740 Riverwalk Cir · Freeport, FL 32439

$339,000

4 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 43 Days on market

Built 2022 7,405 sqft lot Est $345k · at est. $140/mo HOA · 5% 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).

• Cash flow +10.4/30.0
• ARV discount +8.3/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Verbena 4 Bedroom, 2 Bath, 2 Car Garage with 1769 Square Feet. Floorplan offers large office in front of home. Beautiful Granite Countertops throughout home. Single Basin Sink, with chrome Hi-Arch faucet in kitchen. Extra LED lighting in Master, Office and Living Space. Linen Glass Front Entry Door. 16 x 10 foot covered outdoor living patio. Engineered Vinyl Plank Flooring. (No Carpet anywhere). Window Blinds and Stainless Steel Appliance. Riverwalk community will have a pool, clubhouse and amphitheater not to mention a short 12 mile drive to the Emerald Coast Beaches.

Key facts

• Open-concept layout
• 7,405 sq ft lot
• Garage

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE WELL FOR IRRIGATION
• WELCOMING OUTDOOR AREA

Property features AI

Finance

• HOA & community: Subdivision: RIVERWALK; Community amenities: pool, dock, community room

Exterior

• Parking: Attached garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric central AC
• Home design: Craftsman-style single-story home; Built in 2022; Residence zoned as single-family
• Construction: Built in 2022
• Exterior features: Private yard; Privacy fencing; Community pool; Community dock; Community room; Paved road access; Sidewalks; Lot is level; Covenants and restrictions

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all on the first floor); Master bedroom carpeted (first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Washer/dryer hookup; Unfurnished
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (20.8% below list).
• Recommended offer: $269k (20.8% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 39% 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 43 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $293k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,509 (20.8% 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 43 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $344,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Riverwalk Cir	0.13mi	4/2.0	1,776 (+0%)	2mo	$335,000	$189	92
135 Cool Breeze Dr	0.10mi	3/2.0 (-1)	1,694 (-4%)	3mo	$321,700	$190	81
56 Riverwalk Cir	0.22mi	4/2.0	1,850 (+5%)	6mo	$389,900	$211	77
34 Riverwalk Cir	0.22mi	4/3.0	1,850 (+5%)	11mo	$388,000	$210	68
279 Marquis Way	0.54mi	3/2.0 (-1)	1,748 (-1%)	1mo	$340,000	$195	67
802 Marquis Way	0.56mi	3/2.0 (-1)	1,701 (-4%)	3mo	$314,900	$185	60
378 Marquis Way	0.62mi	3/2.0 (-1)	1,788 (+1%)	8mo	$375,000	$210	58
742 Marquis Way	0.61mi	3/2.0 (-1)	1,679 (-5%)	3mo	$355,000	$211	55
10 Sandywoods Ct	0.75mi	3/2.0 (-1)	1,642 (-7%)	2mo	$310,000	$189	47
243 Brandywine Rd	0.62mi	3/2.0 (-1)	1,901 (+8%)	9mo	$365,000	$192	46
477 Marquis Way	0.68mi	3/2.0 (-1)	1,530 (-14%)	3mo	$310,000	$203	39
383 Marquis Way	0.61mi	3/2.0 (-1)	1,523 (-14%)	7mo	$289,900	$190	37

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-70,512
• Equity at exit: $50,546

10-year hold

• IRR: -19.9%
• Equity multiple: 0.02×
• Total profit: $-92,851
• Equity at exit: $29,311

Cash invested: $94,920 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,685 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$240 /mo · $2,883/yr
• Insurance: −$141
• HOA: −$140
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-178

Break-even live

Break-even rent $2,910

Max offer price $307,553

Occupancy floor —

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Speckled Trout Ln N Freeport, FL	3.0	2.0	1500	$2,350	$1.57	21d	1	0.13mi
185 Marquis Way Freeport, FL	1.0–3.0	1.0–2.0	1129	$2,180	$1.93	13d	46	0.52mi
201 Marsh Lndg S Freeport, FL	3.0	2.0	1757	$2,450	$1.39	21d	1	0.64mi
532 Marquis Way Freeport, FL	3.0	2.0	1807	$2,950	$1.63	21d	1	0.71mi
147 Picnic Pl Freeport, FL	3.0	2.0	2040	$2,900	$1.42	21d	1	0.99mi
3495 Sanctuary WAY Melbourne, FL	1.0–3.0	1.0–2.0	1002	$2,412	$2.41	13d	38	1.25mi
255 N Jackson St Freeport, FL	3.0	2.0	1456	$2,100	$1.44	21d	1	1.28mi
70 Jakes Way Freeport, FL	3.0	2.0	1500	$2,100	$1.40	21d	1	1.36mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-05
   days on market $339,000 Active 43 DOM
2. 2026-06-03
   days on market $339,000 Active 42 DOM
3. 2026-06-03
   days on market $339,000 Active 41 DOM
4. 2026-06-01
   days on market $339,000 Active 40 DOM
5. 2026-05-31
   days on market $339,000 Active 39 DOM
6. 2026-05-30
   days on market $339,000 Active 38 DOM
7. 2026-04-22
   listed $339,000 Active
8. 2022-03-17
   soldstatus $292,995 Sold 580-char remark

   Show marketing remark (580 chars)

   The Verbena 4 Bedroom, 2 Bath, 2 Car Garage with 1769 Square Feet. Floorplan offers large office in front of home. Beautiful Granite Countertops throughout home. Single Basin Sink, with chrome Hi-Arch faucet in kitchen. Extra LED lighting in Master, Office and Living Space. Linen Glass Front Entry Door. 16 x 10 foot covered outdoor living patio. Engineered Vinyl Plank Flooring. (No Carpet anywhere). Window Blinds and Stainless Steel Appliance. Riverwalk community will have a pool, clubhouse and amphitheater not to mention a short 12 mile drive to the Emerald Coast Beaches.

9. 2022-03-17
   soldstatus $292,995 580-char remark

   Show marketing remark (580 chars)

   The Verbena 4 Bedroom, 2 Bath, 2 Car Garage with 1769 Square Feet. Floorplan offers large office in front of home. Beautiful Granite Countertops throughout home. Single Basin Sink, with chrome Hi-Arch faucet in kitchen. Extra LED lighting in Master, Office and Living Space. Linen Glass Front Entry Door. 16 x 10 foot covered outdoor living patio. Engineered Vinyl Plank Flooring. (No Carpet anywhere). Window Blinds and Stainless Steel Appliance. Riverwalk community will have a pool, clubhouse and amphitheater not to mention a short 12 mile drive to the Emerald Coast Beaches.

10. 2021-04-05
    listed $292,995 580-char remark

    Show marketing remark (580 chars)

    The Verbena 4 Bedroom, 2 Bath, 2 Car Garage with 1769 Square Feet. Floorplan offers large office in front of home. Beautiful Granite Countertops throughout home. Single Basin Sink, with chrome Hi-Arch faucet in kitchen. Extra LED lighting in Master, Office and Living Space. Linen Glass Front Entry Door. 16 x 10 foot covered outdoor living patio. Engineered Vinyl Plank Flooring. (No Carpet anywhere). Window Blinds and Stainless Steel Appliance. Riverwalk community will have a pool, clubhouse and amphitheater not to mention a short 12 mile drive to the Emerald Coast Beaches.

ⓘ 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: $2,883 · $240/mo
• Projected year-2 tax: $2,883 · $240/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,221
• − Mortgage interest: −$18,989
• − Property taxes: −$2,883
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − HOA: −$1,680
• − Depreciation: −$9,862
• Taxable loss: −$8,043
• Est. tax savings @ 24.0%: +$1,930
• After-tax cash flow: $-206/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

+15.7% since first listed

4 events — show timeline

• 2026-04-22 Listed $339,000 ECAR
• 2022-03-17 Sold (MLS) $292,995 NAMLS
• 2022-03-17 Sold (MLS) $292,995 ECAR
• 2021-04-05 Listed $292,995 NAMLS

Property tax history

+66.6%/yr

Latest (2025): $2,883 · -7.4% YoY. Source: county tax records.