323 Northampton Cir · Wright, FL 32547

$179,900

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 2 Days on market

Built 1987 10,454 sqft lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.6/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers- Investor Special! This 3-bedroom, 2-bath, 2 car garage home in the heart of Fort Walton Beach sits on a spacious 0.24-acre lot and offers endless potential. With plenty of room to reimagine the space, this property is ideal for investors or buyers looking for a fixer-upper or flip opportunity. Bring your vision and turn this diamond in the rough into something special!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.4% 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: 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.
• Zoned schools: Wright Elementary School (math 48% / reading 49%, grade D, #1,152 of 2,144 statewide, top 55%, 635 students, 73% FRL); Choctawhatchee Senior High School (math 42% / reading 50%, grade D-, #220 of 667 statewide, top 33%, 1,677 students, 52% FRL) — zoned schools average 62% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 60% district-wide (-13 pts) — the specific schools serving this property underperform the Okaloosa average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.1%/yr); 231 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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 $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $180k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $179,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $395,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Northampton Cir	0.05mi	3/2.0	1,706 (-5%)	1mo	$375,000	$220	89
1029 Arthur Ashe Ct	0.39mi	3/2.0	1,822 (+2%)	1mo	$390,000	$214	78
306 Union St	0.30mi	3/2.0	1,696 (-5%)	1mo	$435,000	$256	77
1030 Arthur Ashe Ct	0.37mi	3/2.0	1,862 (+4%)	0mo	$420,000	$226	76
1369 N Beal Ext	0.51mi	3/2.0	1,812 (+1%)	11mo	$515,000	$284	65
294 Schneider Dr	0.50mi	3/2.0	1,694 (-5%)	9mo	$375,000	$221	61
985 Southern Oaks Ct	0.51mi	3/2.0	1,879 (+5%)	9mo	$375,000	$200	60
949 Claeven Cir	0.65mi	4/2.0 (+1)	1,745 (-2%)	3mo	$360,000	$206	58
205 Cloverdale Blvd	0.36mi	3/2.0	1,593 (-11%)	10mo	$225,000	$141	57
1118 Bridlewood Path	0.73mi	4/2.0 (+1)	1,758 (-2%)	7mo	$409,000	$233	52
932 Claeven Cir	0.71mi	3/2.5	1,633 (-9%)	8mo	$346,500	$212	44
1509 W Mariah Way	0.68mi	3/2.5	1,521 (-15%)	2mo	$357,000	$235	40

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-14,722
• Equity at exit: $26,824

10-year hold

• IRR: -3.4%
• Equity multiple: 0.81×
• Total profit: $-9,817
• Equity at exit: $15,554

Cash invested: $50,372 (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: 231
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$943
• Tax from tax record: −$315 /mo · $3,777/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $322

Break-even live

Break-even rent $1,688

Max offer price $179,900

Occupancy floor 80%

Sensitivity live

Price	-10% $423	-5% $372	+0% $322	+5% $271	+10% $220
Rent	-10% $156	-5% $239	+0% $322	+5% $404	+10% $487
Rate	-1.0pp $412	-0.5pp $367	base $322	+0.5pp $275	+1.0pp $228

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1839 Sod Dr Fort Walton Beach, FL	3.0	2.0	1425	$1,925	$1.35	22d	1	0.05mi
1004 McLaren Cir Fort Walton Beach, FL	3.0	2.5	1537	$2,500	$1.63	45d	1	0.12mi
1329 White Blossom Ln Fort Walton Beach, FL	3.0	2.5	1735	$1,900	$1.10	15d	1	0.32mi
309 Union St Fort Walton Beach, FL	3.0	2.0	1602	$2,100	$1.31	15d	1	0.33mi
984 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,650	$1.32	15d	1	0.36mi
977 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,650	$1.32	45d	1	0.37mi
976 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,675	$1.34	45d	1	0.37mi
713 N Park Blvd Fort Walton Beach, FL	3.0	2.5	1363	$1,950	$1.43	45d	1	0.38mi
905 Piedmont Pl Fort Walton Beach, FL	3.0	2.0	1303	$1,695	$1.30	45d	1	0.38mi
699 Woodlawn Ave NW Fort Walton Beach, FL	3.0	2.5	1567	$2,240	$1.43	15d	1	0.39mi
954 Scenic Oak Ln Fort Walton Beach, FL	2.0	2.5	1248	$1,700	$1.36	22d	1	0.41mi
964 Southern Oaks Ct Fort Walton Beach, FL	3.0	2.0	1315	$2,000	$1.52	45d	1	0.54mi
537 Schneider Dr Unit A Fort Walton Beach, FL	2.0	1.5	1250	$1,650	$1.32	22d	1	0.55mi
915 Emily Cir Fort Walton Beach, FL	3.0	2.0	1358	$2,195	$1.62	15d	1	0.67mi
1867 Heartland Dr Fort Walton Beach, FL	3.0	2.0	1300	$2,095	$1.61	22d	1	0.69mi
818 Fairview Dr #4 Fort Walton Beach, FL	3.0	2.5	1750	$2,000	$1.14	15d	1	0.74mi
838 Fairview Dr Fort Walton Beach, FL	3.0	2.5	1608	$2,000	$1.24	45d	1	0.75mi
862 Fairview Dr Unit B Fort Walton Beach, FL	3.0	2.5	1568	$1,750	$1.12	45d	1	0.85mi
833 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,895	$1.26	45d	1	0.89mi
940 Central Ave #16 Fort Walton Beach, FL	3.0	2.0	1320	$1,800	$1.36	15d	1	0.91mi
831 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,895	$1.26	45d	1	0.91mi
829 Jonleen Dr Fort Walton Beach, FL	3.0	2.5	1500	$1,995	$1.33	45d	1	0.91mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	45d	1	0.93mi
2113 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1253	$2,095	$1.67	15d	1	0.93mi
2012 Mistral Ln E Fort Walton Beach, FL	3.0	2.0	2307	$2,695	$1.17	22d	1	0.93mi
2132 Wilderness Path Fort Walton Beach, FL	3.0	2.0	1250	$1,675	$1.34	45d	1	0.94mi
1705 Pahl Ct Fort Walton Beach, FL	3.0	2.0	1605	$2,300	$1.43	22d	1	0.97mi
713 Trowbridge Ave Fort Walton Beach, FL	3.0	2.0	1550	$2,350	$1.52	15d	1	1.09mi
508 Parkview Rd NW Fort Walton Beach, FL	2.0	2.0	1250	$1,575	$1.26	45d	1	1.11mi
2100 Pomegranate Ct Fort Walton Beach, FL	3.0	2.5	1743	$2,025	$1.16	22d	1	1.20mi
400 Rhonda Kay Ct #66 Fort Walton Beach, FL	3.0	1.5	1256	$1,650	$1.31	45d	1	1.25mi
2400 Suwanee Ln Fort Walton Beach, FL	2.0	1.5	1242	$1,700	$1.37	22d	1	1.39mi
2404 Suwanee Ln Fort Walton Beach, FL	2.0	1.5	1242	$1,700	$1.37	22d	1	1.39mi
608 Manor Ct NW Fort Walton Beach, FL	4.0	2.5	2485	$2,900	$1.17	45d	1	1.39mi
2415 Suwanee Ln Fort Walton Beach, FL	2.0	1.5	1250	$1,700	$1.36	45d	1	1.39mi
204 Devon Ct Fort Walton Beach, FL	3.0	2.0	1599	$2,000	$1.25	46d	1	1.45mi

Listing history 5 events

1. 2026-03-17
   status Pending
2. 2026-02-27
   status Pending
3. 2026-02-25
   listed $179,900 Active
4. 1992-07-01
   soldstatus $100,000
5. 1992-06-01
   soldstatus $50,000

ⓘ 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: $3,777 · $315/mo
• Projected year-2 tax: $3,777 · $315/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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,135
• − Mortgage interest: −$10,077
• − Property taxes: −$3,777
• − Insurance: −$900
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$5,233
• Taxable income: $1,126
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $3,589/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

+259.8% since first listed

5 events — show timeline

• 2026-03-17 Pending — ECAR
• 2026-02-27 Pending — ECAR
• 2026-02-25 Listed $179,900 ECAR
• 1992-07-01 Sold (Public Records) $100,000 Public Records
• 1992-06-01 Sold (Public Records) $50,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,777 · +2.7% YoY. Source: county tax records.