10 Brandons Ct · DeFuniak Springs, FL 32433

$299,700

4 bd · 2.0 ba · 1,781 sqft · SingleFamily public records · 53 Days on market

Built 2021 0.30 ac lot Est $303k · at est. $50/mo HOA · 3% 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 +8.0/15.0
• Cash flow +6.7/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.0/10.0

Listing remarks MLS

You will love this DELIGHTFUL NEW Single-Story Home in the Pinehurst Estates Community! The desirable Radford 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). Additionally, the primary suite has a private bath with dual vanity sinks and a walk-in closet. This home also includes 3 more bedrooms and a full secondary bath. Outside, there is a relaxing patio space. Outside, there is a relaxing covered patio space. This community offers many amenities, including ____.

Key facts

• Large breakfast bar
• Split floor plan
• Stainless appliances

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• LARGE BREAKFAST BAR
• WALK-IN PANTRY

Property features AI

Finance

• HOA & community: Located in the PINEHURST subdivision

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Utilities: Public water; Public sewer; Electric service; TV cable available
• Home design: Traditional-style single-family home; One story; Built in 2021; Zoned for single family
• Construction: Composite shingle roof; Slab foundation
• Exterior features: Covered patio; Porch; Corner lot; Covenants and restrictions; Located on a cul-de-sac; Paved road access

Interior

• Kitchen: Kitchen on the first floor; Dishwasher; Microwave; Breakfast bar; Pantry
• Bedrooms: 4 bedrooms (master suite on the first floor)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric heat control
• Interior features: Breakfast bar; Recessed lighting; Pantry; Split bedroom floor plan; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (35.2% below list).
• Recommended offer: $194k (35.2% 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); 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 45% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $252k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $194,295 (35.2% 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 53 days. Have you received any prior offers? Is the seller open to a 35% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.84%
• DSCR: 0.70
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $302,770
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Brandons Ct	0.03mi	4/2.0	1,781 (0%)	14mo	$260,000	$146	87
76 Cora Rd	0.10mi	4/2.0	1,781 (0%)	16mo	$275,000	$154	82
41 S Hidden Lakes Trl	0.24mi	4/2.0	1,900 (+7%)	2mo	$342,000	$180	76
676 Hunters Ridge Rd	0.62mi	3/2.0 (-1)	1,722 (-3%)	3mo	$300,000	$174	58
80 Azalea Trce	0.54mi	4/3.0	1,868 (+5%)	8mo	$310,000	$166	56
30 Azalea Trce	0.49mi	4/2.0	1,892 (+6%)	22mo	$315,000	$166	48
537 Hunters Ridge Rd	0.73mi	4/2.0	1,719 (-4%)	14mo	$299,900	$174	48
61 Spooner St	0.70mi	3/2.0 (-1)	1,616 (-9%)	1mo	$282,000	$175	46
451 Hunters Ridge Rd	0.70mi	3/2.0 (-1)	1,615 (-9%)	11mo	$255,000	$158	37
237 WALTON Rd	0.63mi	4/2.0	1,520 (-15%)	19mo	$259,000	$170	30
247 WALTON Rd	0.61mi	4/2.0	1,520 (-15%)	21mo	$259,900	$171	30

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $132,733
• Equity at exit: $269,994

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $414,838
• Equity at exit: $582,251

Cash invested: $83,916 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,572
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-479

Break-even live

Break-even rent $2,549

Max offer price $215,144

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-394	+0% $-479	+5% $-563	+10% $-648
Rent	-10% $-632	-5% $-555	+0% $-479	+5% $-402	+10% $-325
Rate	-1.0pp $-328	-0.5pp $-402	base $-479	+0.5pp $-556	+1.0pp $-635

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: $74,925
• Closing costs: $8,991
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Yearling Ct Defuniak Springs, FL	3.0	2.0	1397	$1,895	$1.36	23d	1	0.56mi
51 Yearling Ct Defuniak Springs, FL	3.0	2.0	1397	$1,750	$1.25	15d	1	0.56mi
594 Hunters Ridge Rd Defuniak Springs, FL	3.0	2.0	1654	$1,950	$1.18	15d	1	0.69mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-21
   days on market $299,700 Active 53 DOM
2. 2026-06-18
   days on market $299,700 Active 50 DOM
3. 2026-06-17
   days on market $299,700 Active 49 DOM
4. 2026-06-16
   days on market $299,700 Active 48 DOM
5. 2026-06-15
   days on market $299,700 Active 47 DOM
6. 2026-06-14
   days on market $299,700 Active 45 DOM
7. 2026-06-13
   days on market $299,700 Active 44 DOM
8. 2026-06-10
   days on market $299,700 Active 42 DOM
9. 2026-06-09
   days on market $299,700 Active 41 DOM
10. 2026-06-08
    days on market $299,700 Active 40 DOM
11. 2026-06-07
    days on market $299,700 Active 39 DOM
12. 2026-06-05
    days on market $299,700 Active 36 DOM
13. 2026-06-03
    days on market $299,700 Active 35 DOM
14. 2026-06-03
    days on market $299,700 Active 34 DOM
15. 2026-06-01
    days on market $299,700 Active 33 DOM
16. 2026-05-31
    days on market $299,700 Active 32 DOM
17. 2026-05-30
    days on market $299,700 Active 31 DOM
18. 2026-04-29
    listed $299,700 Active
19. 2021-12-21
    soldstatus $251,990 Sold 652-char remark

    Show marketing remark (652 chars)

    You will love this DELIGHTFUL NEW Single-Story Home in the Pinehurst Estates Community! The desirable Radford 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). Additionally, the primary suite has a private bath with dual vanity sinks and a walk-in closet. This home also includes 3 more bedrooms and a full secondary bath. Outside, there is a relaxing patio space. Outside, there is a relaxing covered patio space. This community offers many amenities, including ____.

20. 2021-12-21
    soldstatus $251,990 652-char remark

    Show marketing remark (652 chars)

    You will love this DELIGHTFUL NEW Single-Story Home in the Pinehurst Estates Community! The desirable Radford 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). Additionally, the primary suite has a private bath with dual vanity sinks and a walk-in closet. This home also includes 3 more bedrooms and a full secondary bath. Outside, there is a relaxing patio space. Outside, there is a relaxing covered patio space. This community offers many amenities, including ____.

21. 2021-08-27
    listed $251,990 652-char remark

    Show marketing remark (652 chars)

    You will love this DELIGHTFUL NEW Single-Story Home in the Pinehurst Estates Community! The desirable Radford 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). Additionally, the primary suite has a private bath with dual vanity sinks and a walk-in closet. This home also includes 3 more bedrooms and a full secondary bath. Outside, there is a relaxing patio space. Outside, there is a relaxing covered patio space. This community offers many amenities, including ____.

ⓘ 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: $3,205 · $267/mo
• Projected year-2 tax: $3,205 · $267/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 5/10 Major
• 🌡 Heat 8/10 Severe 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: $23,315
• − Mortgage interest: −$16,788
• − Property taxes: −$3,205
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − HOA: −$600
• − Depreciation: −$8,719
• Taxable loss: −$11,225
• Est. tax savings @ 24.0%: +$2,694
• After-tax cash flow: $-3,050/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

+18.9% since first listed

4 events — show timeline

• 2026-04-29 Listed $299,700 ECAR
• 2021-12-21 Sold (MLS) $251,990 NAMLS
• 2021-12-21 Sold (MLS) $251,990 ECAR
• 2021-08-27 Listed $251,990 NAMLS

Property tax history

+77.1%/yr

Latest (2025): $3,205 · +1.3% YoY. Source: county tax records.