542 Woodlands Blvd · DeFuniak Springs, FL 32433

$194,888

3 bd · 2.0 ba · 1,272 sqft · SingleFamily · 71 Days on market

Built 2026 Excellent condition 10,018 sqft lot Est $234k · 17% under ↓ 8% 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 +14.2/30.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

3 bed | 2 bath | 1272 sqft

Key facts

• 0.23 acre lot
• Built 2026
• Listed 71 days

Property features AI

Finance

• Financial info: No additional financial details provided
• HOA & community: Located in the Mossy Head subdivision

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Public water; Septic tank; Electric water heater
• Home design: Ranch-style single-story home; Facing/entry level: First floor
• Construction: Vinyl siding; Built in 2026
• Exterior features: Paved road access; Paved driveway/approach; Lot dimensions approximately 124 x 80

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 3 bedrooms total; Primary bedroom located on the first floor
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat control
• Interior features: Washer/dryer hookup; Double pane windows
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $34 ($405/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 $175k (10.3% below list).
• Recommended offer: $175k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Mossy Head School (math 72% / reading 57%, grade B, #525 of 2,144 statewide, top 26%, 439 students, 86% FRL); Walton High School (math 52% / reading 53%, grade C-, #154 of 667 statewide, top 24%, 856 students, 65% FRL) — zoned schools average 75% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 422 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 $21k of equity ($1k loan paydown + $19k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $174,760 (10.3% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $234,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 E Honeysuckle St	0.17mi	3/2.0	1,254 (-1%)	6mo	$262,900	$210	84
580 Watson Rd	0.35mi	3/2.0	1,272 (0%)	6mo	$210,990	$166	78
508 Watson Rd	0.41mi	3/2.0	1,272 (0%)	6mo	$189,888	$149	76
556 Woodlands Blvd	0.08mi	3/2.0	1,114 (-12%)	0mo	$204,990	$184	75
213 Cottage Hill Dr	0.27mi	3/2.0	1,363 (+7%)	8mo	$259,000	$190	69
196 woodlands Blvd	0.24mi	3/2.0	1,200 (-6%)	12mo	$225,000	$188	69
166 W Honeysuckle St	0.13mi	2/2.0 (-1)	1,105 (-13%)	4mo	$199,000	$180	64
562 Watson Rd	0.38mi	3/2.0	1,114 (-12%)	6mo	$184,888	$166	57
15 E Tiger Lily Ln	0.74mi	3/2.0	1,272 (0%)	12mo	$202,990	$160	55
1623 Trout Dr	0.53mi	3/2.0	1,114 (-12%)	1mo	$179,888	$161	54
1643 Trout Dr	0.46mi	3/2.0	1,114 (-12%)	11mo	$204,990	$184	49
496 Watson Rd	0.56mi	3/2.0	1,114 (-12%)	7mo	$211,990	$190	47

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: 24.8%
• Equity multiple: 2.99×
• Total profit: $108,319
• Equity at exit: $175,571

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $317,342
• Equity at exit: $378,625

Cash invested: $54,569 (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: $1,748 medium
• Mortgage (P&I): −$1,022
• Tax est. 1.5%: −$244 /mo · $2,923/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $34

Break-even live

Break-even rent $1,705

Max offer price $194,888

Occupancy floor 93%

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: $48,722
• Closing costs: $5,847
• 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	13d	1	0.83mi

Listing history 20 events

1. 2026-06-18
   days on market $194,888 Active 71 DOM
2. 2026-06-17
   days on market $194,888 Active 70 DOM
3. 2026-06-16
   days on market $194,888 Active 69 DOM
4. 2026-06-15
   days on market $194,888 Active 68 DOM
5. 2026-06-14
   days on market $194,888 Active 66 DOM
6. 2026-06-13
   days on market $194,888 Active 65 DOM
7. 2026-06-10
   days on market $194,888 Active 63 DOM
8. 2026-06-09
   days on market $194,888 Active 62 DOM
9. 2026-06-08
   days on market $194,888 Active 61 DOM
10. 2026-06-07
    days on market $194,888 Active 60 DOM
11. 2026-06-05
    days on market $194,888 Active 57 DOM
12. 2026-06-03
    days on market $194,888 Active 56 DOM
13. 2026-06-03
    days on market $194,888 Active 55 DOM
14. 2026-06-01
    days on market $194,888 Active 54 DOM
15. 2026-05-31
    days on market $194,888 Active 53 DOM
16. 2026-05-30
    days on market $194,888 Active 52 DOM
17. 2026-05-12
    price $194,888 26-char remark

    Show marketing remark (26 chars)

    3 bed | 2 bath | 1272 sqft

18. 2026-05-12
    price $194,888

    Show marketing remark (26 chars)

    3 bed | 2 bath | 1272 sqft

19. 2026-04-08
    listed $211,990 Active
20. 2026-04-01
    listed $211,990 Active 26-char remark

    Show marketing remark (26 chars)

    3 bed | 2 bath | 1272 sqft

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $20,971
• − Mortgage interest: −$10,917
• − Property taxes: −$2,923
• − Insurance: −$974
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$5,669
• Taxable loss: −$2,868
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,094/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-story home in the Mossy Head Community is move-in ready with new finishes and energy-efficient features, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value.
• Both New flooring in living areas — Improves living space and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value. ↑
• Both New flooring in living areas — Improves living space and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $194,888 Zillow
• 2026-05-12 Price Changed $194,888 ECAR
• 2026-04-08 Listed $211,990 ECAR
• 2026-04-01 Listed $211,990 Zillow