304 NW Oakland Cir · Fort Walton Beach, FL 32548

$235,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 40 Days on market

Built 1959 9,147 sqft lot $163/sqft · 19% below area Est $306k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this incredible investment opportunity in a charming 3-bedroom, 1-bathroom home bursting with potential! Featuring a new roof (2019) and updated water heater (2021), the big-ticket items are already handled — just bring your vision and your contractor. Step inside to find a spacious layout with multiple living areas, a large kitchen boasting stainless steel appliances including an LG French door refrigerator, a center island, ample cabinetry, and a rustic wood beam accent overhead. The home offers generous room sizes with built-in shelving throughout, a dedicated dining area, and a sunlit bonus/flex space perfect for a home office or additional living room. Outside, the pro

Key facts

• Updated water heater
• Built-in shelving
• New roof

Tags

• NEW ROOF
• UPDATED WATER HEATER
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• BUILT-IN SHELVING
• SUNLIT BONUS SPACE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-story (one level); Resale property; Not attached to other units; Frame construction
• Construction: Shingle roof; Slab foundation
• Exterior features: Back yard with chain link fencing; In-ground vinyl pool; Paved, publicly maintained road access; Interior lot

Interior

• Kitchen: Kitchen island; Laminate counters; Gas water heater
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Sun room; Kitchen/Dining combo; Living/Dining combo
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-81 ($-968/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (16.9% below list).
• Recommended offer: $195k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 0.9% in Fort Walton 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 80/100 on livability (#111 in FL, #1,628 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, 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.
• Market conditions: Rents rising (+1.3%/yr); 345 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/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 $7k 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

• It's been on market 40 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $10k; list at $235k implies a 2370% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,364 (16.9% 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 40 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $305,780
• List price: $235,000
• Delta: -23.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 NW Victoria Ave	0.26mi	3/2.0	1,383 (-4%)	0mo	$310,000	$224	77
312 SW Hollywood Blvd SW	0.07mi	3/1.0	1,230 (-15%)	3mo	$275,000	$224	70
16 SW Temple Ave	0.20mi	3/1.5	1,252 (-13%)	1mo	$295,000	$236	66
27 SW Driftwood Ave	0.28mi	3/2.0	1,586 (+10%)	2mo	$199,000	$125	65
300 NW Victoria Ave	0.26mi	3/2.0	1,613 (+12%)	2mo	$375,000	$232	63
228 NW Watson Dr	0.57mi	3/1.5	1,512 (+5%)	1mo	$300,000	$198	62
307 NW Sikes Cir	0.25mi	3/2.0	1,258 (-13%)	2mo	$325,000	$258	61
109 NW Maurice Ave	0.63mi	3/2.0	1,488 (+3%)	1mo	$313,000	$210	60
132 NW Loizos Dr	0.63mi	4/1.5 (+1)	1,412 (-2%)	2mo	$290,000	$205	59
374 NW Makron Dr	0.50mi	3/2.0	1,592 (+11%)	0mo	$365,000	$229	54
387 NW Canterbury Cir	0.54mi	3/2.0	1,294 (-10%)	1mo	$384,900	$297	54
300 NW Leah Miller Dr	0.67mi	3/2.0	1,620 (+12%)	1mo	$375,000	$231	43

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-46,417
• Equity at exit: $35,039

10-year hold

• IRR: -18.0%
• Equity multiple: 0.09×
• Total profit: $-59,727
• Equity at exit: $20,319

Cash invested: $65,800 (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 32548

• Home prices YoY: -31.1%
• Rents YoY: 1.3%
• Active inventory: 345
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-81

Break-even live

Break-even rent $2,056

Max offer price $223,329

Occupancy floor 99%

Sensitivity live

Price	-10% $82	-5% $1	+0% $-81	+5% $-162	+10% $-243
Rent	-10% $-235	-5% $-158	+0% $-81	+5% $-3	+10% $74
Rate	-1.0pp $38	-0.5pp $-21	base $-81	+0.5pp $-142	+1.0pp $-204

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 Coral Dr SW Fort Walton Beach, FL	3.0	2.0	1350	$1,800	$1.33	44d	1	0.29mi
322 Kathleen Pl NW Fort Walton Beach, FL	4.0	2.0	1532	$2,490	$1.63	14d	1	0.30mi
17 Cape Dr NW Unit B Fort Walton Beach, FL	3.0	2.0	1462	$1,995	$1.36	14d	1	0.44mi
218 Rose Marie Ln SW Fort Walton Beach, FL	3.0	1.0	1208	$1,750	$1.45	22d	1	0.53mi
44 Wright Pkwy NW Fort Walton Beach, FL	2.0	1.0	1000	$1,350	$1.35	22d	1	0.56mi
413 Sea Rover Ln NW Unit F Fort Walton Beach, FL	2.0	1.5	1035	$1,600	$1.55	22d	1	0.59mi
413 Sea Rover Ln NW Unit F Fort Walton Beach, FL	2.0	1.5	1035	$1,600	$1.55	14d	1	0.59mi
305 Leah Miller Dr NW Fort Walton Beach, FL	3.0	1.5	1334	$2,000	$1.50	22d	1	0.60mi
110 Loizos Dr NW Fort Walton Beach, FL	3.0	2.0	1148	$2,200	$1.92	44d	1	0.72mi
405 Marshall Ct Fort Walton Beach, FL	2.0	2.0	1000	$1,495	$1.50	44d	1	0.92mi
490 Soundview Ct Mary Esther, FL	3.0	2.5	1678	$3,200	$1.91	22d	1	0.96mi
402 Marshall Ct NW #6 Fort Walton Beach, FL	2.0	2.0	1050	$1,500	$1.43	22d	1	0.97mi
1850 Stella Ln Unit 4-417 Fort Walton Beach, FL	2.0	2.0	980	$1,800	$1.84	44d	1	1.05mi
1850 Stella Ln Unit 4-411 Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	14d	1	1.05mi
940 Santa Rosa Blvd Fort Walton Beach, FL	2.0	2.0	1000	$2,200	$2.20	22d	4	1.06mi
1861 Stella Ln Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	14d	5	1.07mi
909 Santa Rosa Blvd #328 Fort Walton Beach, FL	2.0	2.0	1035	$2,600	$2.51	44d	1	1.08mi
1855 Stella Ln Unit 6-617 Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	14d	1	1.10mi
1851 Stella Ln Unit 5-538 Fort Walton Beach, FL	2.0	2.0	980	$1,650	$1.68	14d	1	1.10mi
115 Beal Pkwy NW Fort Walton Beach, FL	2.0	2.5	1440	$1,995	$1.39	44d	1	1.25mi
119 Beal Pkwy SE #203 Fort Walton Beach, FL	2.0	2.0	1588	$2,150	$1.35	22d	1	1.29mi
646 Virginia Oak Ct Fort Walton Beach, FL	2.0	1.5	1278	$1,545	$1.21	14d	1	1.29mi
645 Virginia Oak Ct Fort Walton Beach, FL	2.0	1.5	1254	$1,900	$1.52	14d	1	1.31mi
1863 Norwood Ct Unit 4 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	44d	1	1.32mi
13 Chatelaine Cir SE Fort Walton Beach, FL	3.0	3.0	1728	$2,100	$1.22	14d	1	1.32mi
1850 Norwood Ct Unit 2 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	22d	1	1.32mi
1855 Norwood Ct Fort Walton Beach, FL	2.0	2.0	960	$1,400	$1.46	44d	1	1.33mi
1855 Norwood Ct #5 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	44d	1	1.33mi
1851 Norwood Ct Unit 4 Fort Walton Beach, FL	2.0	2.0	960	$1,350	$1.41	22d	1	1.34mi
103 Church Ave SE Unit B Fort Walton Beach, FL	2.0	1.0	930	$1,300	$1.40	22d	1	1.37mi
101 Church Ave SE Unit 204 Fort Walton Beach, FL	2.0	1.0	945	$1,676	$1.77	44d	1	1.37mi
30 Harbeson Ave NE Fort Walton Beach, FL	4.0	2.5	1717	$2,250	$1.31	44d	1	1.40mi
210 Pelham Rd Fort Walton Beach, FL	1.0–2.0	1.0	809	$1,500	$1.85	14d	2	1.43mi
204 Devon Ct Fort Walton Beach, FL	3.0	2.0	1599	$2,000	$1.25	45d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $235,000 Active 40 DOM
2. 2026-06-18
   days on market $235,000 Active 37 DOM
3. 2026-06-17
   days on market $235,000 Active 36 DOM
4. 2026-06-16
   days on market $235,000 Active 35 DOM
5. 2026-06-15
   days on market $235,000 Active 34 DOM
6. 2026-06-14
   days on market $235,000 Active 32 DOM
7. 2026-06-13
   days on market $235,000 Active 31 DOM
8. 2026-06-10
   days on market $235,000 Active 29 DOM
9. 2026-06-09
   days on market $235,000 Active 28 DOM
10. 2026-06-08
    days on market $235,000 Active 27 DOM
11. 2026-06-07
    days on market $235,000 Active 26 DOM
12. 2026-06-05
    days on market $235,000 Active 23 DOM
13. 2026-06-02
    days on market $235,000 Active 21 DOM
14. 2026-06-01
    statusdays on market $235,000 Active 20 DOM
15. 2026-05-31
    days on market $235,000 Contingent 19 DOM
16. 2026-05-30
    days on market $235,000 Contingent 18 DOM
17. 2026-05-12
    listed $235,000 Active 1190-char remark
18. 1977-01-01
    soldstatus $9,514

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 22 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: $23,444
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$6,836
• Taxable loss: −$5,007
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $234/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 — Fort Walton Beach

• Score: 80/100
• State rank: #111
• US rank: #1628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Walton Beach, FL
• County: Okaloosa County · 194,352 people
• City population: 59,301
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 23,774
• Household income: $65,342
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 889.0

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 0.57)
• Race & ethnicity: White 63% Hispanic / Latino 13% Black 12% Two or more races 9% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 3% Other Indo-European 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: ▼ -123.88%
• Current HPI: 274.8418
• Rent YoY: ▲ 1.33%
• 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

+2370.0% since first listed

4 events — show timeline

• 2026-06-01 Relisted — PARMLS
• 2026-05-22 Contingent — PARMLS
• 2026-05-12 Listed $235,000 PARMLS
• 1977-01-01 Sold (Public Records) $9,514 Public Records

Property tax history

-3.7%/yr

Latest (2025): $387 · +5.5% YoY. Source: county tax records.