79 N 6th St · Freeport, FL 32459

$290,000

3 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 422 Days on market

Built 2016 6,250 sqft lot Est $298k · at est. ↓ 23% since listing

---

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 +21.1/30.0
• ARV discount +8.7/15.0
• DSCR +6.7/10.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

LIFE IS A BEACH! Welcome to this beautifully maintained and FULLY FURNISHED 3-bedroom, 2-bathroom cottage-style home in the heart of Santa Rosa Beach! Built in 2016, this inviting home offers the perfect blend of comfort and coastal charm. Being sold fully furnished, it's move in ready for you to start enjoying the beach life from day one. Located just one mile from the bay and four miles straight down Highway 393 to the beach, you'll have easy access to the best of Florida's Emerald Coast. Cessna Landing is just a mile away, offering a boat launch, docks, picnic shelters, playground, and sports courtsâ ”perfect for outdoor enthusiasts. Whether a Primary Residence, Vacation

Key facts

• Easy access to beach
• Boat launch
• Picnic shelters

Tags

• FULLY FURNISHED
• BOAT LAUNCH
• PICNIC SHELTERS
• SPORTS COURTS
• EASY ACCESS TO BEACH

Property features AI

Finance

• HOA & community: Subdivision: TOWN OF SANTA ROSA

Exterior

• Utilities: Public water; Public sewer; Electric utilities; Electric water heater
• Home design: Florida Cottage style; Single-story; Built in 2016; Vinyl siding with frame construction; Composite shingle roof
• Construction: Frame construction with vinyl siding; Composite shingle roof; Built in 2016
• Exterior features: Open front porch; Lot accessed from county road; Flood insurance required

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (master bedroom on the first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Newly painted; Furnished (partially)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-13 ($-161/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (6.2% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Van R. Butler Elementary School (math 77% / reading 69%, grade A, #271 of 2,144 statewide, top 13%, 1,013 students, 30% 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 25% FRL vs 48% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.5%/yr); 1593 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 30% of the median local income ($108k/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

• It's been on market 422 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $290k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,200 (12.0% 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 422 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $297,972
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 N 6th St	0.00mi	3/2.0	1,068 (0%)	0mo	$267,000	$250	100
84 N 4th St	0.48mi	3/2.0	1,200 (+12%)	2mo	$335,000	$279	56
424 E Nursery Rd	0.22mi	3/3.0	1,184 (+11%)	17mo	$510,000	$431	53
443 Indian Woman Rd	0.56mi	3/2.0	1,200 (+12%)	3mo	$330,000	$275	51
56 Greenleaf Dr	0.65mi	3/2.0	1,174 (+10%)	6mo	$295,000	$251	48
1569 N County Hwy 393	0.46mi	3/2.0	1,184 (+11%)	16mo	$310,000	$262	47
160 Central 7th St	0.58mi	3/2.0	1,200 (+12%)	19mo	$367,500	$306	36
1305 N County Highway 393 N	0.70mi	2/2.5 (-1)	1,220 (+14%)	18mo	$575,000	$471	22

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-55,684
• Equity at exit: $43,240

10-year hold

• IRR: -22.8%
• Equity multiple: 0.02×
• Total profit: $-79,843
• Equity at exit: $25,074

Cash invested: $81,200 (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 32459

• Home prices YoY: -19.8%
• Rents YoY: -3.5%
• Active inventory: 1593
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,721 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-13

Break-even live

Break-even rent $2,738

Max offer price $287,624

Occupancy floor 95%

Sensitivity live

Price	-10% $151	-5% $69	+0% $-13	+5% $-96	+10% $-178
Rent	-10% $-228	-5% $-121	+0% $-13	+5% $94	+10% $201
Rate	-1.0pp $133	-0.5pp $60	base $-13	+0.5pp $-89	+1.0pp $-165

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Santa Cruz Trl Santa Rosa Beach, FL	3.0	2.0	1315	$3,000	$2.28	15d	1	0.16mi
38 Santa Cruz Trl Santa Rosa Beach, FL	3.0	2.0	1315	$3,000	$2.28	15d	1	0.17mi
783 Indian Woman Rd Unit 1447173P Santa Rosa Beach, FL	3.0	2.0	1496	$2,678	$1.79	23d	1	0.32mi
5 Central 7th St Santa Rosa Beach, FL	3.0	2.0	1491	$3,000	$2.01	15d	1	0.54mi
64 Phoenix St SANTA RSA BCH, FL	3.0	2.5	1472	$2,000	$1.36	23d	1	0.71mi
45 Sparrow Ave , FL	3.0	2.5	1472	$1,950	$1.32	23d	1	0.73mi
9 Central 7th St Santa Rosa Beach, FL	3.0	2.0	1491	$3,000	$2.01	15d	1	0.73mi
3 Egret Ave Santa Rosa Beach, FL	3.0	2.5	1490	$2,184	$1.47	15d	3	1.10mi
88 Plantation Way Unit 1447175P Santa Rosa Beach, FL	3.0	2.0	1431	$3,262	$2.28	15d	1	1.29mi

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-06
   price $290,000
3. 2026-03-24
   price $299,999
4. 2026-03-14
   price $315,000
5. 2026-02-26
   status Active
6. 2026-02-02
   price $334,000
7. 2026-01-28
   price $335,000
8. 2025-04-22
   price $334,899
9. 2025-03-24
   price $334,900
10. 2025-02-26
    listed $349,900 Active
11. 2015-11-09
    soldstatus $75,000
12. 2004-10-07
    soldstatus $377,500

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$1,271/yr (+$106/mo · 111.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $32,649
• − Mortgage interest: −$16,245
• − Property taxes: −$1,136
• − Insurance: −$6,568
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − Depreciation: −$8,436
• Taxable loss: −$4,960
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $1,029/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

• County: Walton County · 70,839 people
• City population: 15,328
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 23,522
• Household income: $107,821
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 633.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% 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: ▼ -91.08%
• Current HPI: 368.4091
• Rent YoY: ▼ -3.45%
• 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

-23.2% since first listed

12 events — show timeline

• 2026-04-29 Pending — ECAR
• 2026-04-06 Price Changed $290,000 ECAR
• 2026-03-24 Price Changed $299,999 ECAR
• 2026-03-14 Price Changed $315,000 ECAR
• 2026-02-26 Relisted — ECAR
• 2026-02-02 Price Changed $334,000 ECAR
• 2026-01-28 Price Changed $335,000 ECAR
• 2025-04-22 Price Changed $334,899 ECAR
• 2025-03-24 Price Changed $334,900 ECAR
• 2025-02-26 Listed $349,900 ECAR
• 2015-11-09 Sold (Public Records) $75,000 Public Records
• 2004-10-07 Sold (Public Records) $377,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,136 · -1.5% YoY. Source: county tax records.