1847 Whispering Oaks Ln · Wright, FL 32547

$244,800

3 bd · 2.0 ba · 1,332 sqft · Townhouse public records · 97 Days on market

Built 1997 $184/sqft · at area comps Est $236k · 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 +12.4/30.0
• ARV discount +5.8/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3-bedroom, 2-bath end-unit townhome offering 1,332 sq ft of comfortable living space in a convenient Fort Walton Beach location. The functional floor plan features one bedroom and full bath on the first floor, ideal for guests, a home office, or added flexibility. Upstairs you'll find two additional bedrooms and another full bath, providing separation and privacy. The home has been freshly updated with new carpet, new luxury vinyl plank flooring, and upgraded lighting, creating a clean and modern feel throughout. The open living and dining area flows into the kitchen, making the space perfect for everyday living and entertaining. As an end unit, the property offers added privacy and natural light. Step outside to a small fenced backyard, ideal for relaxing or for pets. For added peace of mind, the seller will install a brand new roof prior to closing. Conveniently located near Eglin AFB, Hurlburt Field, shopping, dining, and the Emerald Coast beaches, this home makes a great primary residence, second home, or investment opportunity.

Key facts

• Upgraded lighting
• End unit
• Updated flooring

Tags

• END UNIT
• FENCED BACKYARD
• NEW ROOF
• UPDATED FLOORING
• UPGRADED LIGHTING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $-42 ($-499/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (20.4% below list).
• Recommended offer: $195k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 97 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,789 (20.4% 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 97 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $235,731
• List price: $244,800
• Delta: 3.85%
• 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
1810 Pointed Leaf Ln	0.04mi	2/2.5 (-1)	1,329 (-0%)	4mo	$235,000	$177	88
1832 Pointed Leaf Ln #1832	0.09mi	3/2.5	1,404 (+5%)	2mo	$238,000	$170	83
1838 Whispering Oaks Ln Ln	0.03mi	3/2.5	1,459 (+10%)	0mo	$232,000	$159	80
1819 Stable Ln	0.08mi	3/2.5	1,428 (+7%)	5mo	$300,000	$210	78
1823 Pointed Leaf Ln	0.08mi	3/2.5	1,467 (+10%)	1mo	$235,000	$160	77
1036 Blue Ridge Dr	0.43mi	3/2.0	1,425 (+7%)	0mo	$269,000	$189	68
1845 Pointed Leaf Ln	0.13mi	3/2.5	1,496 (+12%)	6mo	$238,500	$159	67
1100 Crosswinds Lndg Unit 19	0.56mi	2/2.0 (-1)	1,330 (-0%)	4mo	$290,000	$218	65
710 Doyce Dr Unit C	0.25mi	2/1.5 (-1)	1,207 (-9%)	1mo	$188,000	$156	65
1828 Sod Dr #2	0.46mi	3/2.0	1,425 (+7%)	3mo	$254,000	$178	64
646 Emerald Ln	0.56mi	3/2.0	1,246 (-6%)	3mo	$272,900	$219	60
208 Cloverdale Blvd Unit 8	0.64mi	2/1.5 (-1)	1,280 (-4%)	1mo	$230,000	$180	56

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-48,063
• Equity at exit: $36,500

10-year hold

• IRR: -22.0%
• Equity multiple: 0.02×
• Total profit: $-67,482
• Equity at exit: $21,166

Cash invested: $68,544 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-42

Break-even live

Break-even rent $2,001

Max offer price $237,456

Occupancy floor 97%

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: $61,200
• Closing costs: $7,344
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Sweetbriar Station Fort Walton Beach, FL	3.0	2.0	1150	$1,850	$1.61	21d	1	0.10mi
1329 White Blossom Ln Fort Walton Beach, FL	3.0	2.5	1735	$1,900	$1.10	13d	1	0.14mi
1319 Greendale Ave Fort Walton Beach, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.20mi
699 Woodlawn Ave NW Fort Walton Beach, FL	3.0	2.5	1567	$2,240	$1.43	13d	1	0.24mi
507 Landview St Fort Walton Beach, FL	2.0	1.5	900	$1,300	$1.44	21d	1	0.24mi
309 Union St Fort Walton Beach, FL	3.0	2.0	1602	$2,100	$1.31	13d	1	0.26mi
537 Schneider Dr Unit A Fort Walton Beach, FL	2.0	1.5	1250	$1,650	$1.32	21d	1	0.27mi
1004 McLaren Cir Fort Walton Beach, FL	3.0	2.5	1537	$2,500	$1.63	43d	1	0.30mi
713 N Park Blvd Fort Walton Beach, FL	3.0	2.5	1363	$1,950	$1.43	43d	1	0.32mi
702 Terrance Ct Unit A Fort Walton Beach, FL	2.0	2.0	1009	$1,700	$1.68	13d	1	0.33mi
1705 Conservation Trl Unit 104 Fort Walton Beach, FL	2.0	2.0	1190	$1,900	$1.60	21d	1	0.44mi
1839 Sod Dr Fort Walton Beach, FL	3.0	2.0	1425	$1,925	$1.35	21d	1	0.45mi
1917 Heartland Dr Fort Walton Beach, FL	3.0	2.0	1190	$2,200	$1.85	21d	1	0.47mi
1825 Hunters Path Fort Walton Beach, FL	2.0	2.0	1192	$1,825	$1.53	43d	1	0.52mi
1916 Squirrel Path Fort Walton Beach, FL	2.0	2.0	1056	$1,795	$1.70	43d	1	0.56mi
1867 Heartland Dr Fort Walton Beach, FL	3.0	2.0	1300	$2,095	$1.61	21d	1	0.57mi
1008 Pineview Blvd Unit D Fort Walton Beach, FL	2.0	2.0	1200	$1,650	$1.38	21d	1	0.57mi
1112 Green Tree Ct Fort Walton Beach, FL	3.0	2.0	1181	$1,900	$1.61	43d	1	0.61mi
216 Cloverdale Blvd Unit C Fort Walton Beach, FL	2.0	1.5	1224	$1,700	$1.39	43d	1	0.62mi
913 Landry St #5 Fort Walton Beach, FL	2.0	1.0	884	$1,200	$1.36	21d	1	0.63mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	13d	1	0.66mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	43d	1	0.66mi
2132 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1250	$1,675	$1.34	43d	1	0.68mi
2720 Willow Grove Ln Fort Walton Beach, FL	3.0	2.0	1075	$1,800	$1.67	43d	1	0.76mi
984 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,650	$1.32	13d	1	0.76mi
977 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,650	$1.32	43d	1	0.78mi
976 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,675	$1.34	43d	1	0.78mi
2817 Old Carriage Ln Fort Walton Beach, FL	2.0	1.0	921	$1,950	$2.12	43d	1	0.78mi
905 Piedmont Pl Fort Walton Beach, FL	3.0	2.0	1303	$1,695	$1.30	43d	1	0.80mi
954 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,700	$1.36	21d	1	0.82mi
2800 Bradford Pl NW Fort Walton Beach, FL	2.0	2.0	850	$1,395	$1.64	13d	5	0.85mi
1705 Pahl Ct Fort Walton Beach, FL	3.0	2.0	1605	$2,300	$1.43	21d	1	0.85mi
1504 E Ponderosa Rd Fort Walton Beach, FL	3.0	2.0	1000	$1,650	$1.65	21d	1	0.86mi
2809 Bradford Pl NW Unit 4 Fort Walton Beach, FL	2.0	2.0	928	$1,250	$1.35	43d	1	0.91mi
2809 Bradford Pl NW Unit 3 Fort Walton Beach, FL	2.0	2.0	928	$1,300	$1.40	13d	1	0.91mi
2812 Bradford Pl NW Unit 4 Fort Walton Beach, FL	2.0	2.0	928	$1,250	$1.35	21d	1	0.93mi
2813 Bradford Pl NW Unit 2 Fort Walton Beach, FL	2.0	2.0	928	$1,300	$1.40	13d	1	0.94mi
2814 Bradford Pl NW Unit 3 Fort Walton Beach, FL	2.0	2.0	928	$1,250	$1.35	21d	1	0.95mi
964 Southern Oaks Ct Fort Walton Beach, FL	3.0	2.0	1315	$2,000	$1.52	43d	1	0.96mi
940 Central Ave #16 Fort Walton Beach, FL	3.0	2.0	1320	$1,800	$1.36	13d	1	1.01mi

Listing history 25 events

1. 2026-06-18
   days on market $244,800 Active 97 DOM
2. 2026-06-17
   days on market $244,800 Active 96 DOM
3. 2026-06-16
   days on market $244,800 Active 95 DOM
4. 2026-06-15
   days on market $244,800 Active 94 DOM
5. 2026-06-14
   days on market $244,800 Active 92 DOM
6. 2026-06-13
   days on market $244,800 Active 91 DOM
7. 2026-06-10
   days on market $244,800 Active 89 DOM
8. 2026-06-09
   days on market $244,800 Active 88 DOM
9. 2026-06-08
   days on market $244,800 Active 87 DOM
10. 2026-06-07
    days on market $244,800 Active 86 DOM
11. 2026-06-05
    days on market $244,800 Active 83 DOM
12. 2026-06-02
    days on market $244,800 Active 81 DOM
13. 2026-06-01
    days on market $244,800 Active 80 DOM
14. 2026-05-31
    days on market $244,800 Active 79 DOM
15. 2026-05-30
    days on market $244,800 Active 78 DOM
16. 2026-05-18
    status Pending 1068-char remark

    Show marketing remark (1068 chars)

    Beautifully updated 3-bedroom, 2-bath end-unit townhome offering 1,332 sq ft of comfortable living space in a convenient Fort Walton Beach location. The functional floor plan features one bedroom and full bath on the first floor, ideal for guests, a home office, or added flexibility. Upstairs you'll find two additional bedrooms and another full bath, providing separation and privacy. The home has been freshly updated with new carpet, new luxury vinyl plank flooring, and upgraded lighting, creating a clean and modern feel throughout. The open living and dining area flows into the kitchen, making the space perfect for everyday living and entertaining. As an end unit, the property offers added privacy and natural light. Step outside to a small fenced backyard, ideal for relaxing or for pets. For added peace of mind, the seller will install a brand new roof prior to closing. Conveniently located near Eglin AFB, Hurlburt Field, shopping, dining, and the Emerald Coast beaches, this home makes a great primary residence, second home, or investment opportunity.

17. 2026-04-20
    price $244,800 1068-char remark

    Show marketing remark (1068 chars)

    Beautifully updated 3-bedroom, 2-bath end-unit townhome offering 1,332 sq ft of comfortable living space in a convenient Fort Walton Beach location. The functional floor plan features one bedroom and full bath on the first floor, ideal for guests, a home office, or added flexibility. Upstairs you'll find two additional bedrooms and another full bath, providing separation and privacy. The home has been freshly updated with new carpet, new luxury vinyl plank flooring, and upgraded lighting, creating a clean and modern feel throughout. The open living and dining area flows into the kitchen, making the space perfect for everyday living and entertaining. As an end unit, the property offers added privacy and natural light. Step outside to a small fenced backyard, ideal for relaxing or for pets. For added peace of mind, the seller will install a brand new roof prior to closing. Conveniently located near Eglin AFB, Hurlburt Field, shopping, dining, and the Emerald Coast beaches, this home makes a great primary residence, second home, or investment opportunity.

18. 2026-03-08
    listed $244,900 Active 1068-char remark

    Show marketing remark (1068 chars)

    Beautifully updated 3-bedroom, 2-bath end-unit townhome offering 1,332 sq ft of comfortable living space in a convenient Fort Walton Beach location. The functional floor plan features one bedroom and full bath on the first floor, ideal for guests, a home office, or added flexibility. Upstairs you'll find two additional bedrooms and another full bath, providing separation and privacy. The home has been freshly updated with new carpet, new luxury vinyl plank flooring, and upgraded lighting, creating a clean and modern feel throughout. The open living and dining area flows into the kitchen, making the space perfect for everyday living and entertaining. As an end unit, the property offers added privacy and natural light. Step outside to a small fenced backyard, ideal for relaxing or for pets. For added peace of mind, the seller will install a brand new roof prior to closing. Conveniently located near Eglin AFB, Hurlburt Field, shopping, dining, and the Emerald Coast beaches, this home makes a great primary residence, second home, or investment opportunity.

19. 2019-01-15
    historical
20. 2018-12-31
    listed $799,600
21. 2018-12-31
    listed $799,600
22. 2018-12-05
    soldstatus $423,100
23. 2005-06-08
    soldstatus $145,000
24. 2005-05-03
    soldstatus $130,000
25. 1997-12-15
    soldstatus $61,275

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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 5/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $23,375
• − Mortgage interest: −$13,713
• − Property taxes: −$2,336
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$7,121
• Taxable loss: −$4,759
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $643/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

+299.5% since first listed

10 events — show timeline

• 2026-05-18 Pending — ECAR
• 2026-04-20 Price Changed $244,800 ECAR
• 2026-03-08 Listed $244,900 ECAR
• 2019-01-15 Listing Removed — NAMLS
• 2018-12-31 Listed $799,600 NAMLS
• 2018-12-31 Listed $799,600 ECAR
• 2018-12-05 Sold (Public Records) $423,100 Public Records
• 2005-06-08 Sold (Public Records) $145,000 Public Records
• 2005-05-03 Sold (Public Records) $130,000 Public Records
• 1997-12-15 Sold (Public Records) $61,275 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,336 · +6.8% YoY. Source: county tax records.