16 Woodsorrel St · Freeport, FL 32439

$319,000

3 bd · 2.0 ba · 1,649 sqft · SingleFamily public records · 24 Days on market

Built 2023 7,840 sqft lot Est $315k · at est. $87/mo HOA · 3% of rent ↓ 8% since listing

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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 +6.9/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautiful new build in Freeport's sought-after Owl's Head community, just minutes from the beach. This single-story Aspen floorplan that has been completely renovated features three bedrooms, a rear-entry garage, and a screened-in porch. Inside, enjoy LVP flooring, no carpet, elegant ivory cabinetry, sleek countertops, and a Smart Home package with DEAKO Smart Switches. Owl's Head offers a fantastic lifestyle with access to restaurants, shopping, golf courses, a paved trail, spring-fed lake, sports complex, the E.O. Wilson Biophilia Center, and marinas. Conveniently located 36 miles from Eglin AFB, 37 miles from Duke Field, and 23 miles from Sacred Heart Hospital. This home is ready for you to enjoy coastal living at its finest!

Key facts

• Smart home package
• Screened-in porch
• Access to shopping

Tags

• OWL'S HEAD NEW BUILD COMMUNITY
• SCREENED-IN PORCH
• LVP FLOORING
• SMART HOME PACKAGE
• ACCESS TO RESTAURANTS
• ACCESS TO SHOPPING

Property features AI

Finance

• Other: Subdivision: Owl's Head East
• HOA & community: Homeowners association present; HOA fees include accounting and master association services

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway with 2 spaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Electric service; Public water; Public sewer; Central electric HVAC; Electric water heater
• Home design: Florida Cottage style; Single-story home; Built in 2023; Resid single-family zoning; Entry level: first floor
• Construction: Shingle roof; Trim vinyl exterior; Slab foundation
• Exterior features: Partially fenced lot; Screened porch; Corner lot; Covenants; Curb and gutter; Level lot; Sidewalk

Interior

• Kitchen: Kitchen located on the first floor; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms total; Master bedroom on the first floor
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Recessed lighting; Painted woodwork; Window treatments; Partially furnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (20.4% below list).
• Recommended offer: $254k (20.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% 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 24 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,008 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $314,959
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Huckleberry St	0.05mi	3/2.0	1,682 (+2%)	1mo	$322,100	$191	93
41 Woodsorrel St	0.05mi	3/2.0	1,682 (+2%)	6mo	$299,900	$178	90
57 Huckleberry St	0.27mi	3/2.0	1,720 (+4%)	4mo	$335,467	$195	77
104 Sweetthorn St	0.32mi	3/2.0	1,720 (+4%)	3mo	$330,175	$192	76
224 Sweetthorn St	0.41mi	3/2.0	1,682 (+2%)	6mo	$317,900	$189	72
332 Arrowwood Blvd	0.29mi	3/2.0	1,487 (-10%)	2mo	$290,000	$195	69
465 Bluebeech St	0.42mi	3/2.0	1,720 (+4%)	7mo	$332,856	$194	68
165 Sweetclover St	0.36mi	3/2.0	1,828 (+11%)	1mo	$339,850	$186	64
186 Huckleberry St	0.36mi	3/2.0	1,487 (-10%)	3mo	$290,000	$195	64
180 Huckleberry St	0.36mi	3/2.0	1,487 (-10%)	3mo	$269,900	$182	64
256 Parkside St	0.28mi	3/2.0	1,828 (+11%)	7mo	$347,380	$190	63
214 Sweetthorn St	0.40mi	3/2.0	1,822 (+10%)	4mo	$328,600	$180	60

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: -21.9%
• Equity multiple: 0.26×
• Total profit: $-66,524
• Equity at exit: $47,564

10-year hold

• IRR: -20.0%
• Equity multiple: 0.02×
• Total profit: $-87,780
• Equity at exit: $27,581

Cash invested: $89,320 (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: $2,540 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$133
• HOA: −$87
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-170

Break-even live

Break-even rent $2,755

Max offer price $288,965

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-80	+0% $-170	+5% $-260	+10% $-351
Rent	-10% $-371	-5% $-270	+0% $-170	+5% $-70	+10% $31
Rate	-1.0pp $-9	-0.5pp $-89	base $-170	+0.5pp $-253	+1.0pp $-337

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Silverthorn St Freeport, FL	3.0	2.0	1662	$2,200	$1.32	21d	1	0.11mi
133 Staggerbush St Freeport, FL	4.0	2.5	2048	$2,645	$1.29	14d	1	0.15mi
50 Sedge Cir Freeport, FL	1.0–3.0	1.0–2.0	1156	$2,700	$2.33	21d	1	0.34mi
36 Gray Owl Dr E Freeport, FL	4.0	2.0	2108	$2,800	$1.33	21d	1	0.88mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	21d	47	1.20mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	21d	1	1.31mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	21d	1	1.32mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	21d	1	1.40mi
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	21d	1	1.43mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 24 events

1. 2026-06-15
   days on market $319,000 Active 24 DOM
2. 2026-06-14
   days on market $319,000 Active 22 DOM
3. 2026-06-13
   days on market $319,000 Active 21 DOM
4. 2026-06-10
   days on market $319,000 Active 19 DOM
5. 2026-06-09
   days on market $319,000 Active 18 DOM
6. 2026-06-08
   days on market $319,000 Active 17 DOM
7. 2026-06-07
   days on market $319,000 Active 16 DOM
8. 2026-06-05
   days on market $319,000 Active 13 DOM
9. 2026-06-03
   days on market $319,000 Active 12 DOM
10. 2026-06-02
    days on market $319,000 Active 11 DOM
11. 2026-06-01
    days on market $319,000 Active 10 DOM
12. 2026-05-31
    days on market $319,000 Active 9 DOM
13. 2026-05-30
    days on market $319,000 Active 8 DOM
14. 2026-05-22
    listed $319,000 Active
15. 2025-02-24
    soldstatus $319,000
16. 2025-02-20
    soldstatus $319,000 Sold 752-char remark

    Show marketing remark (752 chars)

    Discover this beautiful new build in Freeport's sought-after Owl's Head community, just minutes from the beach. This single-story Aspen floorplan that has been completely renovated features three bedrooms, a rear-entry garage, and a screened-in porch. Inside, enjoy LVP flooring, no carpet, elegant ivory cabinetry, sleek countertops, and a Smart Home package with DEAKO Smart Switches. Owl's Head offers a fantastic lifestyle with access to restaurants, shopping, golf courses, a paved trail, spring-fed lake, sports complex, the E.O. Wilson Biophilia Center, and marinas. Conveniently located 36 miles from Eglin AFB, 37 miles from Duke Field, and 23 miles from Sacred Heart Hospital. This home is ready for you to enjoy coastal living at its finest!

17. 2025-02-08
    status Pending 752-char remark

    Show marketing remark (752 chars)

    Discover this beautiful new build in Freeport's sought-after Owl's Head community, just minutes from the beach. This single-story Aspen floorplan that has been completely renovated features three bedrooms, a rear-entry garage, and a screened-in porch. Inside, enjoy LVP flooring, no carpet, elegant ivory cabinetry, sleek countertops, and a Smart Home package with DEAKO Smart Switches. Owl's Head offers a fantastic lifestyle with access to restaurants, shopping, golf courses, a paved trail, spring-fed lake, sports complex, the E.O. Wilson Biophilia Center, and marinas. Conveniently located 36 miles from Eglin AFB, 37 miles from Duke Field, and 23 miles from Sacred Heart Hospital. This home is ready for you to enjoy coastal living at its finest!

18. 2025-01-24
    price $327,000 752-char remark

    Show marketing remark (752 chars)

    Discover this beautiful new build in Freeport's sought-after Owl's Head community, just minutes from the beach. This single-story Aspen floorplan that has been completely renovated features three bedrooms, a rear-entry garage, and a screened-in porch. Inside, enjoy LVP flooring, no carpet, elegant ivory cabinetry, sleek countertops, and a Smart Home package with DEAKO Smart Switches. Owl's Head offers a fantastic lifestyle with access to restaurants, shopping, golf courses, a paved trail, spring-fed lake, sports complex, the E.O. Wilson Biophilia Center, and marinas. Conveniently located 36 miles from Eglin AFB, 37 miles from Duke Field, and 23 miles from Sacred Heart Hospital. This home is ready for you to enjoy coastal living at its finest!

19. 2024-11-14
    listed $352,000 Active 752-char remark

    Show marketing remark (752 chars)

    Discover this beautiful new build in Freeport's sought-after Owl's Head community, just minutes from the beach. This single-story Aspen floorplan that has been completely renovated features three bedrooms, a rear-entry garage, and a screened-in porch. Inside, enjoy LVP flooring, no carpet, elegant ivory cabinetry, sleek countertops, and a Smart Home package with DEAKO Smart Switches. Owl's Head offers a fantastic lifestyle with access to restaurants, shopping, golf courses, a paved trail, spring-fed lake, sports complex, the E.O. Wilson Biophilia Center, and marinas. Conveniently located 36 miles from Eglin AFB, 37 miles from Duke Field, and 23 miles from Sacred Heart Hospital. This home is ready for you to enjoy coastal living at its finest!

20. 2023-11-26
    price $339,500
21. 2023-11-06
    listed $359,900 Active
22. 2023-08-29
    soldstatus $345,425 Sold
23. 2023-08-28
    historical
24. 2023-07-06
    listed $345,425

ⓘ 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: $3,407 · $284/mo
• Projected year-2 tax: $3,407 · $284/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $30,481
• − Mortgage interest: −$17,869
• − Property taxes: −$3,407
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$1,044
• − Depreciation: −$9,280
• Taxable loss: −$7,591
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-218/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

-7.6% since first listed

11 events — show timeline

• 2026-05-22 Listed $319,000 ECAR
• 2025-02-24 Sold (Public Records) $319,000 Public Records
• 2025-02-20 Sold (MLS) $319,000 ECAR
• 2025-02-08 Pending — ECAR
• 2025-01-24 Price Changed $327,000 ECAR
• 2024-11-14 Listed $352,000 ECAR
• 2023-11-26 Price Changed $339,500 ECAR
• 2023-11-06 Listed $359,900 ECAR
• 2023-08-29 Sold (MLS) $345,425 ECAR
• 2023-08-28 Delisted — ECAR
• 2023-07-06 Listed $345,425 ECAR

Property tax history

+88.0%/yr

Latest (2025): $3,407 · -11.7% YoY. Source: county tax records.