726 Alleyoak Ln Lot 29-2 · Freeport, FL 32439

$325,810

4 bd · 2.0 ba · 1,820 sqft · SingleFamily · 177 Days on market

Built 2025 6,098 sqft lot Est $369k · 12% under $83/mo HOA · 3% of rent

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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).

• ARV discount +12.8/15.0
• Cash flow +10.7/30.0
• Schools +5.2/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just 20 minutes from the sugar-white sands of South Walton and 30A, this sought-after Craftsman-style 4-bedroom, 2-bath residence blends timeless design with refined finishes. Upgraded LVP flooring flows throughout the home, while the main living area is enhanced by a dramatic cathedral ceiling and 9'+ ceiling heights throughout. Eight-foot entry doors and quartz countertops add to the home's upscale appeal. The spacious owner's suite offers a generous walk-in closet, creating a true private retreat. Outdoors, enjoy a fully sodded yard with an automated sprinkler system, and the convenience of a garage door opener completes this exceptional home. * Furnished pics are like plan but selection

Key facts

• Quartz countertops
• Walk-in closet
• Fully sodded yard

Tags

• CRAFTSMAN STYLE
• UPGRADED LVP FLOORING
• CATHEDRAL CEILING
• QUARTZ COUNTERTOPS
• WALK-IN CLOSET
• FULLY SODDED YARD

Property features AI

Finance

• HOA & community: Homeowners association in place; association fees include management; Subdivision: THE BLUFFS AT LAFAYETTE; Community rules: minimum rental period required, short-term rentals not allowed, pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway with 2 parking spaces
• Security: Smoke detectors
• Utilities: Electric service; Public water; Public sewer; TV cable available; Underground utilities; Tap fee paid
• Home design: Single-story Craftsman-style home; Entry on first floor; Designed and built 2025
• Construction: Frame construction with brick and fiber cement/board siding and vinyl trim; Shingle roof; Slab foundation
• Exterior features: Covered patio; Sprinkler system; Lawn pump; Cleared and level lot; Sidewalk and storm sewer; Restrictions and covenants apply; Survey available; Private paved road frontage

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range hood
• Bedrooms: 4 bedrooms total; Primary bedroom on the first floor with trey ceiling and walk-in closet; primary bath includes double vanity, garden tub and separate shower
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Tray ceilings and vaulted ceiling; Recessed lighting; Newly painted interior; Pantry; Pull-down attic stairs; Built-in shelving; Split-bedroom layout; Washer/dryer hookup; Painted woodwork; Double-pane windows with window treatments; Doors with energy-efficient features; Smoke detector(s)
• Laundry & utility: Laundry room on first floor; Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $326k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (15.3% below list).
• Recommended offer: $276k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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); 1012 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 40% 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 $10k 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 177 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $275,812 (15.3% 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 177 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $369,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Bonne Vue Cir Lot 96-1	0.07mi	3/2.0 (-1)	1,717 (-6%)	1mo	$357,260	$208	81
225 Hydrangea Blvd	0.28mi	3/2.0 (-1)	1,848 (+2%)	1mo	$375,000	$203	79
152 Dockside Rd	0.52mi	4/2.0	1,799 (-1%)	0mo	$306,383	$170	74
55 Hydrangea Blvd	0.14mi	3/2.0 (-1)	1,642 (-10%)	1mo	$346,990	$211	71
14 Bon Ami Dr	0.34mi	3/2.0 (-1)	1,710 (-6%)	1mo	$359,990	$211	68
77 E Gray Owl Dr	0.65mi	4/2.0	1,856 (+2%)	1mo	$340,429	$183	66
47 E Gray Owl Dr	0.67mi	4/2.0	1,856 (+2%)	1mo	$336,367	$181	64
64 E Gray Owl Dr	0.68mi	4/2.0	1,856 (+2%)	1mo	$335,640	$181	64
10 Bon Ami Dr	0.34mi	3/2.0 (-1)	1,569 (-14%)	0mo	$344,990	$220	56
140 Dockside Rd	0.51mi	3/2.0 (-1)	1,641 (-10%)	0mo	$316,761	$193	54
151 W Farm Owl Dr	0.61mi	4/3.0	2,035 (+12%)	1mo	$405,000	$199	48
64 Grass Owl Loop	0.65mi	4/3.0	2,035 (+12%)	1mo	$425,000	$209	45

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-66,989
• Equity at exit: $48,579

10-year hold

• IRR: -19.6%
• Equity multiple: 0.03×
• Total profit: $-88,092
• Equity at exit: $28,170

Cash invested: $91,227 (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: 1012
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,758 high
• Mortgage (P&I): −$1,709
• Tax est. 1.5%: −$407 /mo · $4,887/yr
• Insurance: −$136
• HOA: −$83
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-156

Break-even live

Break-even rent $2,955

Max offer price $303,282

Occupancy floor —

Sensitivity live

Price	-10% $69	-5% $-43	+0% $-156	+5% $-268	+10% $-381
Rent	-10% $-374	-5% $-265	+0% $-156	+5% $-47	+10% $62
Rate	-1.0pp $8	-0.5pp $-73	base $-156	+0.5pp $-240	+1.0pp $-326

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: $81,452
• Closing costs: $9,774
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	21d	1	0.04mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	21d	1	0.07mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	21d	1	0.14mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	21d	1	0.15mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	21d	47	0.27mi
215 Hydrangea Blvd Freeport, FL	3.0	2.0	1854	$2,495	$1.35	21d	1	0.27mi
36 Gray Owl Dr E Freeport, FL	4.0	2.0	2108	$2,800	$1.33	21d	1	0.69mi
50 Sedge Cir Freeport, FL	1.0–3.0	1.0–2.0	1156	$2,700	$2.33	21d	1	1.20mi
133 Staggerbush St Freeport, FL	4.0	2.5	2048	$2,645	$1.29	14d	1	1.39mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 17 events

1. 2026-06-17
   statusdays on market $325,810 Pending 177 DOM
2. 2026-06-16
   days on market $325,810 Active 176 DOM
3. 2026-06-15
   days on market $325,810 Active 175 DOM
4. 2026-06-14
   days on market $325,810 Active 173 DOM
5. 2026-06-13
   days on market $325,810 Active 172 DOM
6. 2026-06-10
   days on market $325,810 Active 170 DOM
7. 2026-06-09
   days on market $325,810 Active 169 DOM
8. 2026-06-08
   days on market $325,810 Active 168 DOM
9. 2026-06-07
   days on market $325,810 Active 167 DOM
10. 2026-06-05
    days on market $325,810 Active 164 DOM
11. 2026-06-03
    days on market $325,810 Active 163 DOM
12. 2026-06-03
    pricedays on market $325,810 Active 162 DOM
13. 2026-06-01
    days on market $370,810 Active 161 DOM
14. 2026-05-31
    days on market $370,810 Active 160 DOM
15. 2026-05-30
    days on market $370,810 Active 159 DOM
16. 2026-05-04
    status Active
17. 2025-12-22
    listed $370,810 Active

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

Taxation est. · year 1

• Rental income: $33,097
• − Mortgage interest: −$18,250
• − Property taxes: −$4,887
• − Insurance: −$1,629
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − HOA: −$996
• − Depreciation: −$9,478
• Taxable loss: −$7,439
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $-83/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

2 events — show timeline

• 2026-05-04 Relisted — ECAR
• 2025-12-22 Listed $370,810 ECAR