148 N 7th St · DeFuniak Springs, FL 32433

$160,000

2 bd · 1.0 ba · 990 sqft · SingleFamily · 144 Days on market

Built 2023 3,920 sqft lot ↓ 26% 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).

• Cash flow +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable home within walking distance of growing Historic Defuniak Springs. Cozy 2-bedroom 1 bath home with plenty of parking in the rear of the home. Open floor plan with a quartz countertop kitchen and a living room spacious enough for a sectional. Kitchen comes equipped with Samsung Stainless Steel appliances. This home has an inviting front porch with a smaller front yard area. Survey available.

Key facts

• Inviting front porch
• 3,920 sq ft lot
• Built 2023

Tags

• HISTORIC DEFUNIAK SPRINGS
• QUARTZ COUNTERTOP KITCHEN
• INVITING FRONT PORCH

Property features AI

Finance

• HOA & community: Subdivision: FLOURNOYS S/D

Exterior

• Parking: Street access via paved city road
• Utilities: Public water; Public sewer; Electric service
• Home design: Florida Cottage style; Single-story; Built in 2023
• Construction: Metal roof; Cement fiberboard siding
• Exterior features: Front porch; Survey available; City street frontage; Paved road access

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms; Primary bedroom located on the first floor
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Electric heating controls
• Interior features: Washer/dryer hookup; Tankless water heater
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $60 ($723/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 $148k (7.8% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: West Defuniak Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 669 students, 69% FRL); Walton High School (math 52% / reading 53%, grade C-, #154 of 667 statewide, top 24%, 856 students, 65% FRL) — zoned schools average 67% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 422 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 34% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $99,990
• 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	0.30mi	2/1.0	975 (-2%)	7mo	$210,000	$215	78
170 E Burdick Ave	0.11mi	3/1.5 (+1)	944 (-5%)	14mo	$95,000	$101	68
60 Quebec Ave	0.31mi	3/1.0 (+1)	1,008 (+2%)	15mo	$75,000	$74	65
120 N 8Th St	0.09mi	2/1.0	911 (-8%)	23mo	$87,500	$96	63
397 E Burdick Ave	0.28mi	2/1.0	866 (-12%)	11mo	$57,500	$66	57
414 Quebec Ave	0.65mi	3/1.0 (+1)	1,050 (+6%)	10mo	$132,500	$126	46

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $91,001
• Equity at exit: $144,141

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $265,008
• Equity at exit: $310,845

Cash invested: $44,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $60

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 91%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.38mi
215 Live Oak Ave E Unit A Defuniak Springs, FL	1.0	1.0	810	$1,585	$1.96	13d	1	0.42mi
712 Bruce Ave Defuniak Springs, FL	3.0	2.0	1040	$1,600	$1.54	13d	1	0.82mi
709 S 11th St Defuniak Springs, FL	2.0	1.0	1076	$1,499	$1.39	21d	1	0.93mi
125 N Davis Ln Apt 133 Defuniak Springs, FL	3.0	1.0	925	$1,250	$1.35	21d	1	1.08mi
125 N Davis Ln Unit 129 Defuniak Springs, FL	2.0	1.0	750	$1,095	$1.46	13d	1	1.08mi
90 Andrews Ave Defuniak Springs, FL	3.0	1.0	1118	$1,550	$1.39	13d	1	1.20mi

Listing history 25 events

1. 2026-06-18
   days on market $160,000 Active 144 DOM
2. 2026-06-17
   days on market $160,000 Active 143 DOM
3. 2026-06-16
   days on market $160,000 Active 142 DOM
4. 2026-06-15
   days on market $160,000 Active 141 DOM
5. 2026-06-14
   days on market $160,000 Active 139 DOM
6. 2026-06-13
   days on market $160,000 Active 138 DOM
7. 2026-06-10
   days on market $160,000 Active 136 DOM
8. 2026-06-09
   days on market $160,000 Active 135 DOM
9. 2026-06-08
   days on market $160,000 Active 134 DOM
10. 2026-06-07
    days on market $160,000 Active 133 DOM
11. 2026-06-05
    days on market $160,000 Active 130 DOM
12. 2026-06-03
    days on market $160,000 Active 129 DOM
13. 2026-06-03
    days on market $160,000 Active 128 DOM
14. 2026-06-01
    days on market $160,000 Active 127 DOM
15. 2026-05-31
    days on market $160,000 Active 126 DOM
16. 2026-05-30
    days on market $160,000 Active 125 DOM
17. 2026-01-25
    listed $160,000 Active
18. 2025-03-20
    price $165,000
19. 2025-01-10
    listed $175,000 Active
20. 2024-05-07
    historical $1,600
21. 2023-12-20
    listed $1,600
22. 2023-12-06
    price $185,000
23. 2023-09-07
    price $189,000
24. 2023-07-11
    price $199,000
25. 2023-04-25
    listed $217,000 Active

ⓘ 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 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: $17,711
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,655
• Taxable loss: −$1,940
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,189/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

-26.3% since first listed

9 events — show timeline

• 2026-01-25 Listed $160,000 ECAR
• 2025-03-20 Price Changed $165,000 ECAR
• 2025-01-10 Listed $175,000 ECAR
• 2024-05-07 Rental Removed $1,600 ECAR
• 2023-12-20 Listed for Rent $1,600 ECAR
• 2023-12-06 Price Changed $185,000 ECAR
• 2023-09-07 Price Changed $189,000 ECAR
• 2023-07-11 Price Changed $199,000 ECAR
• 2023-04-25 Listed $217,000 ECAR