320 Woodlands Blvd · DeFuniak Springs, FL 32433

$209,900

3 bd · 2.0 ba · 1,363 sqft · SingleFamily · 229 Days on market

Built 2025 10,018 sqft lot Est $259k · 19% under ↓ 19% since listing

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Why this score? — see what drove the C 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 +15.0/15.0
• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Priced below all other comparable homes in the area, this property offers the lowest price per square foot currently on the market! Featuring a garage and no carpet throughout, this home combines low-maintenance living with unbeatable value. Located in an investor-friendly area with rental potential of approximately $2,000 per month, this is an excellent opportunity for both homeowners and investors alike. Whether you're looking for a primary residence or a cash-flow opportunity, this home checks all the boxes. Don't miss one of the best values in the neighborhood! This home is ideally located in Flood Zone X (no required flood insurance), offering peace of mind and long-term savings. You

Key facts

• Flood zone x
• Quartz counter tops
• 0.23 acre lot

Tags

• NEW CONSTRUCTION HOME
• FLOOD ZONE X
• 1 YEAR BUILDER'S WARRANTY
• QUARTZ COUNTER TOPS
• WALL TO WALL LVP FLOORING
• CEILING FANS IN EVERY ROOM

Property features AI

Finance

• HOA & community: Subdivision: OAKWOOD HILLS UNIT 3

Exterior

• Parking: Attached garage with 1 garage space; Driveway with space for 3 vehicles; Garage door opener
• Security: Smoke detectors installed
• Utilities: Public water; Septic tank; Electric power; Water heater - electric; Insulated doors
• Home design: Ranch-style single-story home; Facing/entry level: first floor; Resid Single Family zoning
• Construction: Frame construction with vinyl siding; Shingle roof; Slab foundation; New construction (built in 2025)
• Exterior features: Front porch; Cleared, interior lot; Survey available; Lot accessed via paved city road; Lot dimensions approximately 125 x 80

Interior

• Kitchen: Dishwasher; Microwave; Kitchen island; Breakfast bar
• Bedrooms: 3 bedrooms (master bedroom on the first floor with walk-in closet)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with double vanity
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Kitchen island; Recessed lighting; Pull-down attic stairs; Washer/dryer hookup; Doors with energy-efficient features
• Laundry & utility: Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-62 ($-742/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (16.3% below list).
• Recommended offer: $176k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in DeFuniak Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mossy Head School (math 72% / reading 57%, grade B, #525 of 2,144 statewide, top 26%, 439 students, 86% FRL); Emerald Coast Middle School (math 70% / reading 65%, grade A-, #77 of 571 statewide, top 14%, 868 students, 24% FRL); Walton High School (math 52% / reading 53%, grade C-, #154 of 667 statewide, top 24%, 856 students, 65% FRL).
• Market conditions: 423 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).
• This rent runs 40% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,785 (16.3% 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 229 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $258,970
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Cottage Hill Dr	0.33mi	3/2.0	1,363 (0%)	8mo	$259,000	$190	78
153 E Honeysuckle St	0.26mi	3/2.0	1,254 (-8%)	7mo	$262,900	$210	69
580 Watson Rd	0.44mi	3/2.0	1,272 (-7%)	6mo	$210,990	$166	63
196 woodlands Blvd	0.20mi	3/2.0	1,200 (-12%)	12mo	$225,000	$188	61
508 Watson Rd	0.50mi	3/2.0	1,272 (-7%)	6mo	$189,888	$149	61
161 E Honeysuckle St	0.26mi	3/2.0	1,220 (-10%)	16mo	$259,000	$212	57
135 W Buckeye St	0.33mi	3/2.0	1,256 (-8%)	17mo	$249,900	$199	57
85 Buckeye St	0.20mi	3/2.0	1,211 (-11%)	23mo	$249,900	$206	52
565 W Violet Ln	0.73mi	3/2.0	1,500 (+10%)	3mo	$269,900	$180	47
15 E Tiger Lily Ln	0.73mi	3/2.0	1,272 (-7%)	12mo	$202,990	$160	44

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $110,403
• Equity at exit: $189,095

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $328,270
• Equity at exit: $407,790

Cash invested: $58,772 (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: 423
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-62

Break-even live

Break-even rent $1,836

Max offer price $200,947

Occupancy floor 99%

Sensitivity live

Price	-10% $83	-5% $11	+0% $-62	+5% $-134	+10% $-207
Rent	-10% $-201	-5% $-131	+0% $-62	+5% $8	+10% $77
Rate	-1.0pp $44	-0.5pp $-8	base $-62	+0.5pp $-116	+1.0pp $-172

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Tiger Lily Ln Defuniak Springs, FL	3.0	2.0	1114	$1,795	$1.61	15d	1	0.79mi

Listing history 13 events

1. 2026-06-01
   days on market $209,900 Active 229 DOM
2. 2026-05-31
   days on market $209,900 Active 228 DOM
3. 2026-05-30
   days on market $209,900 Active 227 DOM
4. 2026-05-04
   price $209,900
5. 2026-04-27
   price $219,000
6. 2026-04-20
   price $224,900
7. 2026-04-04
   price $225,900
8. 2026-04-03
   price $238,900
9. 2026-03-24
   price $239,900
10. 2026-03-17
    price $252,900
11. 2026-03-08
    price $253,900
12. 2026-02-05
    price $254,900
13. 2025-10-15
    listed $259,900 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: $21,094
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$6,106
• Taxable loss: −$4,343
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $300/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

• 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

-19.2% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $209,900 ECAR
• 2026-04-27 Price Changed $219,000 ECAR
• 2026-04-20 Price Changed $224,900 ECAR
• 2026-04-04 Price Changed $225,900 ECAR
• 2026-04-03 Price Changed $238,900 ECAR
• 2026-03-24 Price Changed $239,900 ECAR
• 2026-03-17 Price Changed $252,900 ECAR
• 2026-03-08 Price Changed $253,900 ECAR
• 2026-02-05 Price Changed $254,900 ECAR
• 2025-10-15 Listed $259,900 ECAR