352 Arrowwood Blvd · Freeport, FL 32439

$289,000

3 bd · 3.0 ba · 1,306 sqft · SingleFamily · 47 Days on market

Built 2025 Good condition 3,484 sqft lot Est $264k · 10% over $87/mo HOA · 3% of rent

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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 +11.6/30.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the moment you open the front door of 352 Arrowwood Blvd, the Cordial floor plan invites you in with a thoughtful, open layout designed for everyday living and easy entertaining. A convenient coat closet sits just inside the entry, and a tucked-away staircase keeps the upstairs private and out of sight. Your eye is drawn straight through the cozy main-level living room to a bright kitchen with pantry -- the heart of the home and the natural gathering spot for dinners, holiday baking, and casual mornings with coffee. The main level also features a downstairs bedroom and full bath, perfect as a guest suite, home office, or separate dining area on the main. A back door opens onto a covered walkway that connects you, dry and shaded, to the detached garage -- a smart Florida design that adds curb appeal up front and a usable breezeway out back. Durable, easy-care flooring throughout the main level: tile and luxury vinyl plank (LVP) in the high-traffic areas, with plush carpet reserved for the bedrooms. Upstairs is a true private retreat. Two generously sized bedrooms each enjoy their own walk-in closet and en-suite bath -- a rare and highly desirable layout that's ideal for a primary-plus-guest setup, additional family or a roommate floor plan. .. The upstairs laundry keeps wash day where the clothes already are, and attic access provides the storage you always need. Soft, full carpeting upstairs makes the entire second floor feel warm and quiet. Step outside and the setting only gets better. A landscaped median runs down Arrowwood Boulevard, putting comfortable distance between you and your neighbors across the street and giving the front of the home an open, airy feel. The sidewalk-lined streets of Owl's Head connect you in minutes -- on foot or by bike -- to two of the community's signature features: the spring-fed community lake on one side, and the large walking park on the other. 352 Arrowwood sits almost exactly equidistant between the two, giving you the best of both amenities right outside your door. About the Owl's Head community on the edges of Freeport & Defuniak Springs, FL. Owl's Head is a 1,600-acre master-planned community along Highway 331 in Freeport, sitting at roughly 100 feet of elevation. You're roughly 16 miles to the South Walton beaches -- Seaside, Seacrest, Rosemary Beach, Alys Beach, Watercolor, and Grayton -- with Destin, Sandestin, Miramar Beach, and Panama City Beach all within an easy drive. Freeport schools, shopping, dining, and the Choctawhatchee Bay are minutes away.

Key facts

• 3,484 sq ft lot
• Garage
• Built 2025

Property features AI

Finance

• HOA & community: Part of an association; fees include master association services; Subdivision: Owl's Head; Minimum rental period required; short-term rentals not allowed

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer (lift station); Electric service
• Home design: Craftsman-style home; 2 stories; Entry level on the first floor
• Construction: Built in 2025; Frame construction with cement fiberboard siding; Shingle roof; Foundation information not provided
• Exterior features: Covered and enclosed patio; Covenants and restrictions; Sidewalks; Paved road access

Interior

• Kitchen: Kitchen located on the first floor; Refrigerator included
• Bedrooms: 3 bedrooms (master suite on second floor with walk-in closet); One bedroom on the first floor; remaining bedrooms on the second floor
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric HVAC components
• Interior features: Pantry; Washer/dryer hookup; Window treatments
• Laundry & utility: Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (12.7% below list).
• Recommended offer: $252k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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); Freeport Senior High School (math 47% / reading 62%, grade C-, #138 of 667 statewide, top 21%, 557 students, 43% FRL).
• Market conditions: Rents rising (+1.4%/yr); 1020 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($83k/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 47 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $252,219 (12.7% 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 47 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $263,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Arrowwood Blvd	0.02mi	3/2.0	1,487 (+14%)	2mo	$290,000	$195	71
342 Arrowwood Blvd	0.01mi	3/2.5	1,453 (+11%)	13mo	$304,038	$209	68
186 Huckleberry St	0.08mi	3/2.0	1,487 (+14%)	3mo	$290,000	$195	67
180 Huckleberry St	0.08mi	3/2.0	1,487 (+14%)	3mo	$269,900	$182	66
332 Arrowwood Blvd	0.02mi	3/2.0	1,487 (+14%)	13mo	$303,300	$204	61
428 Arrowwood Blvd	0.10mi	3/2.0	1,487 (+14%)	9mo	$305,000	$205	61
487 Bluebeech St	0.12mi	3/2.0	1,487 (+14%)	8mo	$305,275	$205	61
181 Huckleberry St	0.30mi	3/2.0	1,487 (+14%)	8mo	$275,900	$186	53
315 Bluebeech St	0.30mi	3/2.0	1,487 (+14%)	10mo	$299,900	$202	51
234 Parkside St	0.25mi	3/2.0	1,487 (+14%)	13mo	$295,375	$199	50
401 Arrowwood Blvd	0.29mi	3/2.0	1,487 (+14%)	13mo	$293,900	$198	49
16 Parkside St	0.29mi	3/2.0	1,487 (+14%)	13mo	$299,900	$202	48

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 · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-56,575
• Equity at exit: $43,091

10-year hold

• IRR: -17.6%
• Equity multiple: 0.11×
• Total profit: $-72,294
• Equity at exit: $24,987

Cash invested: $80,920 (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 32439

• Home prices YoY: -4.2%
• Rents YoY: 1.4%
• Active inventory: 1020
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$87
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-92

Break-even live

Break-even rent $2,638

Max offer price $275,733

Occupancy floor 99%

Sensitivity live

Price	-10% $108	-5% $8	+0% $-92	+5% $-192	+10% $-291
Rent	-10% $-291	-5% $-191	+0% $-92	+5% $8	+10% $108
Rate	-1.0pp $54	-0.5pp $-18	base $-92	+0.5pp $-167	+1.0pp $-243

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Silverthorn St Freeport, FL	3.0	2.0	1662	$2,200	$1.32	22d	1	0.28mi
50 Sedge Cir Freeport, FL	1.0–3.0	1.0–2.0	1156	$2,700	$2.33	22d	1	0.49mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	22d	47	1.08mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	22d	1	1.17mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	22d	1	1.19mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	22d	1	1.25mi
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	22d	1	1.28mi

HOA detail

• Monthly dues: $87 · $1,044/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-21
   days on market $289,000 Active 47 DOM
2. 2026-06-18
   days on market $289,000 Active 44 DOM
3. 2026-06-17
   price $289,000 Active 43 DOM
4. 2026-06-17
   days on market $295,000 Active 43 DOM
5. 2026-06-16
   days on market $295,000 Active 42 DOM
6. 2026-06-15
   days on market $295,000 Active 41 DOM
7. 2026-06-14
   days on market $295,000 Active 39 DOM
8. 2026-06-13
   days on market $295,000 Active 38 DOM
9. 2026-06-10
   days on market $295,000 Active 36 DOM
10. 2026-06-09
    days on market $295,000 Active 35 DOM
11. 2026-06-08
    days on market $295,000 Active 34 DOM
12. 2026-06-07
    days on market $295,000 Active 33 DOM
13. 2026-06-05
    days on market $295,000 Active 30 DOM
14. 2026-06-03
    days on market $295,000 Active 29 DOM
15. 2026-06-03
    days on market $295,000 Active 28 DOM
16. 2026-06-01
    days on market $295,000 Active 27 DOM
17. 2026-05-31
    days on market $295,000 Active 26 DOM
18. 2026-05-30
    pricedays on market $295,000 Active 25 DOM
19. 2026-05-05
    listed $297,000 Active
20. 2026-05-01
    listed $297,000 Active 2555-char remark

    Show marketing remark (2555 chars)

    From the moment you open the front door of 352 Arrowwood Blvd, the Cordial floor plan invites you in with a thoughtful, open layout designed for everyday living and easy entertaining. A convenient coat closet sits just inside the entry, and a tucked-away staircase keeps the upstairs private and out of sight. Your eye is drawn straight through the cozy main-level living room to a bright kitchen with pantry -- the heart of the home and the natural gathering spot for dinners, holiday baking, and casual mornings with coffee. The main level also features a downstairs bedroom and full bath, perfect as a guest suite, home office, or separate dining area on the main. A back door opens onto a covered walkway that connects you, dry and shaded, to the detached garage -- a smart Florida design that adds curb appeal up front and a usable breezeway out back. Durable, easy-care flooring throughout the main level: tile and luxury vinyl plank (LVP) in the high-traffic areas, with plush carpet reserved for the bedrooms. Upstairs is a true private retreat. Two generously sized bedrooms each enjoy their own walk-in closet and en-suite bath -- a rare and highly desirable layout that's ideal for a primary-plus-guest setup, additional family or a roommate floor plan. .. The upstairs laundry keeps wash day where the clothes already are, and attic access provides the storage you always need. Soft, full carpeting upstairs makes the entire second floor feel warm and quiet. Step outside and the setting only gets better. A landscaped median runs down Arrowwood Boulevard, putting comfortable distance between you and your neighbors across the street and giving the front of the home an open, airy feel. The sidewalk-lined streets of Owl's Head connect you in minutes -- on foot or by bike -- to two of the community's signature features: the spring-fed community lake on one side, and the large walking park on the other. 352 Arrowwood sits almost exactly equidistant between the two, giving you the best of both amenities right outside your door. About the Owl's Head community on the edges of Freeport & Defuniak Springs, FL. Owl's Head is a 1,600-acre master-planned community along Highway 331 in Freeport, sitting at roughly 100 feet of elevation. You're roughly 16 miles to the South Walton beaches -- Seaside, Seacrest, Rosemary Beach, Alys Beach, Watercolor, and Grayton -- with Destin, Sandestin, Miramar Beach, and Panama City Beach all within an easy drive. Freeport schools, shopping, dining, and the Choctawhatchee Bay are minutes away.

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $30,266
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − HOA: −$1,044
• − Depreciation: −$8,407
• Taxable loss: −$5,996
• Est. tax savings @ 24.0%: +$1,439
• After-tax cash flow: $339/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home with a good condition score and modern updates is ready for a new owner. It offers a good balance of curb appeal and interior updates, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can add value.
• Both Replace countertops — Modernizes the kitchen and improves functionality.
• Both Install smart home devices — Improves convenience and adds modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can add value. ↑
• Both Replace countertops — Modernizes the kitchen and improves functionality. ↑
• Both Install smart home devices — Improves convenience and adds modern amenities. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Freeport, FL
• County: Walton County · 70,839 people
• City population: 15,328
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 15,328
• Household income: $83,227
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 172.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 8% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13% 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: ▼ -15.18%
• Current HPI: 350.4692
• Rent YoY: ▲ 1.40%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $297,000 ECAR
• 2026-05-01 Listed $297,000 CPARMLS