69 Windy Hill Dr · DeFuniak Springs, FL 32433

$330,000

4 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 186 Days on market

Built 2022 10,454 sqft lot Est $328k · at est. $19/mo HOA · 1% 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).

• Appreciation +10.0/10.0
• ARV discount +7.3/15.0
• Cash flow +6.3/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Come check out this BEAUTIFUL NEW 2 Story Home in the Magnolia Lakes Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor.

Key facts

• Formal dining room
• Primary suite
• Granite countertops

Tags

• FORMAL DINING ROOM
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE STORAGE
• PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Traditional-style home; 2 stories; Built in 2022
• Construction: Built in 2022
• Exterior features: Lot in a residential single-family zoned area; Subdivision: MAGNOLIA LAKE ESTATES PH 2; No pool

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 4 bedrooms total; Master bedroom located on the second floor
• Bathrooms: 3 bathrooms total (2 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning; Electric heat control
• Interior features: Living room on the first floor; Dining area and separate dining room on the first floor; Half bathroom on the first floor; Owner's closet on the second floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-588 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (38.3% below list).
• Recommended offer: $204k (38.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#694 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, 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: Maude Saunders Elementary School (math 58% / reading 52%, grade C, #872 of 2,144 statewide, top 42%, 553 students, 87% FRL); Walton High School (math 52% / reading 53%, grade C-, #154 of 667 statewide, top 24%, 856 students, 65% FRL) — zoned schools average 76% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 422 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• At $2,037/mo this rent would consume 47% of the median local household income ($52k/yr) (locally 356% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,680 (38.3% 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 186 days. Have you received any prior offers? Is the seller open to a 38% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.63%
• DSCR: 0.66
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $328,440
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Azalea Trce	0.09mi	4/3.0	1,868 (-8%)	8mo	$310,000	$166	71
34 Windy Hill Dr	0.04mi	5/3.0 (+1)	2,212 (+8%)	9mo	$339,000	$153	67
30 Azalea Trce	0.10mi	4/2.0	1,892 (-7%)	22mo	$315,000	$166	65
41 S Hidden Lakes Trl	0.53mi	4/2.0	1,900 (-7%)	2mo	$342,000	$180	62
25 Brandons Ct	0.49mi	4/2.0	1,781 (-13%)	14mo	$260,000	$146	44
397 Hidden Lakes Trl	0.31mi	3/2.0 (-1)	2,329 (+14%)	21mo	$375,000	$161	40
76 Cora Rd	0.59mi	4/2.0	1,781 (-13%)	16mo	$275,000	$154	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $142,275
• Equity at exit: $297,290

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $448,372
• Equity at exit: $641,117

Cash invested: $92,400 (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 32433

• Home prices YoY: 4.2%
• Active inventory: 422
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$310 /mo · $3,717/yr
• Insurance: −$138
• HOA: −$19
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-588

Break-even live

Break-even rent $2,781

Max offer price $226,182

Occupancy floor —

Sensitivity live

Price	-10% $-401	-5% $-494	+0% $-588	+5% $-681	+10% $-774
Rent	-10% $-749	-5% $-668	+0% $-588	+5% $-507	+10% $-427
Rate	-1.0pp $-422	-0.5pp $-504	base $-588	+0.5pp $-673	+1.0pp $-760

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
594 Hunters Ridge Rd Defuniak Springs, FL	3.0	2.0	1654	$1,950	$1.18	14d	1	1.04mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 28 events

1. 2026-06-18
   days on market $330,000 Active 186 DOM
2. 2026-06-17
   days on market $330,000 Active 185 DOM
3. 2026-06-16
   days on market $330,000 Active 184 DOM
4. 2026-06-15
   days on market $330,000 Active 183 DOM
5. 2026-06-14
   days on market $330,000 Active 181 DOM
6. 2026-06-13
   days on market $330,000 Active 180 DOM
7. 2026-06-10
   days on market $330,000 Active 178 DOM
8. 2026-06-09
   days on market $330,000 Active 177 DOM
9. 2026-06-08
   days on market $330,000 Active 176 DOM
10. 2026-06-07
    days on market $330,000 Active 175 DOM
11. 2026-06-05
    days on market $330,000 Active 172 DOM
12. 2026-06-03
    days on market $330,000 Active 171 DOM
13. 2026-06-03
    days on market $330,000 Active 170 DOM
14. 2026-06-01
    days on market $330,000 Active 169 DOM
15. 2026-05-31
    days on market $330,000 Active 168 DOM
16. 2026-05-30
    days on market $330,000 Active 167 DOM
17. 2026-03-13
    price $330,000
18. 2025-12-14
    listed $340,000 Active
19. 2025-05-29
    historical $2,075
20. 2025-05-20
    price $2,075
21. 2025-04-18
    price $2,250
22. 2025-03-22
    listed $2,300
23. 2024-06-06
    listed $359,990 Active
24. 2022-05-23
    soldstatus $300,990 Sold 754-char remark

    Show marketing remark (754 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Magnolia Lakes Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor.

25. 2022-05-23
    soldstatus $300,990 Sold 754-char remark

    Show marketing remark (754 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Magnolia Lakes Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor.

26. 2022-01-12
    historical 754-char remark

    Show marketing remark (754 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Magnolia Lakes Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor.

27. 2022-01-12
    listed $300,990 754-char remark

    Show marketing remark (754 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Magnolia Lakes Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor.

28. 2021-05-14
    soldstatus $119,500

ⓘ 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: $3,717 · $310/mo
• Projected year-2 tax: $3,717 · $310/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $24,442
• − Mortgage interest: −$18,485
• − Property taxes: −$3,717
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$228
• − Depreciation: −$9,600
• Taxable loss: −$13,149
• Est. tax savings @ 24.0%: +$3,156
• After-tax cash flow: $-3,897/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 — DeFuniak Springs

• Score: 64/100
• State rank: #694
• US rank: #14475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeFuniak Springs, FL
• County: Walton County · 70,839 people
• City population: 19,746
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 19,746
• Household income: $52,199
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 356.0

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 (75%)
• Race & ethnicity: White 75% Black 10% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 14.77%
• Current HPI: 367.046
• 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

+176.2% since first listed

12 events — show timeline

• 2026-03-13 Price Changed $330,000 ECAR
• 2025-12-14 Listed $340,000 ECAR
• 2025-05-29 Rental Removed $2,075 ECAR
• 2025-05-20 Price Changed $2,075 ECAR
• 2025-04-18 Price Changed $2,250 ECAR
• 2025-03-22 Listed for Rent $2,300 ECAR
• 2024-06-06 Listed $359,990 ECAR
• 2022-05-23 Sold (MLS) $300,990 ECAR
• 2022-05-23 Sold (MLS) $300,990 NAMLS
• 2022-01-12 Listed $300,990 NAMLS
• 2022-01-12 Listing Removed — NAMLS
• 2021-05-14 Sold (Public Records) $119,500 Public Records

Property tax history

+53.7%/yr

Latest (2025): $3,717 · -9.1% YoY. Source: county tax records.