Lot 38 Sweethorn St · Freeport, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +9.6/30.0
- ARV discount +8.8/15.0
- Schools +5.5/10.0
- Condition / age +4.8/5.0
- Livability +3.4/5.0
- 1% rule +3.3/10.0
- Rent growth +2.9/5.0
- DSCR +2.7/10.0
- Appreciation +0.0/10.0
$299,850
Lot 38 Sweethorn St · Freeport, FL 32439
3 bd · 3.0 ba · 1,306 sqft · SingleFamily
· 182 Days on market
Built 2026
3,724 sqft lot
Garage
$230/sqft
· at area comps
Est $309k · at est.
$88/mo HOA · 4% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
The Cordial. From your huge covered front porch, step inside the comfort of your brand new home. Gather with friends & family in the open layout living space. Savor those conversations & appetizers around the quartz peninsula island in the kitchen. Retreat upstairs to your secluded primary suite featuring a trey ceiling in the bedroom, walk-in closet, dual sinks & a shower in the bathroom. On the other side of the home you have another bedroom with trey ceiling, walk-in closet & full bathroom. Downstairs is the 3rd bedroom & full bathroom. Rear entry garage. Covered porch & a patio out back.
Key facts
- Covered front porch
- Dual sinks
- Walk-in closet
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath single-family listed at $300k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $270k (9.9% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.4% below list).
- Recommended offer: $248k (17.4% below list) — sets the bar for 1% rule.
- Cap rate 5.5% vs local median 3.5% 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); Freeport Senior High School (math 47% / reading 62%, grade C-, #138 of 667 statewide, top 21%, 557 students, 43% FRL).
- Market conditions: Rents rising (+1.4%/yr); 1230 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 182 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$247,565
(17.4% below list)
Questions for the listing agent
- 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?
- It's been on market 182 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 5.47%
- Cash-on-cash
- -2.92%
- DSCR
- 0.87
- GRM
- 10.1
CMA / ARV
- ARV (median comp)
- $308,977
- List price
- $299,850
- Delta
- -2.95%
- 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 |
|---|---|---|---|---|---|---|---|
| 213 Huckleberry St | 0.24mi | 3/2.0 | 1,487 (+14%) | 1mo | $277,391 | $187 | 60 |
| 186 Huckleberry St | 0.24mi | 3/2.0 | 1,487 (+14%) | 4mo | $290,000 | $195 | 58 |
| 180 Huckleberry St | 0.24mi | 3/2.0 | 1,487 (+14%) | 5mo | $269,900 | $182 | 58 |
| 234 Parkside St | 0.06mi | 3/2.0 | 1,487 (+14%) | 14mo | $295,375 | $199 | 58 |
| 332 Arrowwood Blvd | 0.27mi | 3/2.0 | 1,487 (+14%) | 3mo | $290,000 | $195 | 58 |
| 428 Arrowwood Blvd | 0.19mi | 3/2.0 | 1,487 (+14%) | 10mo | $305,000 | $205 | 55 |
| 342 Arrowwood Blvd | 0.26mi | 3/2.5 | 1,453 (+11%) | 15mo | $304,038 | $209 | 55 |
| 487 Bluebeech St | 0.27mi | 3/2.0 | 1,487 (+14%) | 9mo | $305,275 | $205 | 53 |
| 181 Huckleberry St | 0.35mi | 3/2.0 | 1,487 (+14%) | 9mo | $275,900 | $186 | 49 |
| 315 Bluebeech St | 0.35mi | 3/2.0 | 1,487 (+14%) | 11mo | $299,900 | $202 | 47 |
| 401 Arrowwood Blvd | 0.36mi | 3/2.0 | 1,487 (+14%) | 14mo | $293,900 | $198 | 44 |
| 16 Parkside St | 0.36mi | 3/2.0 | 1,487 (+14%) | 14mo | $299,900 | $202 | 44 |
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
- -23.0%
- Equity multiple
- 0.22×
- Total profit
- $-65,441
- Equity at exit
- $44,709
10-year hold
- IRR
- -22.5%
- Equity multiple
- -0.06×
- Total profit
- $-88,967
- Equity at exit
- $25,926
Cash invested: $83,958 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 6 active · 1 under contract
- Months of supply
- 9.0 mo (11%/mo absorbed)
- Median asking
- $303,125 ($215/sqft)
- Median days on market
- 150 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- +10.1% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 32439
- Home prices YoY
- -4.2%
- Rents YoY
- 1.4%
- Active inventory
- 1230
- Price-to-rent
- 10.1×
Monthly cashflow live
↻
- Estimated rent
- $2,476 high interval (Pro) →
- Mortgage (P&I)
- −$1,572
- Tax est. 1.5%
- −$375 /mo · $4,498/yr
- Insurance
- −$125
- HOA
- −$88
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$520
- Net cashflow
- $-204
Break-even live
Break-even rent
$2,734
Max offer price
$270,268
Occupancy floor
—
Sensitivity live
| Price | -10% $3 | -5% $-101 | +0% $-204 | +5% $-308 | +10% $-412 |
|---|---|---|---|---|---|
| Rent | -10% $-400 | -5% $-302 | +0% $-204 | +5% $-107 | +10% $-9 |
| Rate | -1.0pp $-53 | -0.5pp $-128 | base $-204 | +0.5pp $-282 | +1.0pp $-361 |
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
- $74,962
- Closing costs
- $8,996
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 5 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 80 Silverthorn St Freeport, FL | 3.0 | 2.0 | 1662 | $2,200 | $1.32 | 70d | 1 | 0.22mi |
| 50 Sedge Cir Freeport, FL | 1.0–3.0 | 1.0–2.0 | 1156 | $2,700 | $2.33 | 70d | 1 | 0.63mi |
| 585 Claudia Cir Freeport, FL | 1.0–3.0 | 1.0–2.0 | 1082 | $2,040 | $1.89 | 70d | 47 | 1.35mi |
| 593 Alleyoak Ln Freeport, FL | 3.0 | 2.0 | 1634 | $2,600 | $1.59 | 70d | 1 | 1.44mi |
| 530 Alleyoak Ln Defuniak Springs, FL | 3.0 | 2.0 | 1711 | $2,500 | $1.46 | 70d | 1 | 1.46mi |
Property features AI
Finance
- HOA & community
- Has homeowners associationAssociation includes recreational facilities and master association servicesCommunity features include pool and fishing; minimum rental period applies; short-term rentals not allowed
Exterior
- Parking
- Attached garage with 1 garage spaceDriveway parking for 2 vehicles
- Utilities
- Public waterPublic sewerUnderground utilities
- Home design
- Two-story Craftsman-style homeYear built 2026Zoned for single-family residential
- Construction
- Frame construction with cement fiberboard sidingBuilt in 2026
- Exterior features
- Community poolSprinkler systemFront porchCovenants and restrictionsLot dimensions approximately 98 x 38Subdivision: OWL'S HEADShort-term rentals not allowed
Interior
- Kitchen
- DishwasherGarbage disposalElectric water heater
- Bedrooms
- Three bedrooms totalPrimary bedroom on the second floor with trey ceiling
- Flooring
- Vinyl flooringCarpet
- Bathrooms
- Three full bathrooms
- Heating & cooling
- Central heatingCentral air conditioningCeiling fans
- Interior features
- Tray ceilingsPull-down attic stairsDouble-pane windows
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-08-08days on market $299,850 Active 182 DOM
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2026-08-07days on market $299,850 Active 181 DOM
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2026-08-06days on market $299,850 Active 180 DOM
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2026-08-05days on market $299,850 Active 179 DOM
-
2026-08-03days on market $299,850 Active 177 DOM
-
2026-07-31days on market $299,850 Active 174 DOM
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2026-07-30days on market $299,850 Active 173 DOM
-
2026-07-29days on market $299,850 Active 172 DOM
-
2026-07-27days on market $299,850 Active 170 DOM
-
2026-07-25days on market $299,850 Active 168 DOM
-
2026-07-24days on market $299,850 Active 167 DOM
-
2026-07-23days on market $299,850 Active 166 DOM
-
2026-07-22days on market $299,850 Active 165 DOM
-
2026-07-21days on market $299,850 Active 164 DOM
-
2026-07-18days on market $299,850 Active 161 DOM
-
2026-07-16days on market $299,850 Active 159 DOM
-
2026-07-16days on market $299,850 Active 158 DOM
-
2026-07-14days on market $299,850 Active 157 DOM
-
2026-07-13days on market $299,850 Active 156 DOM
-
2026-07-12days on market $299,850 Active 155 DOM
-
2026-07-11days on market $299,850 Active 154 DOM
-
2026-07-10days on market $299,850 Active 153 DOM
-
2026-07-09days on market $299,850 Active 152 DOM
-
2026-07-08days on market $299,850 Active 151 DOM
-
2026-07-07days on market $299,850 Active 150 DOM
-
2026-07-06days on market $299,850 Active 149 DOM
-
2026-07-05days on market $299,850 Active 148 DOM
-
2026-07-04days on market $299,850 Active 147 DOM
-
2026-07-03days on market $299,850 Active 146 DOM
-
2026-07-02days on market $299,850 Active 145 DOM
-
2026-07-01days on market $299,850 Active 144 DOM
-
2026-06-30days on market $299,850 Active 143 DOM
-
2026-06-29days on market $299,850 Active 142 DOM
-
2026-06-28days on market $299,850 Active 141 DOM
-
2026-06-28days on market $299,850 Active 140 DOM
-
2026-06-27days on market $299,850 Active 139 DOM
-
2026-06-25days on market $299,850 Active 137 DOM
-
2026-06-23days on market $299,850 Active 135 DOM
-
2026-06-21days on market $299,850 Active 134 DOM
-
2026-06-18days on market $299,850 Active 131 DOM
-
2026-06-17days on market $299,850 Active 130 DOM
-
2026-06-16days on market $299,850 Active 129 DOM
-
2026-06-15days on market $299,850 Active 128 DOM
-
2026-06-14days on market $299,850 Active 126 DOM
-
2026-06-13days on market $299,850 Active 125 DOM
-
2026-06-10days on market $299,850 Active 123 DOM
-
2026-06-09days on market $299,850 Active 122 DOM
-
2026-06-08days on market $299,850 Active 121 DOM
-
2026-06-07days on market $299,850 Active 120 DOM
-
2026-06-05days on market $299,850 Active 117 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $29,708
- − Mortgage interest
- −$16,796
- − Property taxes
- −$4,498
- − Insurance
- −$1,499
- − Repairs & maintenance
- −$2,377
- − Management
- −$2,377
- − HOA
- −$1,056
- − Depreciation
- −$8,723
- Taxable loss
- −$7,618
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,828
- After-tax cash flow
- $-625/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.
Condition & rehab AI · 13 photos
95/100
None rehab
This home is in excellent condition with a modern kitchen, good bathrooms, and a well-maintained exterior. It is move-in ready and has the potential for further value increases through landscaping and smart home improvements.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhanced landscaping can improve both the resale and rental value. ↑
- Both Add a smart home system — A smart home system can increase both the resale and rental value by adding modern amenities and convenience. ↑
D
Composite school gradezoned avg 55/100
Zoned Schools
Elementary
Freeport Elementary School
C
FL #949/2,144
Nat'l #10,846/41,679
Middle
Freeport Middle School
B
FL #157/571
Nat'l #2,146/14,009
High
Freeport Senior High School
C-
FL #138/667
Nat'l #4,461/17,239
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
C
Composite livability gradescore 68/100
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 · 80,014 people
- City population
- 15,328
- Metro
- Crestview-Fort Walton Beach-Destin, FL
- Population (ZIP)
- 15,328
- Household income
- $83,227
- Rent vs Own
- Severe rent burden
- 11% of renters
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 |
|
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| Technology Manufacturing | 1 | $35B |
|
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Price history
+3.1% since first listed2 events — show timeline
- 2026-02-08 Price Changed $299,850 ECAR
- 2026-02-07 Listed $290,850 ECAR
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…