2413 Suwanee Ln · Wright, FL 32547

$180,000

2 bd · 2.0 ba · 1,248 sqft · Townhouse public records · 57 Days on market

Built 1998 1,306 sqft lot $144/sqft · at area comps Est $189k · at est.

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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 +16.4/30.0
• ARV discount +9.6/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for buyers seeking a 2BR/2BA in the heart of Fort Walton Beach! This centrally located townhome is just minutes from Eglin Air Force Base and the stunning white-sand beaches of the Emerald Coast. Conveniently close to military bases, schools, shopping, and dining. Features a spacious kitchen overlooking a large living area, perfect for everyday living and entertaining. Step outside to a private, fenced backyard, ideal for relaxing or grilling. Don't miss this one, schedule your showing today!

Key facts

• Spacious kitchen
• White-sand beaches
• Built 1998

Tags

• HEART OF FORT WALTON BEACH
• WHITE-SAND BEACHES
• SPACIOUS KITCHEN
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (8.8% below list).
• Recommended offer: $164k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.2% in Wright — 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 (#117 in FL, #1,790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, 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 soft (-0.1%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 57 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $86k; list at $180k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $164,159 (8.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $188,935
• List price: $180,000
• Delta: -4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2402 Winter Park Ct	0.05mi	2/2.0	1,273 (+2%)	4mo	$193,000	$152	91
611 Colonial Dr #6	0.31mi	3/2.0 (+1)	1,207 (-3%)	8mo	$110,000	$91	69
14 Falcon Ridge Ln	0.41mi	2/2.5	1,319 (+6%)	2mo	$235,000	$178	68
137 Valencia Dr	0.44mi	3/1.5 (+1)	1,320 (+6%)	1mo	$243,360	$184	62
136 Valencia Dr #136	0.43mi	3/1.5 (+1)	1,320 (+6%)	2mo	$85,000	$64	61
132 Valencia Dr	0.44mi	3/1.5 (+1)	1,320 (+6%)	5mo	$100,000	$76	59
146 Valencia Dr	0.41mi	3/1.5 (+1)	1,364 (+9%)	3mo	$117,000	$86	56
400 Rhonda Kay Court St #4	0.73mi	3/1.5 (+1)	1,256 (+1%)	8mo	$236,900	$189	51
818 Roy St Unit B	0.51mi	2/2.0	1,092 (-12%)	10mo	$220,000	$201	47
818 Roy St Unit A	0.51mi	2/2.0	1,092 (-12%)	10mo	$220,000	$201	47
210 Revere Dr	0.61mi	3/2.0 (+1)	1,136 (-9%)	8mo	$420,000	$370	45
302 Olympia Ct	0.66mi	2/2.5	1,084 (-13%)	12mo	$225,000	$208	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-27,535
• Equity at exit: $26,839

10-year hold

• IRR: -13.5%
• Equity multiple: 0.32×
• Total profit: $-34,285
• Equity at exit: $15,563

Cash invested: $50,400 (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 32547

• Home prices YoY: -29.3%
• Rents YoY: -0.1%
• Active inventory: 224
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$944
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $101

Break-even live

Break-even rent $1,513

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 Suwanee Ln Fort Walton Beach, FL	2.0	1.5	1250	$1,700	$1.36	43d	1	0.01mi
2404 Suwanee Ln Fort Walton Beach, FL	2.0	1.5	1242	$1,700	$1.37	21d	1	0.03mi
2400 Suwanee Ln Fort Walton Beach, FL	2.0	1.5	1242	$1,700	$1.37	21d	1	0.03mi
790 Navy St Fort Walton Beach, FL	2.0	1.0	900	$1,300	$1.44	13d	1	0.19mi
517 Scott Ln Fort Walton Beach, FL	3.0	2.0	980	$1,595	$1.63	43d	1	0.20mi
696 Tyner St #41 Fort Walton Beach, FL	2.0	1.5	960	$1,550	$1.61	13d	1	0.22mi
794 Navy St Fort Walton Beach, FL	2.0	1.0	840	$1,200	$1.43	21d	1	0.22mi
604 Colonial Dr Fort Walton Beach, FL	1.0–2.0	1.0–2.0	818	$1,624	$1.99	43d	1	0.25mi
800 Denton Blvd NW Fort Walton Beach, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.30mi
585 Bob Sikes Blvd Fort Walton Beach, FL	2.0	1.0	1190	$1,550	$1.30	43d	1	0.36mi
589 Bob Sikes Blvd Fort Walton Beach, FL	2.0	1.0	1190	$1,500	$1.26	43d	1	0.37mi
709 Greenwood St Unit B Fort Walton Beach, FL	2.0	1.0	800	$1,200	$1.50	21d	1	0.44mi
709 Greenwood St Fort Walton Beach, FL	2.0	1.0	800	$1,200	$1.50	13d	1	0.44mi
321 Woodrow St NE Fort Walton Beach, FL	1.0–3.0	1.0–2.0	1017	$1,488	$1.46	13d	6	0.44mi
104 Hydac Rd Unit B Fort Walton Beach, FL	2.0	1.5	1144	$1,650	$1.44	21d	1	0.46mi
615 Bob Sikes Blvd #7 Fort Walton Beach, FL	2.0	1.0	1190	$1,500	$1.26	13d	1	0.47mi
615 Bob Sikes Blvd #5 Fort Walton Beach, FL	2.0	1.5	1190	$1,450	$1.22	43d	1	0.47mi
337 Lewis St Unit F Fort Walton Beach, FL	2.0	1.0	864	$1,225	$1.42	43d	1	0.48mi
106 Valencia Dr Fort Walton Beach, FL	3.0	1.5	1320	$1,450	$1.10	21d	1	0.49mi
829 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,995	$1.33	43d	1	0.50mi
831 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,895	$1.26	43d	1	0.50mi
833 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,895	$1.26	43d	1	0.52mi
607 W Sunset Blvd Unit B Fort Walton Beach, FL	2.0	1.0	840	$1,600	$1.90	21d	1	0.72mi
400 Rhonda Kay Ct #66 Fort Walton Beach, FL	3.0	1.5	1256	$1,650	$1.31	43d	1	0.74mi
1022 Rockport Dr Fort Walton Beach, FL	2.0	2.0	864	$1,500	$1.74	21d	1	0.77mi
943 Central Ave Unit C Fort Walton Beach, FL	1.0	1.0	750	$1,200	$1.60	43d	1	0.80mi
940 Central Ave #16 Fort Walton Beach, FL	3.0	2.0	1320	$1,800	$1.36	13d	1	0.84mi
712 Newport Dr Fort Walton Beach, FL	3.0	1.0	1100	$1,650	$1.50	43d	1	0.84mi
210 Pelham Rd Fort Walton Beach, FL	1.0–2.0	1.0	809	$1,500	$1.85	13d	2	0.89mi
433 Bear Rd Unit B Fort Walton Beach, FL	2.0	1.0	782	$1,200	$1.53	43d	1	0.94mi
422 Bear Rd Unit A Fort Walton Beach, FL	2.0	1.5	1175	$1,600	$1.36	13d	1	0.96mi
508 Parkview Rd NW Fort Walton Beach, FL	2.0	2.0	1250	$1,575	$1.26	43d	1	0.99mi
772 Rockport Ct Unit 4 Fort Walton Beach, FL	1.0	1.0	900	$1,200	$1.33	43d	1	1.04mi
805 Hayley Marie Ct Fort Walton Beach, FL	2.0	2.0	1095	$1,650	$1.51	43d	1	1.05mi
770 Rockport Ct Unit 2 Fort Walton Beach, FL	1.0	1.0	900	$1,200	$1.33	43d	1	1.05mi
2813 Bradford Pl NW Unit 2 Fort Walton Beach, FL	2.0	2.0	928	$1,300	$1.40	13d	1	1.06mi
2809 Bradford Pl NW Unit 4 Fort Walton Beach, FL	2.0	2.0	928	$1,250	$1.35	43d	1	1.06mi
2809 Bradford Pl NW Unit 3 Fort Walton Beach, FL	2.0	2.0	928	$1,300	$1.40	13d	1	1.06mi
706 Shady Lane Dr Unit D Fort Walton Beach, FL	2.0	1.0	900	$1,650	$1.83	13d	1	1.07mi
706 Shady Lane Dr Unit D Fort Walton Beach, FL	2.0	1.0	900	$1,650	$1.83	21d	1	1.07mi

Listing history 29 events

1. 2026-06-18
   days on market $180,000 Active 57 DOM
2. 2026-06-17
   days on market $180,000 Active 56 DOM
3. 2026-06-16
   days on market $180,000 Active 55 DOM
4. 2026-06-15
   days on market $180,000 Active 54 DOM
5. 2026-06-14
   days on market $180,000 Active 52 DOM
6. 2026-06-13
   remarks 592-char remark
7. 2026-06-13
   days on market $180,000 Active 51 DOM
8. 2026-06-10
   remarks 556-char remark
9. 2026-06-10
   days on market $180,000 Active 49 DOM
10. 2026-06-09
    days on market $180,000 Active 48 DOM
11. 2026-06-08
    days on market $180,000 Active 47 DOM
12. 2026-06-07
    days on market $180,000 Active 46 DOM
13. 2026-06-05
    pricedays on market $180,000 Active 43 DOM
14. 2026-06-02
    days on market $185,000 Active 41 DOM
15. 2026-06-01
    days on market $185,000 Active 40 DOM
16. 2026-05-31
    days on market $185,000 Active 39 DOM
17. 2026-05-30
    days on market $185,000 Active 38 DOM
18. 2026-04-22
    listed $185,000 Active

    Show marketing remark (515 chars)

    Great opportunity for buyers seeking a 2BR/2BA in the heart of Fort Walton Beach! This centrally located townhome is just minutes from Eglin Air Force Base and the stunning white-sand beaches of the Emerald Coast. Conveniently close to military bases, schools, shopping, and dining. Features a spacious kitchen overlooking a large living area, perfect for everyday living and entertaining. Step outside to a private, fenced backyard, ideal for relaxing or grilling. Don't miss this one, schedule your showing today!

19. 2026-04-22
    listed $185,000 Active 515-char remark

    Show marketing remark (515 chars)

    Great opportunity for buyers seeking a 2BR/2BA in the heart of Fort Walton Beach! This centrally located townhome is just minutes from Eglin Air Force Base and the stunning white-sand beaches of the Emerald Coast. Conveniently close to military bases, schools, shopping, and dining. Features a spacious kitchen overlooking a large living area, perfect for everyday living and entertaining. Step outside to a private, fenced backyard, ideal for relaxing or grilling. Don't miss this one, schedule your showing today!

20. 2026-01-27
    historical $1,450
21. 2026-01-06
    price $1,450
22. 2025-10-13
    price $1,550
23. 2025-08-27
    listed $1,650
24. 2024-07-25
    historical $1,600
25. 2024-07-15
    listed $1,600
26. 2023-11-20
    price $210,000
27. 2023-08-17
    listed $265,000 Active
28. 2004-05-11
    soldstatus $86,000
29. 2004-03-16
    soldstatus $86,000

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $19,699
• − Mortgage interest: −$10,083
• − Property taxes: −$2,120
• − Insurance: −$900
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$5,236
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,645/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 — Wright

• Score: 80/100
• State rank: #117
• US rank: #1790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wright, FL
• County: Okaloosa County · 194,352 people
• City population: 35,522
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 35,527
• Household income: $70,711
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1203.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 19% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Vietnamese 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: ▼ -111.28%
• Current HPI: 268.6497
• Rent YoY: ▼ -0.13%
• 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

+115.1% since first listed

12 events — show timeline

• 2026-04-22 Listed $185,000 ECAR
• 2026-04-22 Listed $185,000 ECAR
• 2026-01-27 Rental Removed $1,450 ECAR
• 2026-01-06 Price Changed $1,450 ECAR
• 2025-10-13 Price Changed $1,550 ECAR
• 2025-08-27 Listed for Rent $1,650 ECAR
• 2024-07-25 Rental Removed $1,600 ECAR
• 2024-07-15 Listed for Rent $1,600 ECAR
• 2023-11-20 Price Changed $210,000 ECAR
• 2023-08-17 Listed $265,000 ECAR
• 2004-05-11 Sold (Public Records) $86,000 Public Records
• 2004-03-16 Sold (Public Records) $86,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,120 · +14.2% YoY. Source: county tax records.