62 Bayview Dr · Paxton, FL 32567

$85,900

3 bd · 2.0 ba · 1,697 sqft · SingleFamily public records · 231 Days on market

Built 1963 0.42 ac lot ↓ 34% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.5/10.0

Listing remarks

Bring your vision to this 3-bed, 2-bath 1960s home! Offering 1,697 sq ft, this property is a blank canvas resting on a sprawling, nearly half-acre lot. Located just minutes from Paxton and the FL/AL state line, it's a prime project for a buyer ready to customize. The home requires repairs and may not qualify for most traditional financing. This makes it an ideal opportunity for a cash buyer or someone using a renovation loan to build equity and create their dream home.

Key facts

• 0.42 acre lot
• Built 1963
• Listed 231 days

Property features AI

Finance

• HOA & community: No subdivision (None)

Exterior

• Utilities: Private well for water; Public sewer
• Home design: Traditional style; Single-story
• Construction: Built in 1963; Metal roof; Construction includes block and vinyl/wood trim siding
• Exterior features: Chain link fencing; Level lot; Lot dimensions approximately 105' x 173'; County road frontage on a paved road

Interior

• Kitchen: Electric water heater
• Bedrooms: Three bedrooms, all on the first floor (approx. sizes: 12' x 12'; 12' x 10'; 10' x 10')
• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit(s) for cooling; Window/Wall AC
• Interior features: Living room located on the first floor; Kitchen located on the first floor; Total of 5 rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#861 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, 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: 110 active listings in the ZIP; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $594 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $34k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $86k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.15% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.43%
• DSCR: 3.11
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $276,611
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23203 N Us Highway 331	0.59mi	3/3.0	1,682 (-1%)	4mo	$275,000	$163	64
22378 Us Highway 331	0.37mi	3/2.0	1,732 (+2%)	20mo	$230,000	$133	63
137 Parker Ln	0.56mi	2/1.0 (-1)	1,640 (-3%)	3mo	$315,000	$192	57
332 Cannon Dr	0.65mi	4/2.0 (+1)	1,660 (-2%)	9mo	$190,000	$114	53
795 Lake Dr	0.73mi	3/2.0	1,656 (-2%)	11mo	$366,000	$221	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.8%
• Equity multiple: 2.94×
• Total profit: $46,602
• Equity at exit: $12,808

10-year hold

• IRR: 50.7%
• Equity multiple: 5.92×
• Total profit: $118,448
• Equity at exit: $7,427

Cash invested: $24,052 (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 32567

• Home prices YoY: -2.9%
• Active inventory: 110
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$450
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $951

Break-even live

Break-even rent $646

Max offer price $85,900

Occupancy floor 44%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $85,900 Active 231 DOM
2. 2026-06-17
   days on market $85,900 Active 230 DOM
3. 2026-06-16
   price $85,900 Active 229 DOM
4. 2026-06-16
   days on market $92,900 Active 229 DOM
5. 2026-06-15
   days on market $92,900 Active 228 DOM
6. 2026-06-14
   days on market $92,900 Active 226 DOM
7. 2026-06-13
   days on market $92,900 Active 225 DOM
8. 2026-06-10
   days on market $92,900 Active 223 DOM
9. 2026-06-09
   days on market $92,900 Active 222 DOM
10. 2026-06-08
    days on market $92,900 Active 221 DOM
11. 2026-06-07
    days on market $92,900 Active 220 DOM
12. 2026-06-05
    days on market $92,900 Active 217 DOM
13. 2026-06-03
    days on market $92,900 Active 216 DOM
14. 2026-06-03
    days on market $92,900 Active 215 DOM
15. 2026-06-01
    days on market $92,900 Active 214 DOM
16. 2026-05-31
    days on market $92,900 Active 213 DOM
17. 2026-05-30
    days on market $92,900 Active 212 DOM
18. 2026-04-08
    price $92,900
19. 2026-03-18
    price $99,000
20. 2025-11-19
    price $113,900
21. 2025-11-03
    soldstatus $55,125
22. 2025-10-18
    listed $119,900 Active
23. 2022-10-27
    historical
24. 2022-10-06
    listed $139,990 Active

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: +$421/yr (+$35/mo · 144.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 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: $22,196
• − Mortgage interest: −$4,812
• − Property taxes: −$292
• − Insurance: −$430
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,499
• Taxable income: $10,612
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $8,860/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 — Paxton

• Score: 57/100
• State rank: #861
• US rank: #22199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paxton, FL
• Population (ZIP): 4,820

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 (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Iranian 5% Romanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -7.00%
• Current HPI: 236.47
• Rent YoY: —
• Metro: —
• 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

-33.6% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $92,900 ECAR
• 2026-03-18 Price Changed $99,000 ECAR
• 2025-11-19 Price Changed $113,900 ECAR
• 2025-11-03 Sold (Public Records) $55,125 Public Records
• 2025-10-18 Listed $119,900 ECAR
• 2022-10-27 Listing Removed — NAMLS
• 2022-10-06 Listed $139,990 NAMLS

Property tax history

-0.6%/yr

Latest (2025): $292 · +1.2% YoY. Source: county tax records.