Easton Plan · Freeport, FL 32439

$392,900

4 bd · 2.0 ba · 2,109 sqft · SingleFamily · 77 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Cash flow +5.1/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Easton, a new home floor plan at Ashton Park Phase III in Freeport Florida. This floor plan features four bedrooms and two full bathrooms as well as a two-car garage. As you enter this home you will find a bright hallway that leads to the expansive and open living area. Three guest bedrooms line the entry hall that leads to the open concept living area where you will find the kitchen, dining, and great room. Continuing along the hall you will enter the open living area that hosts the spacious kitchen, dining and living areas. With windows along the back of the home and access to the outdoor patio, the main living area has an abundance of natural lighting.

Key facts

• 2 garage spots
• Listed 76 days

Tags

• OPEN CONCEPT LIVING AREA
• ABUNDANCE OF NATURAL LIGHTING
• PRIVATE ENSUITE BATHROOM
• GENEROUS SIZE CLOSETS
• ACCESS TO OUTDOOR PATIO
• CENTER ISLAND KITCHEN

🏗️ New construction. The $392,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $417,229.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $393k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-968 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (38.3% below list).
• Recommended offer: $242k (38.3% below list) — sets the bar for 1% rule.

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); South Walton High School (math 61% / reading 73%, grade B, #69 of 667 statewide, top 11%, 1,235 students, 20% FRL) — zoned schools average 33% FRL vs 48% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.4%/yr); 1230 active listings in the ZIP; 9 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 35% 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 $3k of loan paydown is wiped out by about $13k 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 77 days — a 6% lower offer ($369k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,496 (38.3% 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 77 days. Have you received any prior offers? Is the seller open to a 38% 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. 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: 0.58% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.94%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $417,229
• List price: $392,900
• Delta: -5.83%
• 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
31 Foxtrail Run	0.08mi	4/2.0	1,856 (-12%)	1mo	$324,357	$175	75
58 Eunola Ln	0.38mi	4/2.0	2,062 (-2%)	4mo	$355,000	$172	75
323 Bent Oak Dr Unit Homesite A7	0.62mi	4/2.0	2,000 (-5%)	1mo	$335,000	$168	61
383 Bent Oak Dr Unit Homesite A3	0.62mi	4/2.0	2,000 (-5%)	2mo	$328,490	$164	61
177 Bent Oak Dr Unit Homesite A12	0.68mi	4/2.0	2,000 (-5%)	1mo	$342,345	$171	59
393 Bent Oak Dr Unit Homesite A2	0.62mi	4/3.0	2,229 (+6%)	2mo	$332,490	$149	56
157 Bent Oak Dr Unit Homesite A14	0.68mi	4/3.0	2,229 (+6%)	1mo	$346,490	$155	54
184 Bent Oak Dr Unit Homesite B16	0.67mi	4/3.0	2,229 (+6%)	3mo	$340,990	$153	53
373 Bent Oak Dr Unit Homesite A4	0.62mi	4/2.0	1,845 (-12%)	2mo	$321,490	$174	49
363 Bent Oak Dr Unit Homesite A5	0.62mi	3/2.0 (-1)	1,891 (-10%)	2mo	$319,000	$169	47
230 Bent Oak Dr Unit Homesite B14	0.67mi	3/2.0 (-1)	1,891 (-10%)	0mo	$333,990	$177	46
167 Bent Oak Dr Unit Homesite A13	0.68mi	3/2.0 (-1)	1,891 (-10%)	3mo	$314,990	$167	43

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: -35.9%
• Equity multiple: -0.14×
• Total profit: $-133,045
• Equity at exit: $62,210

10-year hold

• IRR: -60.7%
• Equity multiple: -0.80×
• Total profit: $-210,333
• Equity at exit: $36,074

Cash invested: $116,824 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 43 active · 16 under contract
• Months of supply: 12.3 mo (8%/mo absorbed)
• Median asking: $377,108 ($188/sqft)
• Median days on market: 77 d
• This list price: 70% of active listings are priced below it
• ARV vs active asking: +5.0% vs 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: 13.5×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$2,188
• Tax est. 1.5%: −$522 /mo · $6,258/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-968

Break-even live

Break-even rent $3,650

Max offer price $277,209

Occupancy floor —

Sensitivity live

Price	-10% $-679	-5% $-823	+0% $-968	+5% $-1,112	+10% $-1,256
Rent	-10% $-1,159	-5% $-1,063	+0% $-968	+5% $-872	+10% $-776
Rate	-1.0pp $-758	-0.5pp $-862	base $-968	+0.5pp $-1,076	+1.0pp $-1,186

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: $104,307
• Closing costs: $12,517
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Whispering Creek Ave Freeport, FL	3.0	2.0	1706	$2,550	$1.49	70d	1	0.59mi
147 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,595	$1.08	70d	1	0.59mi
246 N Sand Palm Rd Freeport, FL	3.0	2.5	1471	$1,650	$1.12	70d	1	0.63mi
151 Date Palm Ln Freeport, FL	3.0	2.5	1484	$1,775	$1.20	62d	1	0.72mi
156 Date Palm Ln Freeport, FL	3.0	2.5	1432	$2,300	$1.61	70d	1	0.73mi
15 Oakfield Dr Freeport, FL	3.0	2.0	1531	$2,350	$1.53	62d	1	1.05mi
15 Palm St Unit B Freeport, FL	3.0	3.5	2250	$2,150	$0.96	70d	1	1.28mi
70 Jakes Way Freeport, FL	3.0	2.0	1500	$2,100	$1.40	70d	1	1.34mi
255 N Jackson St Freeport, FL	3.0	2.0	1456	$2,100	$1.44	70d	1	1.42mi

Property features AI

Finance

• Financial info: Listing price $389,900Inventory type: Plan

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Easton)
• Exterior features: Living area approximately 2,109

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan-based new construction (Easton plan)

Listing history 50 events

1. 2026-08-08
   days on market $392,900 Active 77 DOM
2. 2026-08-07
   pricedays on market $392,900 Active 76 DOM
3. 2026-08-06
   days on market $389,900 Active 75 DOM
4. 2026-08-05
   days on market $389,900 Active 74 DOM
5. 2026-08-03
   days on market $389,900 Active 72 DOM
6. 2026-07-31
   days on market $389,900 Active 69 DOM
7. 2026-07-30
   days on market $389,900 Active 68 DOM
8. 2026-07-29
   days on market $389,900 Active 67 DOM
9. 2026-07-27
   days on market $389,900 Active 65 DOM
10. 2026-07-25
    days on market $389,900 Active 63 DOM
11. 2026-07-23
    days on market $389,900 Active 61 DOM
12. 2026-07-22
    days on market $389,900 Active 60 DOM
13. 2026-07-21
    days on market $389,900 Active 59 DOM
14. 2026-07-18
    days on market $389,900 Active 56 DOM
15. 2026-07-16
    days on market $389,900 Active 54 DOM
16. 2026-07-16
    days on market $389,900 Active 53 DOM
17. 2026-07-14
    days on market $389,900 Active 52 DOM
18. 2026-07-13
    days on market $389,900 Active 51 DOM
19. 2026-07-12
    days on market $389,900 Active 50 DOM
20. 2026-07-11
    days on market $389,900 Active 49 DOM
21. 2026-07-10
    days on market $389,900 Active 48 DOM
22. 2026-07-09
    days on market $389,900 Active 47 DOM
23. 2026-07-08
    days on market $389,900 Active 46 DOM
24. 2026-07-07
    days on market $389,900 Active 45 DOM
25. 2026-07-06
    days on market $389,900 Active 44 DOM
26. 2026-07-05
    days on market $389,900 Active 43 DOM
27. 2026-07-04
    days on market $389,900 Active 42 DOM
28. 2026-07-03
    days on market $389,900 Active 41 DOM
29. 2026-07-02
    days on market $389,900 Active 40 DOM
30. 2026-07-01
    days on market $389,900 Active 39 DOM
31. 2026-06-30
    days on market $389,900 Active 38 DOM
32. 2026-06-29
    days on market $389,900 Active 37 DOM
33. 2026-06-28
    days on market $389,900 Active 36 DOM
34. 2026-06-28
    days on market $389,900 Active 35 DOM
35. 2026-06-27
    days on market $389,900 Active 34 DOM
36. 2026-06-25
    days on market $389,900 Active 32 DOM
37. 2026-06-23
    days on market $389,900 Active 30 DOM
38. 2026-06-21
    days on market $389,900 Active 29 DOM
39. 2026-06-18
    days on market $389,900 Active 26 DOM
40. 2026-06-17
    days on market $389,900 Active 25 DOM
41. 2026-06-16
    days on market $389,900 Active 24 DOM
42. 2026-06-15
    days on market $389,900 Active 23 DOM
43. 2026-06-14
    days on market $389,900 Active 21 DOM
44. 2026-06-13
    days on market $389,900 Active 20 DOM
45. 2026-06-10
    days on market $389,900 Active 18 DOM
46. 2026-06-09
    days on market $389,900 Active 17 DOM
47. 2026-06-08
    days on market $389,900 Active 16 DOM
48. 2026-06-07
    days on market $389,900 Active 15 DOM
49. 2026-06-05
    days on market $389,900 Active 12 DOM
50. 2026-06-03
    days on market $389,900 Active 11 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 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: $29,100
• − Mortgage interest: −$23,371
• − Property taxes: −$6,258
• − Insurance: −$2,086
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$12,138
• Taxable loss: −$19,410
• Est. tax savings @ 24.0%: +$4,658
• After-tax cash flow: $-6,953/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 · 15 photos

Good 80/100 Cosmetic rehab Est. rehab $10,545–$31,635 screening

This home is in good condition with a fresh paint job and updated appliances. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting — Upgrading lighting fixtures can improve the home's ambiance and energy efficiency ↑
• Both Flooring — Replacing worn-out flooring can increase the home's value and appeal ↑
• Both Kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal ↑
• Both Bathroom fixtures — Upgrading to more modern or energy-efficient fixtures can increase the home's value and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Mossy Head School B FL #525/2,144 Nat'l #5,189/41,679 Middle Freeport Middle School B FL #157/571 Nat'l #2,146/14,009 High Walton High School C- FL #154/667 Nat'l #4,948/17,239

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: 19.9% rent · 80.1% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Listing price $389,900Inventory type: Plan

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Easton)
• Exterior features: Living area approximately 2,109

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan-based new construction (Easton plan)