756 Graysen Ln · DeFuniak Springs, FL 32435

$324,900

4 bd · 3.0 ba · 2,160 sqft · SingleFamily public records · 390 Days on market

Built 2023 9,720 sqft lot Est $298k · 9% over

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Why this score? — see what drove the F 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
• Cash flow +6.4/30.0
• Schools +5.2/10.0
• ARV discount +3.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

Come check out this BEAUTIFUL NEW 2-Story Home in the Sawmill Court Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Including Range with a Microwave hood and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath, dual vanity sinks, and a walk-in closet. The other three bedrooms contain a walk-in closet and share a secondary full-sized bath. This desirable plan also includes additional loft space and a Walk-in Laundry room.

Key facts

• 9,720 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Electric service; Public water; Septic tank
• Home design: Traditional-style home; 2 stories; Built in 2023
• Construction: Built in 2023
• Exterior features: Lot roughly 108 x 90; Subdivision: Sawmill Court; No pool

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 4 bedrooms total; Primary bedroom located on the second floor; Additional bedrooms located on the second floor
• Bathrooms: 3 bathrooms total (2 full, 1 half)
• Heating & cooling: Central electric air conditioning
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (44.3% below list).
• Recommended offer: $181k (44.3% 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); Walton High School (math 52% / reading 53%, grade C-, #154 of 667 statewide, top 24%, 856 students, 65% FRL) — zoned schools at 48% FRL track 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,881 (44.3% 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 390 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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. 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: 0.56% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $298,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
857 Graysen Ln	0.12mi	5/3.0 (+1)	2,180 (+1%)	22mo	$299,990	$138	69
941 Graysen Ln	0.15mi	5/3.0 (+1)	2,180 (+1%)	22mo	$299,990	$138	69
891 Graysen Ln	0.14mi	4/2.5	2,014 (-7%)	21mo	$291,888	$145	63

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $140,582
• Equity at exit: $292,696

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $442,243
• Equity at exit: $631,209

Cash invested: $90,972 (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: 15.0×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-569

Break-even live

Break-even rent $2,529

Max offer price $224,376

Occupancy floor —

Sensitivity live

Price	-10% $-385	-5% $-477	+0% $-569	+5% $-661	+10% $-753
Rent	-10% $-712	-5% $-640	+0% $-569	+5% $-498	+10% $-426
Rate	-1.0pp $-405	-0.5pp $-486	base $-569	+0.5pp $-653	+1.0pp $-739

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $324,900 Active 390 DOM
2. 2026-06-18
   days on market $324,900 Active 387 DOM
3. 2026-06-17
   days on market $324,900 Active 386 DOM
4. 2026-06-16
   days on market $324,900 Active 385 DOM
5. 2026-06-15
   days on market $324,900 Active 384 DOM
6. 2026-06-14
   days on market $324,900 Active 382 DOM
7. 2026-06-13
   days on market $324,900 Active 381 DOM
8. 2026-06-10
   days on market $324,900 Active 379 DOM
9. 2026-06-09
   days on market $324,900 Active 378 DOM
10. 2026-06-08
    days on market $324,900 Active 377 DOM
11. 2026-06-07
    days on market $324,900 Active 376 DOM
12. 2026-06-05
    days on market $324,900 Active 373 DOM
13. 2026-06-03
    days on market $324,900 Active 372 DOM
14. 2026-06-03
    days on market $324,900 Active 371 DOM
15. 2026-06-01
    days on market $324,900 Active 370 DOM
16. 2026-05-31
    days on market $324,900 Active 369 DOM
17. 2026-05-30
    days on market $324,900 Active 368 DOM
18. 2026-04-08
    price $324,900
19. 2025-07-24
    price $334,500
20. 2025-06-04
    price $339,500
21. 2025-05-27
    listed $340,000 Active
22. 2023-09-15
    soldstatus $298,990 Sold 717-char remark

    Show marketing remark (717 chars)

    Come check out this BEAUTIFUL NEW 2-Story Home in the Sawmill Court Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Including Range with a Microwave hood and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath, dual vanity sinks, and a walk-in closet. The other three bedrooms contain a walk-in closet and share a secondary full-sized bath. This desirable plan also includes additional loft space and a Walk-in Laundry room.

23. 2023-08-01
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Come check out this BEAUTIFUL NEW 2-Story Home in the Sawmill Court Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Including Range with a Microwave hood and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath, dual vanity sinks, and a walk-in closet. The other three bedrooms contain a walk-in closet and share a secondary full-sized bath. This desirable plan also includes additional loft space and a Walk-in Laundry room.

24. 2023-05-30
    price $298,990 717-char remark

    Show marketing remark (717 chars)

    Come check out this BEAUTIFUL NEW 2-Story Home in the Sawmill Court Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Including Range with a Microwave hood and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath, dual vanity sinks, and a walk-in closet. The other three bedrooms contain a walk-in closet and share a secondary full-sized bath. This desirable plan also includes additional loft space and a Walk-in Laundry room.

25. 2023-05-15
    listed $293,990 Active 717-char remark

    Show marketing remark (717 chars)

    Come check out this BEAUTIFUL NEW 2-Story Home in the Sawmill Court Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Including Range with a Microwave hood and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath, dual vanity sinks, and a walk-in closet. The other three bedrooms contain a walk-in closet and share a secondary full-sized bath. This desirable plan also includes additional loft space and a Walk-in Laundry room.

26. 2022-09-16
    soldstatus $306,000
27. 2019-09-25
    soldstatus $255,071

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$791/yr (+$66/mo · 41.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $21,706
• − Mortgage interest: −$18,199
• − Property taxes: −$1,906
• − Insurance: −$1,624
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$9,452
• Taxable loss: −$12,949
• Est. tax savings @ 24.0%: +$3,108
• After-tax cash flow: $-3,721/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

• 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

Price history

+27.4% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $324,900 ECAR
• 2025-07-24 Price Changed $334,500 ECAR
• 2025-06-04 Price Changed $339,500 ECAR
• 2025-05-27 Listed $340,000 ECAR
• 2023-09-15 Sold (MLS) $298,990 ECAR
• 2023-08-01 Pending — ECAR
• 2023-05-30 Price Changed $298,990 ECAR
• 2023-05-15 Listed $293,990 ECAR
• 2022-09-16 Sold (Public Records) $306,000 Public Records
• 2019-09-25 Sold (Public Records) $255,071 Public Records

Property tax history

+66.4%/yr

Latest (2025): $1,906 · -0.9% YoY. Source: county tax records.