1325 Green Acres Blvd · Wright, FL 32547

$189,000

2 bd · 2.0 ba · 1,214 sqft · Townhouse public records · 56 Days on market

Built 1991 3,920 sqft lot $156/sqft · at area comps Est $183k · at est.

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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 +18.7/30.0
• ARV discount +6.1/15.0
• DSCR +5.9/10.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers have been received. Best and final offer by Thursday October 22nd at 5:00 pm. End unit townhome close to Eglin AFB, Hurlburt Field, and within close distance to Northwest Florida State College. This unit has been well maintained and completely remodeled. The roof was replaced in 2014. In 2020, the flooring was replaced with premium carpet in the bedrooms, 'wood look' tile throughout the downstairs living areas, and ceramic tile in the kitchen. The unit has also been painted inside and out. The end unit allows for an oversized back and side yard for outdoor enjoyment that is hard to find in other townhomes. The fence in the backyard has also been recently replaced. All of this without any HOA fees! This property is currently tenant occupied but will be vacant. will be vacant at the time of closing.

Key facts

• Updated bathrooms
• Updated kitchen
• Oversized side yard

Tags

• OVERSIZED SIDE YARD
• FULLY FENCED BACKYARD
• UPDATED KITCHEN
• UPDATED BATHROOMS
• BRIGHT FUNCTIONAL LAYOUT
• DURABLE WOOD-LOOK TILE

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: 2-story residence; Zoned for single-family residential
• Construction: Brick and concrete construction; Composition / shingle roof
• Exterior features: Patio; Covered porch; Fenced yard; Lot on a city street with public maintenance; Lot dimensions approximately 38 x 18

Interior

• Kitchen: Kitchen on first floor, approximately 9 x 10; Electric cooktop; Electric oven
• Bedrooms: Second-floor bedroom, approximately 10 x 11; Second-floor bedroom, approximately 10 x 18; Primary bedroom listed among room types
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Total of 4 rooms; Verify all measurements if important
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $179k (5.2% below list).
• Recommended offer: $179k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.2% in Wright — 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 80/100 on livability (#117 in FL, #1,790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, amenities F.
• 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 (-0.1%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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 56 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $179,190 (5.2% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $183,426
• List price: $189,000
• Delta: 3.04%
• 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
710 Doyce Dr Unit C	0.09mi	2/1.5	1,207 (-1%)	1mo	$188,000	$156	92
537 Schneider Dr Unit C	0.19mi	2/1.5	1,190 (-2%)	18mo	$160,000	$134	71
1810 Whispering Oaks Ln	0.26mi	2/1.5	1,243 (+2%)	18mo	$192,500	$155	67
646 Emerald Ln	0.47mi	3/2.0 (+1)	1,246 (+3%)	3mo	$272,900	$219	66
507 China's Cv Unit C	0.26mi	2/1.5	1,344 (+11%)	7mo	$180,000	$134	62
1810 Pointed Leaf Ln	0.38mi	2/2.5	1,329 (+10%)	4mo	$235,000	$177	62
964 Scenic Oak Ln	0.73mi	2/2.5	1,248 (+3%)	3mo	$260,000	$208	56
995 Scenic Oak Ln	0.69mi	2/2.5	1,248 (+3%)	9mo	$250,000	$200	53
983 Scenic Oak Lane Ln	0.71mi	2/2.5	1,248 (+3%)	9mo	$260,000	$208	53
974 Scenic Oak Ln	0.72mi	2/2.5	1,248 (+3%)	11mo	$255,250	$205	51
1841 Whispering Oaks Ln	0.33mi	3/2.0 (+1)	1,332 (+10%)	18mo	$230,000	$173	49
593 Emerald Ln	0.60mi	2/1.5	1,048 (-14%)	7mo	$204,000	$195	42

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-24,037
• Equity at exit: $28,181

10-year hold

• IRR: -9.1%
• Equity multiple: 0.51×
• Total profit: $-26,034
• Equity at exit: $16,341

Cash invested: $52,920 (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 32547

• Home prices YoY: -29.3%
• Rents YoY: -0.1%
• Active inventory: 224
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$991
• Tax from tax record: −$159 /mo · $1,914/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $186

Break-even live

Break-even rent $1,556

Max offer price $189,000

Occupancy floor 85%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 Carnathan Ct Fort Walton Beach, FL	2.0	1.0	800	$1,695	$2.12	13d	1	0.12mi
713 N Park Blvd Fort Walton Beach, FL	3.0	2.5	1363	$1,950	$1.43	44d	1	0.12mi
1917 Heartland Dr Fort Walton Beach, FL	3.0	2.0	1190	$2,200	$1.85	21d	1	0.15mi
537 Schneider Dr Unit A Fort Walton Beach, FL	2.0	1.5	1250	$1,650	$1.32	21d	1	0.17mi
702 Terrance Ct Unit A Fort Walton Beach, FL	2.0	2.0	1009	$1,700	$1.68	13d	1	0.18mi
1319 Greendale Ave Fort Walton Beach, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.21mi
1867 Heartland Dr Fort Walton Beach, FL	3.0	2.0	1300	$2,095	$1.61	21d	1	0.22mi
512 Landview St Fort Walton Beach, FL	2.0	1.0	812	$1,250	$1.54	44d	1	0.23mi
1112 Green Tree Ct Fort Walton Beach, FL	3.0	2.0	1181	$1,900	$1.61	44d	1	0.25mi
507 Landview St Fort Walton Beach, FL	2.0	1.5	900	$1,300	$1.44	21d	1	0.28mi
1916 Squirrel Path Fort Walton Beach, FL	2.0	2.0	1056	$1,795	$1.70	44d	1	0.28mi
1825 Hunters Path Fort Walton Beach, FL	2.0	2.0	1192	$1,825	$1.53	44d	1	0.33mi
1705 Conservation Trl Unit 104 Fort Walton Beach, FL	2.0	2.0	1190	$1,900	$1.60	21d	1	0.35mi
1128 Sweetbriar Station Fort Walton Beach, FL	3.0	2.0	1150	$1,850	$1.61	21d	1	0.40mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	13d	1	0.44mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	44d	1	0.44mi
2132 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1250	$1,675	$1.34	44d	1	0.44mi
1839 Sod Dr Fort Walton Beach, FL	3.0	2.0	1425	$1,925	$1.35	21d	1	0.55mi
1008 Pineview Blvd Unit D Fort Walton Beach, FL	2.0	2.0	1200	$1,650	$1.38	21d	1	0.56mi
2720 Willow Grove Ln Fort Walton Beach, FL	3.0	2.0	1075	$1,800	$1.67	44d	1	0.57mi
913 Landry St #5 Fort Walton Beach, FL	2.0	1.0	884	$1,200	$1.36	21d	1	0.61mi
2817 Old Carriage Ln Fort Walton Beach, FL	2.0	1.0	921	$1,950	$2.12	44d	1	0.62mi
984 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,650	$1.32	13d	1	0.73mi
976 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,675	$1.34	44d	1	0.74mi
977 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,650	$1.32	44d	1	0.75mi
216 Cloverdale Blvd Unit C Fort Walton Beach, FL	2.0	1.5	1224	$1,700	$1.39	44d	1	0.77mi
954 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,700	$1.36	21d	1	0.79mi
905 Piedmont Pl Fort Walton Beach, FL	3.0	2.0	1303	$1,695	$1.30	44d	1	0.82mi
2800 Bradford Pl NW Fort Walton Beach, FL	2.0	2.0	850	$1,395	$1.64	13d	5	0.90mi
915 Emily Cir Fort Walton Beach, FL	3.0	2.0	1358	$2,195	$1.62	13d	1	0.93mi
2809 Bradford Pl NW Unit 4 Fort Walton Beach, FL	2.0	2.0	928	$1,250	$1.35	44d	1	0.96mi
2809 Bradford Pl NW Unit 3 Fort Walton Beach, FL	2.0	2.0	928	$1,300	$1.40	13d	1	0.96mi
2812 Bradford Pl NW Unit 4 Fort Walton Beach, FL	2.0	2.0	928	$1,250	$1.35	21d	1	0.98mi
964 Southern Oaks Ct Fort Walton Beach, FL	3.0	2.0	1315	$2,000	$1.52	44d	1	0.98mi
2814 Bradford Pl NW Unit 3 Fort Walton Beach, FL	2.0	2.0	928	$1,250	$1.35	21d	1	0.99mi
2813 Bradford Pl NW Unit 2 Fort Walton Beach, FL	2.0	2.0	928	$1,300	$1.40	13d	1	0.99mi
1500 Lewis Turner Blvd Fort Walton Beach, FL	1.0	1.0	718	$1,695	$2.36	44d	1	1.03mi
806 Fairview Dr Fort Walton Beach, FL	2.0	1.0	901	$1,350	$1.50	44d	1	1.08mi
895 Silverwood #6 Fort Walton Beach, FL	2.0	2.0	960	$1,250	$1.30	21d	1	1.18mi
1504 E Ponderosa Rd Fort Walton Beach, FL	3.0	2.0	1000	$1,650	$1.65	21d	1	1.22mi

Listing history 28 events

1. 2026-06-18
   days on market $189,000 Active 56 DOM
2. 2026-06-17
   days on market $189,000 Active 55 DOM
3. 2026-06-16
   days on market $189,000 Active 54 DOM
4. 2026-06-15
   days on market $189,000 Active 53 DOM
5. 2026-06-14
   days on market $189,000 Active 51 DOM
6. 2026-06-13
   days on market $189,000 Active 50 DOM
7. 2026-06-10
   days on market $189,000 Active 48 DOM
8. 2026-06-09
   days on market $189,000 Active 47 DOM
9. 2026-06-08
   days on market $189,000 Active 46 DOM
10. 2026-06-07
    days on market $189,000 Active 45 DOM
11. 2026-06-05
    days on market $189,000 Active 42 DOM
12. 2026-06-02
    days on market $189,000 Active 40 DOM
13. 2026-06-01
    days on market $189,000 Active 39 DOM
14. 2026-05-31
    days on market $189,000 Active 38 DOM
15. 2026-05-30
    days on market $189,000 Active 37 DOM
16. 2026-05-17
    price $189,000 1555-char remark
17. 2026-04-23
    listed $199,000 Active 1555-char remark
18. 2020-12-30
    soldstatus $159,500
19. 2020-12-28
    soldstatus $159,500 824-char remark

    Show marketing remark (824 chars)

    Multiple offers have been received. Best and final offer by Thursday October 22nd at 5:00 pm. End unit townhome close to Eglin AFB, Hurlburt Field, and within close distance to Northwest Florida State College. This unit has been well maintained and completely remodeled. The roof was replaced in 2014. In 2020, the flooring was replaced with premium carpet in the bedrooms, 'wood look' tile throughout the downstairs living areas, and ceramic tile in the kitchen. The unit has also been painted inside and out. The end unit allows for an oversized back and side yard for outdoor enjoyment that is hard to find in other townhomes. The fence in the backyard has also been recently replaced. All of this without any HOA fees! This property is currently tenant occupied but will be vacant. will be vacant at the time of closing.

20. 2020-10-19
    listed $159,500 824-char remark

    Show marketing remark (824 chars)

    Multiple offers have been received. Best and final offer by Thursday October 22nd at 5:00 pm. End unit townhome close to Eglin AFB, Hurlburt Field, and within close distance to Northwest Florida State College. This unit has been well maintained and completely remodeled. The roof was replaced in 2014. In 2020, the flooring was replaced with premium carpet in the bedrooms, 'wood look' tile throughout the downstairs living areas, and ceramic tile in the kitchen. The unit has also been painted inside and out. The end unit allows for an oversized back and side yard for outdoor enjoyment that is hard to find in other townhomes. The fence in the backyard has also been recently replaced. All of this without any HOA fees! This property is currently tenant occupied but will be vacant. will be vacant at the time of closing.

21. 2006-08-02
    soldstatus $142,000
22. 2004-09-08
    soldstatus $78,000
23. 2000-05-06
    listed $67,500
24. 1999-02-04
    listed $67,500
25. 1996-05-30
    soldstatus $62,000
26. 1996-04-10
    listed $62,000
27. 1994-03-01
    soldstatus $54,900
28. 1994-02-12
    listed $54,900

ⓘ 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: $1,914 · $159/mo
• Projected year-2 tax: $1,914 · $159/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,503
• − Mortgage interest: −$10,587
• − Property taxes: −$1,914
• − Insurance: −$945
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$5,498
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $2,446/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 — Wright

• Score: 80/100
• State rank: #117
• US rank: #1790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wright, FL
• County: Okaloosa County · 194,352 people
• City population: 35,522
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 35,527
• Household income: $70,711
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1203.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 19% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Vietnamese 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: ▼ -111.28%
• Current HPI: 268.6497
• Rent YoY: ▼ -0.13%
• 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

+244.3% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $189,000 CPARMLS
• 2026-04-23 Listed $199,000 CPARMLS
• 2020-12-30 Sold (Public Records) $159,500 Public Records
• 2020-12-28 Sold (MLS) $159,500 NAMLS
• 2020-10-19 Listed $159,500 NAMLS
• 2006-08-02 Sold (Public Records) $142,000 Public Records
• 2004-09-08 Sold (Public Records) $78,000 Public Records
• 2000-05-06 Listed $67,500 ECAR
• 1999-02-04 Listed $67,500 ECAR
• 1996-05-30 Sold (Public Records) $62,000 Public Records
• 1996-04-10 Listed $62,000 ECAR
• 1994-03-01 Sold (Public Records) $54,900 Public Records
• 1994-02-12 Listed $54,900 ECAR

Property tax history

+8.8%/yr

Latest (2025): $1,914 · +4.2% YoY. Source: county tax records.