136 Georgetown Ave Unit E3-6 · Laguna Beach, FL 32461

$169,000

2 bd · 2.5 ba · 1,343 sqft · Timeshare · 202 Days on market

Built 2006 Est $177k · at est. $1100/mo HOA · 30% of rent ↓ 5% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rosemary Beach Private Residence Club Fractional Ownership Condominium. The Milestone and SIRS are up to date and building maintenance is kept up to date, with unit interior renovations on-going in 2026. Enjoy the Club's amenities including the Owner's Lounge, Courtyard, Theater Room, and Kid's Activity Room PLUS Exclusive Owner's Pool, newly renovated. The Roof Top Pool, Sun Deck, and Shaded Cabanas have amazing views of Rosemary Beach and its available amenities. Each newly appointed 2 bedroom, 2.5 bath residence has an open floorpan, a private porch, luxury furnishings, and nearly half of all units have been updated/renovated interior decor. Additionally, owners get a personal parkin

Key facts

• Theater room
• Roof top pool
• Sun deck

Tags

• THEATER ROOM
• EXCLUSIVE OWNER'S POOL
• ROOF TOP POOL
• SUN DECK
• SHADED CABANAS

Property features AI

Finance

• HOA & community: Association fees cover electricity, gas, grounds maintenance, structure maintenance, insurance, management, sewer, cable TV, taxes, telephone, trash, and water; Has homeowners association; Community amenities include pool, playground, tennis courts, exercise room, elevators, community room, BBQ/grill, picnic area, fishing, beach access, waterfront, and separate storage; No rental (community restriction)

Exterior

• Parking: Garage; 1 garage space; 1 street space
• Security: Smoke detectors
• Utilities: Electric service; Natural gas; Public water; Public sewer; Cable TV available; Underground utilities; Tap fee paid
• Home design: Condominium; 4 stories; Built in 2006
• Construction: Concrete and stucco construction with wood trim
• Exterior features: Porch; Private road access; Paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: Heat pump; High-efficiency heating; Natural gas heating
• Interior features: Furnished; Kitchen island; Washer/dryer hookup; Woodwork painted; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath timeshare listed at $169k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 0.9% in Laguna Beach — 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 74/100 on livability (#283 in FL, #4,522 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities 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: 723 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 30% of the median local income ($146k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.18% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.38%
• DSCR: 1.73
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $177,276
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Georgetown Ave Unit 2F	0.00mi	2/2.5	1,343 (0%)	5mo	$150,000	$112	96
136 Georgetown Ave Unit 2D	0.01mi	2/2.5	1,300 (-3%)	8mo	$152,000	$117	88
136 Georgetown Ave Unit 3D-1	0.00mi	2/2.5	1,300 (-3%)	14mo	$178,000	$137	83
136 Georgetown Ave Unit 1F-2	0.00mi	2/2.5	1,300 (-3%)	14mo	$178,950	$138	83
136 Georgetown Ave Unit 2D1	0.00mi	2/2.5	1,300 (-3%)	19mo	$172,000	$132	79
136 Georgetown Ave Unit 2C.5	0.00mi	2/2.5	1,300 (-3%)	22mo	$170,000	$131	76
136 Georgetown Ave Unit 3A-3	0.00mi	2/2.5	1,300 (-3%)	22mo	$171,000	$132	76
136 Georgetown Ave Unit 3B 2	0.00mi	2/2.5	1,300 (-3%)	23mo	$165,000	$127	76
136 Georgetown Ave Unit 2A-4	0.00mi	2/2.5	1,300 (-3%)	23mo	$167,500	$129	75
136 Georgetown Ave Unit 1F-6	0.14mi	2/2.5	1,300 (-3%)	22mo	$172,000	$132	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.52×
• Total profit: $71,926
• Equity at exit: $86,306

10-year hold

• IRR: 25.3%
• Equity multiple: 4.97×
• Total profit: $187,982
• Equity at exit: $141,659

Cash invested: $47,320 (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 32461

• Home prices YoY: 1.2%
• Active inventory: 723
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,688 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $646

Break-even live

Break-even rent $2,871

Max offer price $169,000

Occupancy floor 77%

Sensitivity live

Price	-10% $763	-5% $704	+0% $646	+5% $588	+10% $529
Rent	-10% $355	-5% $500	+0% $646	+5% $792	+10% $937
Rate	-1.0pp $731	-0.5pp $689	base $646	+0.5pp $602	+1.0pp $558

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Georgetown Ave Unit 1447164P Panama City, FL	2.0	2.0	1011	$4,302	$4.26	15d	1	0.04mi
7 Barbados Ln Inlet Beach, FL	3.0	2.5	1563	$2,900	$1.86	15d	1	0.20mi
7 Barbados Ln Inlet Beach, FL	3.0	2.5	1563	$2,900	$1.86	22d	1	0.20mi
40 Blue Stream Way Inlet Beach, FL	1.0–2.0	1.0–2.0	978	$2,342	$2.39	14d	11	0.87mi
318 Grande Pointe Cir Inlet Beach, FL	3.0	3.0	1705	$3,995	$2.34	15d	1	1.04mi
99 Grande Pointe Cir Inlet Beach, FL	3.0	2.5	1705	$3,400	$1.99	22d	1	1.12mi
48 Grande Pointe Cir Inlet Beach, FL	3.0	3.0	1705	$3,850	$2.26	22d	1	1.16mi

HOA detail

• Monthly dues: $1,100 · $13,200/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $169,000 Active 202 DOM
2. 2026-06-18
   days on market $169,000 Active 199 DOM
3. 2026-06-17
   days on market $169,000 Active 198 DOM
4. 2026-06-16
   days on market $169,000 Active 197 DOM
5. 2026-06-15
   days on market $169,000 Active 196 DOM
6. 2026-06-14
   days on market $169,000 Active 194 DOM
7. 2026-06-13
   days on market $169,000 Active 193 DOM
8. 2026-06-10
   days on market $169,000 Active 191 DOM
9. 2026-06-09
   days on market $169,000 Active 190 DOM
10. 2026-06-08
    days on market $169,000 Active 189 DOM
11. 2026-06-07
    days on market $169,000 Active 188 DOM
12. 2026-06-05
    days on market $169,000 Active 185 DOM
13. 2026-06-03
    days on market $169,000 Active 184 DOM
14. 2026-06-03
    days on market $169,000 Active 183 DOM
15. 2026-06-01
    days on market $169,000 Active 182 DOM
16. 2026-05-31
    days on market $169,000 Active 181 DOM
17. 2026-05-30
    days on market $169,000 Active 180 DOM
18. 2026-04-07
    price $169,000
19. 2026-02-27
    price $172,000
20. 2025-12-01
    listed $178,000 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,261
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$3,541
• − Management: −$3,541
• − HOA: −$13,200
• − Depreciation: −$4,916
• Taxable income: $6,216
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $6,259/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 — Laguna Beach

• Score: 74/100
• State rank: #283
• US rank: #4522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 70,839 people
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 3,757
• Household income: $145,706
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 67.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 3%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▲ 4.06%
• Current HPI: 346.4019
• Rent YoY: —
• 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

-5.1% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $169,000 ECAR
• 2026-02-27 Price Changed $172,000 ECAR
• 2025-12-01 Listed $178,000 ECAR