123 Staggerbush St · Freeport, FL 32439

$299,000

3 bd · 2.0 ba · 1,487 sqft · SingleFamily · 187 Days on market

Built 2024 4,946 sqft lot Est $280k · 7% over ↓ 7% 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 +11.4/30.0
• Schools +5.2/10.0
• ARV discount +4.4/15.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• 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 Porter plan is an open floor plan with 3 Bedrooms, and 2 bathrooms. It has a covered front porch. The primary bathroom has a separate shower and large soaking tub.

Key facts

• Close to schools
• Modern appliances
• Close to shopping

Tags

• OPEN-CONCEPT LAYOUT
• ABUNDANT NATURAL LIGHT
• GENEROUS CABINET SPACE
• MODERN APPLIANCES
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.0% below list).
• Recommended offer: $248k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 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); 1020 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 187 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• 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 $248,234 (17.0% 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 187 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $279,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Arrowwood Blvd	0.16mi	3/2.0	1,487 (0%)	2mo	$290,000	$195	91
181 Huckleberry St	0.13mi	3/2.0	1,487 (0%)	8mo	$275,900	$186	88
186 Huckleberry St	0.24mi	3/2.0	1,487 (0%)	3mo	$290,000	$195	86
180 Huckleberry St	0.23mi	3/2.0	1,487 (0%)	3mo	$269,900	$182	86
487 Bluebeech St	0.29mi	3/2.0	1,487 (0%)	8mo	$305,275	$205	80
216 Huckleberry St	0.13mi	3/2.0	1,682 (+13%)	2mo	$322,100	$191	71
41 Woodsorrel St	0.13mi	3/2.0	1,682 (+13%)	6mo	$299,900	$178	68
305 Bluebeech St	0.18mi	3/2.0	1,682 (+13%)	9mo	$316,400	$188	62
335 Bluebeech St	0.25mi	3/2.0	1,682 (+13%)	8mo	$290,900	$173	60
224 Sweetthorn St	0.29mi	3/2.0	1,682 (+13%)	6mo	$317,900	$189	59
494 Arrowwood Blvd	0.25mi	3/2.0	1,682 (+13%)	9mo	$294,900	$175	59
515 Bluebeech St	0.30mi	3/2.0	1,682 (+13%)	9mo	$301,300	$179	57

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-59,052
• Equity at exit: $44,582

10-year hold

• IRR: -17.8%
• Equity multiple: 0.10×
• Total profit: $-75,534
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-105

Break-even live

Break-even rent $2,616

Max offer price $283,767

Occupancy floor 99%

Sensitivity live

Price	-10% $101	-5% $-2	+0% $-105	+5% $-209	+10% $-312
Rent	-10% $-301	-5% $-203	+0% $-105	+5% $-7	+10% $91
Rate	-1.0pp $45	-0.5pp $-29	base $-105	+0.5pp $-183	+1.0pp $-262

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Silverthorn St Freeport, FL	3.0	2.0	1662	$2,200	$1.32	23d	1	0.13mi
50 Sedge Cir Freeport, FL	1.0–3.0	1.0–2.0	1156	$2,700	$2.33	23d	1	0.36mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	23d	47	1.13mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	23d	1	1.23mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	23d	1	1.24mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	23d	1	1.31mi
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	23d	1	1.35mi

Listing history 22 events

1. 2026-06-21
   days on market $299,000 Active 187 DOM
2. 2026-06-18
   days on market $299,000 Active 184 DOM
3. 2026-06-17
   days on market $299,000 Active 183 DOM
4. 2026-06-16
   days on market $299,000 Active 182 DOM
5. 2026-06-15
   days on market $299,000 Active 181 DOM
6. 2026-06-14
   days on market $299,000 Active 179 DOM
7. 2026-06-13
   days on market $299,000 Active 178 DOM
8. 2026-06-10
   days on market $299,000 Active 176 DOM
9. 2026-06-09
   days on market $299,000 Active 175 DOM
10. 2026-06-08
    days on market $299,000 Active 174 DOM
11. 2026-06-07
    days on market $299,000 Active 173 DOM
12. 2026-06-05
    days on market $299,000 Active 170 DOM
13. 2026-06-03
    days on market $299,000 Active 169 DOM
14. 2026-06-03
    days on market $299,000 Active 168 DOM
15. 2026-06-01
    days on market $299,000 Active 167 DOM
16. 2026-05-31
    days on market $299,000 Active 166 DOM
17. 2026-05-30
    days on market $299,000 Active 165 DOM
18. 2026-01-12
    listed $299,000 Active
19. 2025-12-16
    listed $299,000 Active
20. 2024-05-31
    soldstatus $290,900 Sold 509-char remark

    Show marketing remark (509 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 Porter plan is an open floor plan with 3 Bedrooms, and 2 bathrooms. It has a covered front porch. The primary bathroom has a separate shower and large soaking tub.

21. 2024-05-13
    status Pending 509-char remark

    Show marketing remark (509 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 Porter plan is an open floor plan with 3 Bedrooms, and 2 bathrooms. It has a covered front porch. The primary bathroom has a separate shower and large soaking tub.

22. 2024-04-29
    listed $319,990 Active 509-char remark

    Show marketing remark (509 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 Porter plan is an open floor plan with 3 Bedrooms, and 2 bathrooms. It has a covered front porch. The primary bathroom has a separate shower and large soaking tub.

ⓘ 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 ≥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: $29,788
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$8,698
• Taxable loss: −$6,405
• Est. tax savings @ 24.0%: +$1,537
• After-tax cash flow: $274/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

-6.6% since first listed

5 events — show timeline

• 2026-01-12 Listed $299,000 ECAR
• 2025-12-16 Listed $299,000 ForSaleByOwner.com
• 2024-05-31 Sold (MLS) $290,900 ECAR
• 2024-05-13 Pending — ECAR
• 2024-04-29 Listed $319,990 ECAR