515-A Suwannee Dr Unit 42A · Laguna Beach, FL 32461

$548,951

3 bd · 2.0 ba · 1,442 sqft · Townhouse · 1 Days on market

Built 2026 Excellent condition 3,150 sqft lot Est $549k · at est. $308/mo HOA · 7% of rent

---

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).

• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Cash flow +6.9/30.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +1.1/10.0

Listing remarks

Entered for comp purposes. Enjoy serene views and effortless living in this Anfield paired patio villa by Fischer Homes, located in Long Leaf Park Villas at Watersound Origins. This thoughtfully designed single-level home offers 3 bedrooms and 2 full baths, positioned to capture peaceful water views surrounded by tall pine trees. With 10-foot ceilings and a bright, open layout, the kitchen and family room connect seamlessly to the covered rear patio--creating a natural extension of the living space. The upgraded kitchen features quartz countertops, a farmhouse sink, enhanced cabinetry, a stainless canopy range hood, and a spacious walk-in pantry. With the powder room option located just off

Key facts

• $308 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association (fees include grounds maintenance, structure maintenance, insurance, management, repairs/maintenance, and master association); Community amenities: exercise room, golf, playground, pool, tennis courts, pickleball, short-term rentals not allowed, pets allowed

Exterior

• Parking: Attached garage with 1.5 garage spaces; Garage door opener
• Security: Security system
• Utilities: Public water; Public sewer; Electric service; Natural gas; Tap fee paid
• Home design: Duplex; Single-story; Facing entry level: first floor
• Construction: Shingle roof; Frame and cement fiberboard/hardboard siding; Slab foundation; Built in 2026
• Exterior features: Community pool; Interior lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (master bedroom on the first floor with walk-in closet)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with double vanity and shower
• Heating & cooling: Central heating (natural gas); Central air conditioning; High-efficiency AC
• Interior features: Kitchen island; Pantry; Painted woodwork; Storm windows
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $549k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-821 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $415k (24.4% below list).
• Recommended offer: $415k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: Dune Lakes Elementary School (math 74% / reading 68%, grade A-, #320 of 2,144 statewide, top 15%, 928 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 22% FRL vs 48% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 722 active listings in the ZIP; 4 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 34% 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 $26k of equity ($4k loan paydown + $22k appreciation (4.1% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $415,270 (24.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.76% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.41%
• DSCR: 0.71
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $549,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 A Suwannee Dr Unit 60A	0.11mi	3/2.5	1,442 (0%)	3mo	$549,995	$381	90
445 Suwannee Dr Unit 52A	0.07mi	2/2.0 (-1)	1,442 (0%)	6mo	$573,546	$398	87
349 Suwannee Dr Unit 68A	0.14mi	2/2.0 (-1)	1,442 (0%)	3mo	$506,827	$351	86
373 Suwannee Dr Unit 64A	0.13mi	2/2.0 (-1)	1,442 (0%)	5mo	$558,597	$387	85
373 B Suwannee Dr Unit 64B	0.13mi	2/2.0 (-1)	1,418 (-2%)	2mo	$515,000	$363	85
380 Suwannee Dr Unit 14A	0.12mi	2/2.5 (-1)	1,448 (+0%)	3mo	$584,807	$404	84
380 Suwannee Dr Unit 14B	0.12mi	2/2.0 (-1)	1,418 (-2%)	3mo	$546,521	$385	84
395 Suwannee Dr Unit 60B	0.11mi	2/2.0 (-1)	1,418 (-2%)	3mo	$549,876	$388	84
379 Suwannee Dr Unit 62A	0.12mi	2/2.5 (-1)	1,448 (+0%)	3mo	$547,594	$378	84
379 Suwannee Dr Unit 62B	0.12mi	2/2.0 (-1)	1,418 (-2%)	3mo	$532,593	$376	84
349 Suwannee Dr Unit 68B	0.14mi	2/2.0 (-1)	1,418 (-2%)	3mo	$535,356	$378	83
400 Suwannee Dr Unit 16B	0.11mi	2/2.0 (-1)	1,418 (-2%)	5mo	$540,648	$381	83

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: 4.8%
• Equity multiple: 1.30×
• Total profit: $45,588
• Equity at exit: $280,343

10-year hold

• IRR: 7.6%
• Equity multiple: 2.29×
• Total profit: $198,829
• Equity at exit: $460,140

Cash invested: $153,706 (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: 722
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $4,153 medium
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,234/yr
• Insurance: −$229
• HOA: −$308
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $-821

Break-even live

Break-even rent $5,192

Max offer price $430,145

Occupancy floor —

Sensitivity live

Price	-10% $-442	-5% $-631	+0% $-821	+5% $-1,011	+10% $-1,200
Rent	-10% $-1,149	-5% $-985	+0% $-821	+5% $-657	+10% $-493
Rate	-1.0pp $-545	-0.5pp $-681	base $-821	+0.5pp $-963	+1.0pp $-1,108

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: $137,238
• Closing costs: $16,469
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Suwannee Dr Unit 72A Inlet Beach, FL	2.0	2.0	1442	$4,000	$2.77	22d	1	0.12mi
323 Suwannee Dr Inlet Beach, FL	2.0	2.0	1442	$3,500	$2.43	14d	1	0.14mi
40 Blue Stream Way Inlet Beach, FL	1.0–2.0	1.0–2.0	978	$2,342	$2.39	14d	11	0.91mi
48 E Lafayette Rd Inlet Beach, FL	3.0	2.0	1700	$3,700	$2.18	14d	1	1.05mi

HOA detail

• Monthly dues: $308 · $3,696/yr
• Likely covers: water

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   listed $548,951 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,832
• − Mortgage interest: −$30,750
• − Property taxes: −$8,234
• − Insurance: −$2,745
• − Repairs & maintenance: −$3,987
• − Management: −$3,987
• − HOA: −$3,696
• − Depreciation: −$15,969
• Taxable loss: −$19,535
• Est. tax savings @ 24.0%: +$4,688
• After-tax cash flow: $-5,164/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 · 13 photos

Excellent 95/100 None rehab

This single-level townhouse is in excellent condition with modern finishes and a serene setting. It's move-in ready with minimal maintenance required.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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 — 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

2 events — show timeline

• 2026-05-06 Pending — ECAR
• 2026-04-30 Listed $548,951 ECAR