99 N State Highway 83 · DeFuniak Springs, FL 32433

$180,000

3 bd · 1.0 ba · 998 sqft · SingleFamily public records · 556 Days on market

Built 1940 7,405 sqft lot

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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).

• Cash flow +19.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.2/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great little rental unit for some investor to fix up and rent. Past rental history tenant was there for ten years. Needs new kitchen floor and cabinets. A/C appx. 3 yrs. old. New front porch has just been added-on in 2025. Needs floor covering and water heater and commode. Great little fixer-upper. In walking distance of the lake yard and restaurants and shopping. CASH SALES CONTRACTS ONLY.

Key facts

• Past rental history
• 7,405 sq ft lot
• Garage

Tags

• PAST RENTAL HISTORY

Property features AI

Finance

• HOA & community: Subdivision: TOWN OF DEFUNIAK SPRINGS

Exterior

• Parking: Has garage; Additional parking: other
• Utilities: Electric service; Public water; Public sewer; Tap fee paid
• Home design: Traditional style; Single-story (1 story); Entry and main living areas on the first floor; Resid Single Family, Unrestricted zoning
• Construction: Built in 1940; Wood siding with wood trim
• Exterior features: Porch; Corner lot; Cleared and level lot; Within 1/2 mile to water; Road frontage on city street and state road; Paved road access

Interior

• Kitchen: First-floor kitchen
• Bedrooms: 2 bedrooms (master bedroom on the first floor)
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Heat pump and central heating; Central air conditioning
• Interior features: Living room on the first floor; Kitchen on the first floor; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (10.3% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.8% in DeFuniak Springs — 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 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 556 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $180k implies a 800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 556 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 1940 — 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. 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: 0.90% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $95,808
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 N 11th St	0.12mi	2/1.0 (-1)	975 (-2%)	7mo	$210,000	$215	80
170 E Burdick Ave	0.26mi	3/1.5	944 (-5%)	14mo	$95,000	$101	65
60 Quebec Ave	0.49mi	3/1.0	1,008 (+1%)	15mo	$75,000	$74	63
120 N 8Th St	0.10mi	2/1.0 (-1)	911 (-9%)	23mo	$87,500	$96	56
397 E Burdick Ave	0.46mi	2/1.0 (-1)	866 (-13%)	11mo	$57,500	$66	42
327 W Live Oak Ave Ave	0.63mi	3/1.0	1,120 (+12%)	12mo	$90,000	$80	40

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $109,994
• Equity at exit: $162,158

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $314,307
• Equity at exit: $349,700

Cash invested: $50,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$944
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $189

Break-even live

Break-even rent $1,375

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 W Chaffin Ave Defuniak Springs, FL	2.0	2.0	990	$1,600	$1.62	21d	1	0.15mi
709 S 11th St Defuniak Springs, FL	2.0	1.0	1076	$1,499	$1.39	21d	1	0.86mi
712 Bruce Ave Defuniak Springs, FL	3.0	2.0	1040	$1,600	$1.54	14d	1	0.88mi
125 N Davis Ln Apt 133 Defuniak Springs, FL	3.0	1.0	925	$1,250	$1.35	21d	1	1.31mi
125 N Davis Ln Unit 129 Defuniak Springs, FL	2.0	1.0	750	$1,095	$1.46	14d	1	1.31mi
90 Andrews Ave Defuniak Springs, FL	3.0	1.0	1118	$1,550	$1.39	14d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $180,000 Active 556 DOM
2. 2026-06-17
   days on market $180,000 Active 555 DOM
3. 2026-06-16
   days on market $180,000 Active 554 DOM
4. 2026-06-15
   days on market $180,000 Active 553 DOM
5. 2026-06-14
   days on market $180,000 Active 551 DOM
6. 2026-06-13
   days on market $180,000 Active 550 DOM
7. 2026-06-10
   days on market $180,000 Active 548 DOM
8. 2026-06-09
   days on market $180,000 Active 547 DOM
9. 2026-06-05
   days on market $180,000 Active 545 DOM
10. 2026-06-03
    days on market $180,000 Active 544 DOM
11. 2026-06-03
    days on market $180,000 Active 543 DOM
12. 2026-06-01
    days on market $180,000 Active 542 DOM
13. 2026-05-31
    days on market $180,000 Active 541 DOM
14. 2026-05-30
    days on market $180,000 Active 540 DOM
15. 2024-12-05
    listed $180,000 Active
16. 1995-08-24
    soldstatus $20,000
17. 1991-11-25
    soldstatus $21,810
18. 1985-03-01
    soldstatus $25,000
19. 1980-09-01
    soldstatus $5,000
20. 1979-06-01
    soldstatus $11,000

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$691/yr (+$58/mo · 86.0%)

ⓘ 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 4/10 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: $19,364
• − Mortgage interest: −$10,083
• − Property taxes: −$803
• − Insurance: −$900
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$5,236
• Taxable loss: −$756
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $2,449/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

+1536.4% since first listed

6 events — show timeline

• 2024-12-05 Listed $180,000 ECAR
• 1995-08-24 Sold (Public Records) $20,000 Public Records
• 1991-11-25 Sold (Public Records) $21,810 Public Records
• 1985-03-01 Sold (Public Records) $25,000 Public Records
• 1980-09-01 Sold (Public Records) $5,000 Public Records
• 1979-06-01 Sold (Public Records) $11,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $803 · -2.2% YoY. Source: county tax records.