   days on market $315,000 Active 78 DOM
7. 2026-06-13
   days on market $315,000 Active 77 DOM
8. 2026-06-10
   days on market $315,000 Active 75 DOM
9. 2026-06-09
   days on market $315,000 Active 74 DOM
10. 2026-06-08
    days on market $315,000 Active 73 DOM
11. 2026-06-07
    days on market $315,000 Active 72 DOM
12. 2026-06-05
    days on market $315,000 Active 69 DOM
13. 2026-06-03
    days on market $315,000 Active 68 DOM
14. 2026-06-03
    days on market $315,000 Active 67 DOM
15. 2026-06-01
    days on market $315,000 Active 66 DOM
16. 2026-05-31
    days on market $315,000 Active 65 DOM
17. 2026-05-30
    days on market $315,000 Active 64 DOM
18. 2026-03-27
    listed $315,000 Active
19. 2024-02-29
    soldstatus $312,900 Sold 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

20. 2024-02-07
    status Pending 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

21. 2024-02-01
    price $319,900 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

22. 2024-01-26
    price $349,400 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

23. 2023-12-01
    price $329,900 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

24. 2023-11-06
    price $344,900 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

25. 2023-09-13
    price $349,400 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

26. 2023-07-07
    listed $346,900 Active 573-char remark

    Show marketing remark (573 chars)

    The Owl's Head community is conveniently located off of Highway 331 in Freeport. We are only 8 miles to Interstate 10, and 16 miles to beautiful beaches and Highway 30 A. We offer 6 floor plans, 3 and 4 bedrooms. All homes have rear entry garages. This community offers a community area with paved walking trails and a spring fed lake. | The Bayberry plan is a single story 3 bedroom, 2 bath home. This open floor plan features a covered front porch and a very large primary bedroom. The primary bathroom has a large shower, and a spacious closet off of the bathroom.

ⓘ 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: $2,544 · $212/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$70/yr (+$6/mo · 2.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $30,648
• − Mortgage interest: −$17,645
• − Property taxes: −$2,544
• − Insurance: −$2,372
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$1,044
• − Depreciation: −$9,164
• Taxable loss: −$7,025
• Est. tax savings @ 24.0%: +$1,686
• After-tax cash flow: $115/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 — 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 · 70,839 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: 172.0

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 (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

Price history

-9.2% since first listed

9 events — show timeline

• 2026-03-27 Listed $315,000 ECAR
• 2024-02-29 Sold (MLS) $312,900 ECAR
• 2024-02-07 Pending — ECAR
• 2024-02-01 Price Changed $319,900 ECAR
• 2024-01-26 Price Changed $349,400 ECAR
• 2023-12-01 Price Changed $329,900 ECAR
• 2023-11-06 Price Changed $344,900 ECAR
• 2023-09-13 Price Changed $349,400 ECAR
• 2023-07-07 Listed $346,900 ECAR

Property tax history

+81.2%/yr

Latest (2025): $2,544 · -35.6% YoY. Source: county tax records.