11 SE Magnolia Ave Unit A · Fort Walton Beach, FL 32548

$235,000

2 bd · 2.0 ba · 1,284 sqft · Townhouse public records · 26 Days on market

Built 1981 3,484 sqft lot Est $232k · 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 +13.6/30.0
• ARV discount +7.0/15.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Reduced for fast sale**This adorable townhome has all new interior and ready for a new owner. Location is perfect only a few miles to the beaches, restaurants, and shopping. Home has been upgraded to include New flooring (luxury vinyl hardwood look & carpet), new lighting throughout, new interior paint, new cabinets with new hardware, stainless steel appliances, granite counter tops, new door knobs and hinges, new mirrors and counter tops in baths and additional living space in form of Florida Room. fully fenced sodded back yard with storage shed. . This home will be gone quickly.

Key facts

• Covered front porch
• Dedicated pantry
• Open flowing layout

Tags

• COVERED FRONT PORCH
• OPEN FLOWING LAYOUT
• WELL APPOINTED KITCHEN
• DEDICATED PANTRY
• FINISHED FLORIDA ROOM
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Subdivision: BAY BREEZE T/H

Exterior

• Parking: Driveway with space for 6 vehicles
• Utilities: Electric service; Public water; Public sewer
• Home design: Townhome style; Single-story (1 story); Built in 1981
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Private yard; Open patio; Level lot; City street frontage; Lot accessed via city road and paved road; Paved road surface; Zoned for multi-family residential

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 2 bedrooms; Master bedroom is carpeted; Master bedroom located on the second floor
• Flooring: Tile; Carpet
• Bathrooms: 2 bathrooms (2 full)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Newly painted; Window treatments
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $15 ($181/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 $185k (21.4% below list).
• Recommended offer: $185k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 0.9% in Fort Walton 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 80/100 on livability (#111 in FL, #1,628 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, 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 rising (+1.3%/yr); 345 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 34% of the median local income ($65k/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 $7k 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 26 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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.
• Current owner paid $168k; 40% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,731 (21.4% below list)

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. 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?
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: 0.79% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $232,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 SE Third St Unit H	0.16mi	2/2.5	1,344 (+5%)	6mo	$225,000	$167	78
208 3rd St Unit J	0.20mi	2/1.5	1,188 (-8%)	2mo	$220,000	$185	75
204 SE 4th St Unit B4	0.22mi	2/2.0	1,188 (-8%)	3mo	$192,000	$162	75
211 SE Third St Unit I	0.16mi	2/2.5	1,344 (+5%)	14mo	$290,000	$216	71
144 SE Scottwood Dr	0.37mi	2/1.5	1,216 (-5%)	2mo	$294,000	$242	71
204 SE 4Th St Unit B3	0.22mi	2/2.0	1,188 (-8%)	13mo	$159,000	$134	67
134 SE Scottwood Dr	0.35mi	2/1.5	1,216 (-5%)	14mo	$157,000	$129	61
126 SE Scottwood Dr	0.34mi	2/1.5	1,216 (-5%)	15mo	$220,000	$181	61
159 SE BROOKS St Unit 307	0.73mi	2/2.0	1,200 (-6%)	6mo	$340,000	$283	50
159 SE Brooks St Unit 202	0.73mi	3/2.0 (+1)	1,200 (-6%)	6mo	$335,000	$279	45
208 SE 1st St Unit A	0.48mi	2/1.5	1,116 (-13%)	12mo	$165,000	$148	44
36 SE Chatelaine Cir	0.75mi	2/1.5	1,350 (+5%)	13mo	$150,000	$111	44

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-40,257
• Equity at exit: $35,039

10-year hold

• IRR: -12.8%
• Equity multiple: 0.30×
• Total profit: $-46,270
• Equity at exit: $20,319

Cash invested: $65,800 (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 32548

• Home prices YoY: -31.1%
• Rents YoY: 1.3%
• Active inventory: 345
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $15

Break-even live

Break-even rent $1,828

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $148	-5% $82	+0% $15	+5% $-51	+10% $-118
Rent	-10% $-131	-5% $-58	+0% $15	+5% $88	+10% $161
Rate	-1.0pp $133	-0.5pp $75	base $15	+0.5pp $-46	+1.0pp $-108

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Alder Ave SE Fort Walton Beach, FL	3.0	2.5	1742	$2,145	$1.23	23d	1	0.14mi
10 Alder Ave SE Fort Walton Beach, FL	3.0	2.5	1749	$2,145	$1.23	23d	1	0.14mi
36 Alder Ave SE #3 Fort Walton Beach, FL	2.0	2.5	1061	$1,800	$1.70	45d	1	0.20mi
107 Magnolia Ave SE Fort Walton Beach, FL	3.0	1.0	1106	$1,700	$1.54	15d	1	0.21mi
22 Laurie Dr NE Fort Walton Beach, FL	3.0	1.5	1064	$1,800	$1.69	23d	1	0.27mi
128 Elm Ave SE Fort Walton Beach, FL	2.0	1.0	960	$1,500	$1.56	23d	1	0.32mi
208 Oak St SE Unit B Fort Walton Beach, FL	2.0	1.5	1008	$1,650	$1.64	23d	1	0.32mi
133 Alder Ave SE Fort Walton Beach, FL	2.0	1.0	1031	$1,500	$1.45	45d	1	0.36mi
159 Scottwood Dr SE Fort Walton Beach, FL	2.0	2.0	1104	$1,400	$1.27	45d	1	0.39mi
37 Laurie Dr NE Fort Walton Beach, FL	3.0	1.0	1375	$2,095	$1.52	23d	1	0.40mi
50 Laurie Dr NE Fort Walton Beach, FL	3.0	2.0	1484	$2,000	$1.35	45d	1	0.51mi
165 Brooks St SE Fort Walton Beach, FL	2.0	1.0	900	$1,850	$2.06	15d	1	0.70mi
159 Brooks St SE #306 Fort Walton Beach, FL	2.0	2.0	1200	$2,400	$2.00	23d	1	0.74mi
115 Hughes St NE Unit D2 Fort Walton Beach, FL	2.0	1.0	1066	$1,900	$1.78	23d	1	0.77mi
101 Church Ave SE Unit 204 Fort Walton Beach, FL	2.0	1.0	945	$1,676	$1.77	45d	1	0.79mi
101 Church Ave SE Unit 105 Fort Walton Beach, FL	1.0	1.0	875	$1,397	$1.60	45d	1	0.79mi
103 Church Ave SE Unit B Fort Walton Beach, FL	2.0	1.0	930	$1,300	$1.40	23d	1	0.80mi
120 Opp Blvd NE Fort Walton Beach, FL	2.0	1.5	1240	$1,700	$1.37	23d	1	0.81mi
13 Chatelaine Cir SE Fort Walton Beach, FL	3.0	3.0	1728	$2,100	$1.22	15d	1	0.82mi
140 Opp Blvd NE Fort Walton Beach, FL	2.0	1.5	896	$1,750	$1.95	45d	1	0.83mi
119 Beal Pkwy SE #203 Fort Walton Beach, FL	2.0	2.0	1588	$2,150	$1.35	23d	1	0.92mi
330 Bluefish Dr #103 Fort Walton Beach, FL	2.0	2.0	1100	$2,500	$2.27	45d	1	0.94mi
5 Laguna St #104 Fort Walton Beach, FL	2.0	2.0	1269	$2,575	$2.03	46d	1	1.12mi
115 Beal Pkwy NW Fort Walton Beach, FL	2.0	2.5	1440	$1,995	$1.39	45d	1	1.40mi
110 Loizos Dr NW Fort Walton Beach, FL	3.0	2.0	1148	$2,200	$1.92	45d	1	1.42mi

Listing history 18 events

1. 2026-06-15
   days on market $235,000 Active 26 DOM
2. 2026-06-14
   days on market $235,000 Active 24 DOM
3. 2026-06-13
   days on market $235,000 Active 23 DOM
4. 2026-06-10
   days on market $235,000 Active 21 DOM
5. 2026-06-09
   days on market $235,000 Active 20 DOM
6. 2026-06-08
   days on market $235,000 Active 19 DOM
7. 2026-06-07
   days on market $235,000 Active 18 DOM
8. 2026-06-05
   days on market $235,000 Active 15 DOM
9. 2026-06-02
   days on market $235,000 Active 13 DOM
10. 2026-06-01
    days on market $235,000 Active 12 DOM
11. 2026-05-31
    days on market $235,000 Active 11 DOM
12. 2026-05-30
    days on market $235,000 Active 10 DOM
13. 2026-05-20
    listed $235,000 Active
14. 2019-08-22
    soldstatus $167,500
15. 2019-08-21
    soldstatus $167,500 594-char remark

    Show marketing remark (594 chars)

    **Reduced for fast sale**This adorable townhome has all new interior and ready for a new owner. Location is perfect only a few miles to the beaches, restaurants, and shopping. Home has been upgraded to include New flooring (luxury vinyl hardwood look & carpet), new lighting throughout, new interior paint, new cabinets with new hardware, stainless steel appliances, granite counter tops, new door knobs and hinges, new mirrors and counter tops in baths and additional living space in form of Florida Room. fully fenced sodded back yard with storage shed. . This home will be gone quickly.

16. 2019-08-21
    soldstatus $167,500 594-char remark

    Show marketing remark (594 chars)

    **Reduced for fast sale**This adorable townhome has all new interior and ready for a new owner. Location is perfect only a few miles to the beaches, restaurants, and shopping. Home has been upgraded to include New flooring (luxury vinyl hardwood look & carpet), new lighting throughout, new interior paint, new cabinets with new hardware, stainless steel appliances, granite counter tops, new door knobs and hinges, new mirrors and counter tops in baths and additional living space in form of Florida Room. fully fenced sodded back yard with storage shed. . This home will be gone quickly.

17. 2019-06-21
    listed $169,900 594-char remark

    Show marketing remark (594 chars)

    **Reduced for fast sale**This adorable townhome has all new interior and ready for a new owner. Location is perfect only a few miles to the beaches, restaurants, and shopping. Home has been upgraded to include New flooring (luxury vinyl hardwood look & carpet), new lighting throughout, new interior paint, new cabinets with new hardware, stainless steel appliances, granite counter tops, new door knobs and hinges, new mirrors and counter tops in baths and additional living space in form of Florida Room. fully fenced sodded back yard with storage shed. . This home will be gone quickly.

18. 1994-11-18
    soldstatus $54,000

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$582/yr (+$49/mo · 42.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 22 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: $22,168
• − Mortgage interest: −$13,164
• − Property taxes: −$1,368
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,836
• Taxable loss: −$3,922
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $1,122/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 — Fort Walton Beach

• Score: 80/100
• State rank: #111
• US rank: #1628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Walton Beach, FL
• County: Okaloosa County · 194,352 people
• City population: 59,301
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 23,774
• Household income: $65,342
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 889.0

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 0.57)
• Race & ethnicity: White 63% Hispanic / Latino 13% Black 12% Two or more races 9% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 3% Other Indo-European 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: ▼ -123.88%
• Current HPI: 274.8418
• Rent YoY: ▲ 1.33%
• 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

+335.2% since first listed

6 events — show timeline

• 2026-05-20 Listed $235,000 ECAR
• 2019-08-22 Sold (Public Records) $167,500 Public Records
• 2019-08-21 Sold (MLS) $167,500 NAMLS
• 2019-08-21 Sold (MLS) $167,500 ECAR
• 2019-06-21 Listed $169,900 NAMLS
• 1994-11-18 Sold (Public Records) $54,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $1,368 · +3.6% YoY. Source: county tax records.