231 Dockside Rd · Freeport, FL 32439

$289,933

3 bd · 2.0 ba · 1,293 sqft · SingleFamily · 5 Days on market

Built 2026 Excellent condition Est $257k · 13% over $59/mo HOA · 2% of rent ↓ 1% 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 +12.5/30.0
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 231 Dockside Road FREEPORT FL 32439 priced at 289933, the square foot and stories are 1293, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Covered front porch
• Inviting foyer
• Ample counter space

Tags

• COVERED FRONT PORCH
• INVITING FOYER
• OPEN CONCEPT LIVING AREA
• CENTER ISLAND
• AMPLE COUNTER SPACE
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Has homeowners association; Association fees include management and master association services; Subdivision: Magnolia at the Bluffs Phase 3

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Electric service; Public water; Public sewer; Electric water heater
• Home design: Single-story Craftsman-style home; Facing not specified; Entry level on the first floor
• Construction: Vinyl siding; Shingle roof; Built in 2026; Building area from plans
• Exterior features: Covered patio; Sprinkler system; Interior lot; Paved road access; Paved road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric water heater
• Bedrooms: 3 bedrooms; Primary bedroom on the first floor with walk-in closet and private bath
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Recessed lighting; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (11.7% below list).
• Recommended offer: $256k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 6 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 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $256,044 (11.7% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.88% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $257,307
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Dockside Rd	0.10mi	3/2.0	1,293 (0%)	3mo	$259,825	$201	93
203 Dockside Rd	0.03mi	4/2.0 (+1)	1,458 (+13%)	0mo	$270,253	$185	72
128 Dockside Rd	0.10mi	4/2.0 (+1)	1,458 (+13%)	1mo	$279,665	$192	68
143 Dockside Rd	0.09mi	4/2.0 (+1)	1,458 (+13%)	2mo	$289,495	$199	68

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: -22.3%
• Equity multiple: 0.24×
• Total profit: $-61,404
• Equity at exit: $43,230

10-year hold

• IRR: -21.2%
• Equity multiple: -0.02×
• Total profit: $-82,516
• Equity at exit: $25,068

Cash invested: $81,181 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,560 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,349/yr
• Insurance: −$121
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$59
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-165

Break-even live

Break-even rent $2,769

Max offer price $266,041

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: $72,483
• Closing costs: $8,698
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Hydrangea Blvd Freeport, FL	3.0	2.0	1854	$2,495	$1.35	21d	1	0.37mi
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	21d	1	0.65mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	21d	1	0.69mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	21d	1	0.75mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	21d	1	0.77mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	21d	47	0.87mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 4 events

1. 2026-05-22
   price $289,933 235-char remark

   Show marketing remark (235 chars)

   The property is located at 231 Dockside Road FREEPORT FL 32439 priced at 289933, the square foot and stories are 1293, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

2. 2026-05-21
   price $289,933

   Show marketing remark (235 chars)

   The property is located at 231 Dockside Road FREEPORT FL 32439 priced at 289933, the square foot and stories are 1293, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

3. 2026-05-21
   listed $292,922 Active 235-char remark

   Show marketing remark (235 chars)

   The property is located at 231 Dockside Road FREEPORT FL 32439 priced at 289933, the square foot and stories are 1293, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

4. 2026-05-20
   listed $292,922 Active

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $30,725
• − Mortgage interest: −$16,241
• − Property taxes: −$4,349
• − Insurance: −$2,952
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$708
• − Depreciation: −$8,434
• Taxable loss: −$6,875
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-331/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 · 23 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and home value.
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and home value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-1.0% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $289,933 Zillow
• 2026-05-21 Price Changed $289,933 ECAR
• 2026-05-21 Listed $292,922 Zillow
• 2026-05-20 Listed $292,922 ECAR