136 Georgetown Ave Unit 3F.5 · Laguna Beach, FL 32461

$161,000

2 bd · 2.5 ba · 1,300 sqft · Timeshare · 2 Days on market

Built 2006 Est $172k · 6% under $1550/mo HOA · 42% of rent

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Why this score? — see what drove the B 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 +22.1/30.0
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +7.1/10.0
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LIFE AT THE PRIVATE RESIDENCE CLUB AT ROSEMARY BEACH IS RELAXED. EACH RESIDENCE IS FURNISHED, SO THAT STAYING IN IS AN EVENT IN ITSELF. ALL 16 OF THE 2 BEDROOM, 2.5 BATH RESIDENCES FEATURE OPEN, INVITING FLOOR PLANS WITH STYLISH FURNITURE, PRIVATE PORCHES, HIGH END APPLIANCES AND SMART TV's, SONOS, FIREPLACE, AND PRIVATE. PERSONAL STORAGE IS INCLUDED FOR ALL OWNERS AS WELL AS UNDERGROUND PARKING. AT THE CENTER OF THE PRIVATE RESIDENCE CLUB IS AN OPEN-AIR COURTYARD WITH REFLECTIVE POOL AND A BOARDWALK BRIDGE. DOUBLE DOORS OPEN INTO THE OWNER'S LOUNGE, COMPLETE WITH A THEATER, KID'S ACTIVITY ROOM, AND OFFICE. SIMPLY CALL ON THE MANAGEMENT TEAM! Information contained within this listing such as square footage, is deemed to be accurate but is not guaranteed. Buyer to verify.

Key facts

• $1,550 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Resid Multi-Family zoning; Located in the Rosemary Beach community; No short-term rentals allowed
• HOA & community: Has association; Association covers electricity, gas, water, sewer, trash, maintenance (grounds & structure), insurance, management, security, licenses/permits, supplies, cable TV, telephone

Exterior

• Parking: 1 garage space
• Security: Community includes security (association-provided)
• Utilities: Electric service; Natural gas; Public sewer; Cable TV available
• Home design: Condominium; 4 stories
• Construction: Built in 2006; Concrete and stucco construction with wood trim
• Exterior features: Balcony; Private in-ground pool; Community pool; Located in a beach community

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: High-efficiency heating (gas); High-efficiency air conditioning
• Interior features: Furnished; Fireplace; Washer/dryer hookup; Window treatments
• Laundry & utility: Washer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath timeshare listed at $161k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $161k).
• Cap rate 8.2% vs local median 0.9% in Laguna Beach — 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 74/100 on livability (#283 in FL, #4,522 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools F, amenities 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.
• Market conditions: 722 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 30% of the median local income ($146k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.
• Current owner paid $85k; list at $161k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.30% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Georgetown Ave Unit 2D	0.01mi	2/2.5	1,300 (0%)	8mo	$152,000	$117	94
136 Georgetown Ave Unit 2F	0.00mi	2/2.5	1,343 (+3%)	5mo	$150,000	$112	90
136 Georgetown Ave Unit 3D-1	0.00mi	2/2.5	1,300 (0%)	14mo	$178,000	$137	89
136 Georgetown Ave Unit 1F-2	0.00mi	2/2.5	1,300 (0%)	14mo	$178,950	$138	88
136 Georgetown Ave Unit 2D1	0.00mi	2/2.5	1,300 (0%)	19mo	$172,000	$132	84
136 Georgetown Ave Unit 2C.5	0.00mi	2/2.5	1,300 (0%)	22mo	$170,000	$131	82
136 Georgetown Ave Unit 3A-3	0.00mi	2/2.5	1,300 (0%)	22mo	$171,000	$132	82
136 Georgetown Ave Unit 3B 2	0.00mi	2/2.5	1,300 (0%)	23mo	$165,000	$127	81
136 Georgetown Ave Unit 2A-4	0.00mi	2/2.5	1,300 (0%)	23mo	$167,500	$129	81
136 Georgetown Ave Unit 1F-6	0.14mi	2/2.5	1,300 (0%)	22mo	$172,000	$132	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.03×
• Total profit: $46,227
• Equity at exit: $82,221

10-year hold

• IRR: 18.0%
• Equity multiple: 3.92×
• Total profit: $131,826
• Equity at exit: $134,953

Cash invested: $45,080 (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 32461

• Home prices YoY: 1.2%
• Active inventory: 722
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,700 high
• Mortgage (P&I): −$844
• Tax est. 1.5%: −$201 /mo · $2,415/yr
• Insurance: −$67
• HOA: −$1,550
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $260

Break-even live

Break-even rent $3,370

Max offer price $161,000

Occupancy floor 88%

Sensitivity live

Price	-10% $372	-5% $316	+0% $260	+5% $205	+10% $149
Rent	-10% $-32	-5% $114	+0% $260	+5% $407	+10% $553
Rate	-1.0pp $341	-0.5pp $301	base $260	+0.5pp $219	+1.0pp $176

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Georgetown Ave Unit 1447164P Panama City, FL	2.0	2.0	1011	$4,302	$4.26	14d	1	0.04mi
7 Barbados Ln Inlet Beach, FL	3.0	2.5	1563	$2,900	$1.86	14d	1	0.20mi
7 Barbados Ln Inlet Beach, FL	3.0	2.5	1563	$2,900	$1.86	22d	1	0.20mi
40 Blue Stream Way Inlet Beach, FL	1.0–2.0	1.0–2.0	978	$2,342	$2.39	14d	11	0.87mi
318 Grande Pointe Cir Inlet Beach, FL	3.0	3.0	1705	$3,995	$2.34	14d	1	1.04mi
99 Grande Pointe Cir Inlet Beach, FL	3.0	2.5	1705	$3,400	$1.99	22d	1	1.12mi
48 Grande Pointe Cir Inlet Beach, FL	3.0	3.0	1705	$3,850	$2.26	22d	1	1.16mi

HOA detail

• Monthly dues: $1,550 · $18,600/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-17
   days on market $161,000 Active 2 DOM
2. 2026-06-15
   remarks 588-char remark
3. 2026-06-15
   listed $161,000 Active 1 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $44,401
• − Mortgage interest: −$9,019
• − Property taxes: −$2,415
• − Insurance: −$805
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − HOA: −$18,600
• − Depreciation: −$4,684
• Taxable income: $1,774
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,699/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 — Laguna Beach

• Score: 74/100
• State rank: #283
• US rank: #4522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 70,839 people
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 3,757
• Household income: $145,706
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 67.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 3%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▲ 4.06%
• Current HPI: 346.4019
• Rent YoY: —
• 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

+78.9% since first listed

7 events — show timeline

• 2026-06-15 Listed $161,000 ECAR
• 2018-08-31 Sold (MLS) $85,000 NAMLS
• 2018-08-31 Sold (MLS) $85,000 ECAR
• 2018-06-07 Listed $95,000 NAMLS
• 2013-07-31 Sold (MLS) $88,000 NAMLS
• 2013-07-31 Sold (MLS) $88,000 ECAR
• 2013-06-27 Listed $90,000 NAMLS