139 Bryn Mawr Blvd · Mary Esther, FL 32569

$289,000

4 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 143 Days on market

Built 1961 0.27 ac lot $146/sqft · 17% below area Est $350k · 17% under

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Livability +4.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home in Mary Esther that is move in ready with still the opportunity to make it your own? Then look no farther! This 4 bedroom/2 bath home has plenty of room for your family and friends. Oh, and did I mention it has a spacious backyard and fire pit? I could go on and on with more details about this home, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away!

Key facts

• Spacious backyard
• Fire pit
• 0.27 acre lot

Tags

• SPACIOUS BACKYARD
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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 $284k (1.7% below list).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.8% in Mary Esther — 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 89/100 on livability (#2 in FL, #137 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+.
• 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 (-0.5%/yr); 175 active listings in the ZIP; 7 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; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 44% of the median local income ($78k/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.
• 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 143 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 11y ago; this cycle's ask has dropped $46k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.98% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $349,811
• List price: $289,000
• Delta: -17.38%
• 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
195 Marcia Dr	0.14mi	4/2.5	1,888 (-5%)	6mo	$465,000	$246	79
164 Marcia Dr	0.21mi	3/2.0 (-1)	1,941 (-2%)	8mo	$345,000	$178	75
30 Palmetto Dr	0.12mi	3/2.0 (-1)	1,824 (-8%)	3mo	$373,000	$204	74
492 Soundview Ct	0.21mi	3/2.5 (-1)	2,030 (+2%)	12mo	$555,000	$273	69
8 Islandview Dr	0.21mi	3/2.0 (-1)	2,022 (+2%)	18mo	$240,000	$119	67
154 Brewer Cir	0.29mi	3/2.0 (-1)	2,191 (+11%)	2mo	$400,000	$183	62
12 W Audrey Dr	0.30mi	4/1.5	1,751 (-12%)	4mo	$149,150	$85	61
102 Point Comfort Rd	0.38mi	4/2.0	2,118 (+7%)	12mo	$525,000	$248	60
11 NW Wright Pkwy	0.64mi	4/2.0	2,108 (+6%)	0mo	$520,000	$247	59
729 Crestwood St	0.34mi	3/2.0 (-1)	1,734 (-12%)	2mo	$290,000	$167	57
33 Palmetto Dr	0.16mi	3/2.0 (-1)	1,721 (-13%)	14mo	$354,900	$206	54
38 NW Deal Ave	0.51mi	4/2.0	1,716 (-13%)	8mo	$429,000	$250	48

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-38,020
• Equity at exit: $43,091

10-year hold

• IRR: -10.1%
• Equity multiple: 0.47×
• Total profit: $-43,139
• Equity at exit: $24,987

Cash invested: $80,920 (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 32569

• Home prices YoY: -26.5%
• Rents YoY: -0.5%
• Active inventory: 175
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,842 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$340 /mo · $4,084/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $269

Break-even live

Break-even rent $2,502

Max offer price $289,000

Occupancy floor 86%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 Soundview Ct Mary Esther, FL	3.0	2.5	1678	$3,200	$1.91	21d	1	0.22mi
17 Cape Dr NW Unit B Fort Walton Beach, FL	3.0	2.0	1462	$1,995	$1.36	14d	1	0.60mi
358 Coral Dr SW Fort Walton Beach, FL	3.0	2.0	1350	$1,800	$1.33	44d	1	0.76mi
200 Page Bacon Rd Mary Esther, FL	1.0–3.0	1.0–2.0	1030	$2,588	$2.51	14d	18	0.76mi
322 Kathleen Pl NW Fort Walton Beach, FL	4.0	2.0	1532	$2,490	$1.63	14d	1	0.91mi
470 Brian Cir Mary Esther, FL	3.0	2.0	1875	$2,800	$1.49	44d	1	1.02mi
305 Leah Miller Dr NW Fort Walton Beach, FL	3.0	1.5	1334	$2,000	$1.50	21d	1	1.30mi

Listing history 50 events

1. 2026-06-19
   status $289,000 Pending 143 DOM
2. 2026-06-18
   days on market $289,000 Contingent 143 DOM
3. 2026-06-17
   days on market $289,000 Contingent 142 DOM
4. 2026-06-16
   days on market $289,000 Contingent 141 DOM
5. 2026-06-15
   days on market $289,000 Contingent 140 DOM
6. 2026-06-14
   days on market $289,000 Contingent 138 DOM
7. 2026-06-13
   days on market $289,000 Contingent 137 DOM
8. 2026-06-10
   days on market $289,000 Contingent 135 DOM
9. 2026-06-09
   days on market $289,000 Contingent 134 DOM
10. 2026-06-08
    days on market $289,000 Contingent 133 DOM
11. 2026-06-07
    days on market $289,000 Contingent 132 DOM
12. 2026-06-05
    days on market $289,000 Contingent 129 DOM
13. 2026-06-02
    days on market $289,000 Contingent 127 DOM
14. 2026-06-01
    days on market $289,000 Contingent 126 DOM
15. 2026-05-31
    days on market $289,000 Contingent 125 DOM
16. 2026-05-30
    days on market $289,000 Contingent 124 DOM
17. 2026-05-19
    historical Contingent 436-char remark

    Show marketing remark (436 chars)

    Looking for a home in Mary Esther that is move in ready with still the opportunity to make it your own? Then look no farther! This 4 bedroom/2 bath home has plenty of room for your family and friends. Oh, and did I mention it has a spacious backyard and fire pit? I could go on and on with more details about this home, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away!

18. 2026-05-05
    price $289,000 436-char remark

    Show marketing remark (436 chars)

    Looking for a home in Mary Esther that is move in ready with still the opportunity to make it your own? Then look no farther! This 4 bedroom/2 bath home has plenty of room for your family and friends. Oh, and did I mention it has a spacious backyard and fire pit? I could go on and on with more details about this home, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away!

19. 2026-04-06
    price $303,000 436-char remark

    Show marketing remark (436 chars)

    Looking for a home in Mary Esther that is move in ready with still the opportunity to make it your own? Then look no farther! This 4 bedroom/2 bath home has plenty of room for your family and friends. Oh, and did I mention it has a spacious backyard and fire pit? I could go on and on with more details about this home, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away!

20. 2026-03-04
    price $318,000 436-char remark

    Show marketing remark (436 chars)

    Looking for a home in Mary Esther that is move in ready with still the opportunity to make it your own? Then look no farther! This 4 bedroom/2 bath home has plenty of room for your family and friends. Oh, and did I mention it has a spacious backyard and fire pit? I could go on and on with more details about this home, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away!

21. 2026-01-26
    listed $334,500 Active 436-char remark

    Show marketing remark (436 chars)

    Looking for a home in Mary Esther that is move in ready with still the opportunity to make it your own? Then look no farther! This 4 bedroom/2 bath home has plenty of room for your family and friends. Oh, and did I mention it has a spacious backyard and fire pit? I could go on and on with more details about this home, but this is one you must truly see to believe! Call to schedule your showing today, before this one slips away!

22. 2025-01-28
    price $367,500
23. 2024-12-16
    price $370,000
24. 2024-10-01
    listed $375,000 Active
25. 2023-08-30
    price $380,000
26. 2023-08-16
    listed $390,000 Active
27. 2022-11-03
    soldstatus $340,000
28. 2022-11-02
    soldstatus $340,000 Sold
29. 2022-11-02
    soldstatus $340,000 Sold
30. 2022-10-03
    status Pending
31. 2022-10-03
    status Pending
32. 2022-09-19
    price $329,000
33. 2022-09-19
    price $329,000
34. 2022-08-02
    price $340,000
35. 2022-08-01
    price $340,000
36. 2022-07-07
    historical
37. 2022-07-06
    listed $350,000 Active
38. 2022-07-06
    historical
39. 2022-05-02
    listed $350,000 Active
40. 2022-05-02
    listed $350,000 Active
41. 2022-04-30
    historical
42. 2022-04-30
    listed $350,000 Active
43. 2018-09-10
    soldstatus $235,000
44. 2018-09-07
    soldstatus $235,000
45. 2018-09-07
    soldstatus $235,000
46. 2018-04-23
    listed $239,900
47. 2016-09-19
    soldstatus $209,714
48. 2016-09-16
    soldstatus $209,800
49. 2016-09-16
    soldstatus $209,800
50. 2016-07-12
    listed $198,500

ⓘ 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: $4,084 · $340/mo
• Projected year-2 tax: $4,084 · $340/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: $34,100
• − Mortgage interest: −$16,188
• − Property taxes: −$4,084
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$8,407
• Taxable loss: −$1,481
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $3,579/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 — Mary Esther

• Score: 89/100
• State rank: #2
• US rank: #137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mary Esther, FL
• County: Okaloosa County · 194,352 people
• City population: 12,063
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 12,063
• Household income: $77,718
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 416.0

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 0.58)
• Race & ethnicity: White 63% Two or more races 12% Black 12% Hispanic / Latino 9% Asian 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Tagalog/Filipino 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: ▼ -97.13%
• Current HPI: 269.266
• Rent YoY: ▼ -0.45%
• 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

+381.7% since first listed

45 events — show timeline

• 2026-05-19 Contingent — PARMLS
• 2026-05-05 Price Changed $289,000 PARMLS
• 2026-04-06 Price Changed $303,000 PARMLS
• 2026-03-04 Price Changed $318,000 PARMLS
• 2026-01-26 Listed $334,500 PARMLS
• 2025-01-28 Price Changed $367,500 ECAR
• 2024-12-16 Price Changed $370,000 ECAR
• 2024-10-01 Listed $375,000 ECAR
• 2023-08-30 Price Changed $380,000 ECAR
• 2023-08-16 Listed $390,000 ECAR
• 2022-11-03 Sold (Public Records) $340,000 Public Records
• 2022-11-02 Sold (MLS) $340,000 NAMLS
• 2022-11-02 Sold (MLS) $340,000 ECAR
• 2022-10-03 Pending — ECAR
• 2022-10-03 Pending — NAMLS
• 2022-09-19 Price Changed $329,000 ECAR
• 2022-09-19 Price Changed $329,000 NAMLS
• 2022-08-02 Price Changed $340,000 ECAR
• 2022-08-01 Price Changed $340,000 NAMLS
• 2022-07-07 Delisted — ECAR
• 2022-07-06 Listed $350,000 ECAR
• 2022-07-06 Listing Removed — NAMLS
• 2022-05-02 Listed $350,000 ECAR
• 2022-05-02 Listed $350,000 NAMLS
• 2022-04-30 Coming Soon — NAMLS
• 2022-04-30 Listed $350,000 NAMLS
• 2018-09-10 Sold (Public Records) $235,000 Public Records
• 2018-09-07 Sold (MLS) $235,000 NAMLS
• 2018-09-07 Sold (MLS) $235,000 ECAR
• 2018-04-23 Listed $239,900 NAMLS
• 2016-09-19 Sold (Public Records) $209,714 Public Records
• 2016-09-16 Sold (MLS) $209,800 ECAR
• 2016-09-16 Sold (MLS) $209,800 NAMLS
• 2016-07-12 Listed $198,500 NAMLS
• 2016-07-06 Listing Removed — NAMLS
• 2016-04-01 Listed $209,900 ECAR
• 2016-04-01 Listed $209,900 NAMLS
• 2016-01-05 Sold (Public Records) $95,000 Public Records
• 2015-12-29 Sold (MLS) $95,000 NAMLS
• 2015-12-29 Sold (MLS) $95,000 ECAR
• 2015-12-07 Listed $99,900 NAMLS
• 2015-10-13 Listing Removed — NAMLS
• 2015-06-29 Listed $119,900 ECAR
• 2015-06-29 Listed $119,900 NAMLS
• 1992-03-01 Sold (Public Records) $60,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,084 · +5.1% YoY. Source: county tax records.