Oxford Plan · DeFuniak Springs, FL 32435

$249,990

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 32 Days on market

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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 +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0

Listing remarks

The Majors Collection is a new series of single-family homes for sale at the Bay Springs masterplan in DeFunkiak Springs, FL. The city boasts an incredibly well-preserved historic district featuring over 170 Victorian-era buildings, offering lake-inspired living with classic charm in a picturesque setting just a short drive from beautiful Lake DeFunkiak, one of only two almost perfectly round spring-fed lakes in the world. The lake is surrounded by 260-acre Chipley Park, perfect for walking, picnicking, boating, bird-watching and outdoor relaxation. Bay Springs Majors provides the perfect balance of affordable luxury and coastal proximity with access to some of Florida's most stunning beach

Key facts

• Lake inspired living
• Nature trails
• Historic district

Tags

• HISTORIC DISTRICT
• VICTORIAN ERA BUILDINGS
• LAKE INSPIRED LIVING
• NATURE TRAILS
• CLEAR SPRINGS
• OUTDOOR GATHERING SPACES

Property features AI

Finance

• Financial info: List price $269,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family plan (Oxford); Active listing
• Exterior features: Living area approximately 1,707 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Oxford (new construction)

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $254,343.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (28.2% below list).
• Recommended offer: $179k (28.2% 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: Freeport Elementary School (math 50% / reading 57%, grade C, #949 of 2,144 statewide, top 45%, 1,123 students, 55% FRL); Emerald Coast Middle School (math 70% / reading 65%, grade A-, #77 of 571 statewide, top 14%, 868 students, 24% FRL); South Walton High School (math 61% / reading 73%, grade B, #69 of 667 statewide, top 11%, 1,235 students, 20% FRL) — zoned schools average 33% FRL vs 48% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 123 active listings in the ZIP; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,424 (28.2% 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 32 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $254,343
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Bay Springs Blvd Unit 8A	0.33mi	4/2.0	1,707 (0%)	1mo	$247,990	$145	84
108 Bay Springs Blvd Unit 4A	0.32mi	4/2.0	1,732 (+2%)	0mo	$257,490	$149	82
167 Bay Springs Blvd Unit 46A	0.31mi	4/2.0	1,732 (+2%)	2mo	$259,990	$150	81
117 Bay Springs Blvd Unit 50A	0.29mi	4/2.0	1,810 (+6%)	2mo	$314,900	$174	75
187 Bay Springs Blvd Unit 44A	0.31mi	4/2.0	1,810 (+6%)	1mo	$266,980	$148	75
145 Bay Springs Blvd Unit 48A	0.32mi	4/2.0	1,810 (+6%)	2mo	$263,980	$146	74
125 Bay Springs Blvd Unit 49A	0.31mi	3/2.0 (-1)	1,569 (-8%)	2mo	$239,480	$153	65
157 Bay Springs Blvd Unit 47A	0.31mi	4/2.5	1,891 (+11%)	2mo	$276,990	$146	64

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $116,878
• Equity at exit: $229,132

10-year hold

• IRR: 18.5%
• Equity multiple: 6.07×
• Total profit: $361,282
• Equity at exit: $494,133

Cash invested: $71,216 (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 32435

• Home prices YoY: 4.0%
• Active inventory: 123
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$1,334
• Tax est. 1.5%: −$318 /mo · $3,815/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-340

Break-even live

Break-even rent $2,225

Max offer price $205,107

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-252	+0% $-340	+5% $-428	+10% $-516
Rent	-10% $-482	-5% $-411	+0% $-340	+5% $-269	+10% $-199
Rate	-1.0pp $-212	-0.5pp $-276	base $-340	+0.5pp $-406	+1.0pp $-473

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: $63,586
• Closing costs: $7,630
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $249,990 Active 32 DOM
2. 2026-06-18
   days on market $249,990 Active 29 DOM
3. 2026-06-17
   days on market $249,990 Active 28 DOM
4. 2026-06-16
   days on market $249,990 Active 27 DOM
5. 2026-06-15
   days on market $249,990 Active 26 DOM
6. 2026-06-14
   days on market $249,990 Active 24 DOM
7. 2026-06-13
   days on market $249,990 Active 23 DOM
8. 2026-06-10
   days on market $249,990 Active 21 DOM
9. 2026-06-09
   days on market $249,990 Active 20 DOM
10. 2026-06-08
    days on market $249,990 Active 19 DOM
11. 2026-06-07
    days on market $249,990 Active 18 DOM
12. 2026-06-05
    days on market $249,990 Active 15 DOM
13. 2026-06-03
    days on market $249,990 Active 14 DOM
14. 2026-06-03
    days on market $249,990 Active 13 DOM
15. 2026-06-01
    days on market $249,990 Active 12 DOM
16. 2026-05-31
    pricedays on market $249,990 Active 11 DOM
17. 2026-05-30
    days on market $269,990 Active 10 DOM

ⓘ 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: $21,531
• − Mortgage interest: −$14,247
• − Property taxes: −$3,815
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$7,399
• Taxable loss: −$8,647
• Est. tax savings @ 24.0%: +$2,075
• After-tax cash flow: $-2,008/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
• City population: 19,746
• Population (ZIP): 6,359

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 (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 5% Scottish 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 12.25%
• Current HPI: 314.8146
• 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