Anfield Plan · Laguna Beach, FL 32461

$496,995

2 bd · 2.0 ba · 1,442 sqft · SingleFamily · 12 Days on market

---

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 +5.6/30.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

The Anfield floorplan offers a perfect combination of spaciousness and style, featuring included 10-foot ceilings that create an open and airy atmosphere. The owners suite boasts an expansive walk-in closet and a luxurious owners bath with the option for a deluxe or luxury shower. The kitchen and family room flow seamlessly together, offering a spacious and inviting area for gathering, complete with a large walk-in pantry and optional built-in appliance layout for effortless entertaining. The included covered patio provides additional living space, while the flexible design allows for an optional study or a third bedroom. The family foyer adds convenience and can be customized with an optio

Key facts

• Optional study
• Covered patio
• 10 foot ceilings

Tags

• 10 FOOT CEILINGS
• WALK IN CLOSET
• LUXURIOUS OWNERS BATH
• LARGE WALK IN PANTRY
• COVERED PATIO
• OPTIONAL STUDY

Property features AI

Finance

• Financial info: List price $496,995

Exterior

• Home design: New construction plan; Located in Inlet Beach, FL
• Exterior features: Living area of 1,442 (listed)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan 'Anfield'

🏗️ New construction. The $496,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $621,502.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $497k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $417k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (23.5% below list).
• Recommended offer: $380k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 3.8% 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: schools F, 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.
• Market conditions: 710 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 31% 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 $30k of equity ($4k loan paydown + $25k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $380,367 (23.5% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.61% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.90%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $621,502
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Bunting Ln Lot 71	0.10mi	2/2.0	1,450 (+1%)	9mo	$625,000	$431	87
141 Green Heron St Lot 66	0.13mi	2/2.0	1,560 (+8%)	4mo	$646,650	$415	77

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: 1.9%
• Equity multiple: 1.12×
• Total profit: $20,521
• Equity at exit: $317,394

10-year hold

• IRR: 5.3%
• Equity multiple: 1.91×
• Total profit: $157,576
• Equity at exit: $520,953

Cash invested: $174,021 (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: 710
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,804 medium
• Mortgage (P&I): −$3,259
• Tax est. 1.5%: −$777 /mo · $9,323/yr
• Insurance: −$259
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $-1,415

Break-even live

Break-even rent $5,595

Max offer price $416,696

Occupancy floor —

Sensitivity live

Price	-10% $-986	-5% $-1,201	+0% $-1,415	+5% $-1,630	+10% $-1,845
Rent	-10% $-1,716	-5% $-1,566	+0% $-1,415	+5% $-1,265	+10% $-1,115
Rate	-1.0pp $-1,102	-0.5pp $-1,257	base $-1,415	+0.5pp $-1,576	+1.0pp $-1,740

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: $155,376
• Closing costs: $18,645
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Suwannee Dr Inlet Beach, FL	2.0	2.0	1442	$3,500	$2.43	14d	1	0.04mi
323 Suwannee Dr Unit 72A Inlet Beach, FL	2.0	2.0	1442	$4,000	$2.77	22d	1	0.05mi
40 Blue Stream Way Inlet Beach, FL	1.0–2.0	1.0–2.0	978	$2,342	$2.39	14d	11	0.76mi
48 E Lafayette Rd Inlet Beach, FL	3.0	2.0	1700	$3,700	$2.18	14d	1	0.98mi

Listing history 11 events

1. 2026-06-18
   days on market $496,995 Active 12 DOM
2. 2026-06-17
   days on market $496,995 Active 11 DOM
3. 2026-06-16
   days on market $496,995 Active 10 DOM
4. 2026-06-15
   days on market $496,995 Active 9 DOM
5. 2026-06-14
   days on market $496,995 Active 7 DOM
6. 2026-06-13
   days on market $496,995 Active 6 DOM
7. 2026-06-10
   days on market $496,995 Active 4 DOM
8. 2026-06-09
   days on market $496,995 Active 3 DOM
9. 2026-06-08
   days on market $496,995 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $496,995 Active 1 DOM

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 18 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: $45,644
• − Mortgage interest: −$34,814
• − Property taxes: −$9,323
• − Insurance: −$4,610
• − Repairs & maintenance: −$3,652
• − Management: −$3,652
• − Depreciation: −$18,080
• Taxable loss: −$28,485
• Est. tax savings @ 24.0%: +$6,836
• After-tax cash flow: $-10,148/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