42 E Bluebottle Ct · DeFuniak Springs, FL 32433

$190,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 89 Days on market

Built 2022 Good condition 7,840 sqft lot Est $162k · 17% over ↓ 14% 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 +16.1/30.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

* * PRICE REDUCTION * * Looking for the perfect starter home? Looking for a quiet, cozy space to call home? Looking for an area where your children or grandchildren can run and play with no worries? Look no further!! This newer Mobile Home boasts a large primary bedroom with a walk-in closet, soaker tub in the primary bath with double vanity, an office/laundry area just off the laundry room. Open concept Kitchen and Living Room with a large island and coffee bar or bar area. Extra bedrooms are larger than your traditional mobile home rooms. Large porch area is perfect for summer cookouts and overlooks the beautiful backyard area. Privacy fence allow the kids or pups room to run and

Key facts

• Double vanity
• Open concept kitchen
• Walk-in closet

Tags

• LARGE PRIMARY BEDROOM
• WALK-IN CLOSET
• SOAKER TUB
• DOUBLE VANITY
• OFFICE LAUNDRY AREA
• OPEN CONCEPT KITCHEN

Property features AI

Finance

• HOA & community: Subdivision: MOSSY HEAD TOWN OF

Exterior

• Security: Smoke detectors
• Utilities: Private well; Septic tank
• Home design: Mobile home; Single-story; Built in 2022
• Construction: Built in 2022
• Exterior features: Located on a cul-de-sac; Road frontage on a county road; Lot parcel access via county road and gravel/oyster shell

Interior

• Kitchen: Cooktop; Range hood; Dishwasher
• Bedrooms: 3 bedrooms; Master bedroom on the first floor with walk-in closet
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with double vanity and garden tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Pantry; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $178k (6.1% below list).
• Recommended offer: $178k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); 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).
• Market conditions: 423 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 41% 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 $20k 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 $53k 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 89 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,321 (6.1% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $161,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 E Clover Ln	0.18mi	3/2.0	1,140 (0%)	21mo	$140,000	$123	74
266 E Laurel Ln	0.17mi	3/2.0	1,170 (+3%)	24mo	$179,000	$153	68
11 W Lafavre Ln	0.41mi	3/2.0	1,140 (0%)	19mo	$153,000	$134	65
86 Walnut Dr	0.38mi	3/2.0	1,080 (-5%)	15mo	$159,900	$148	61
696 Passion Flower St	0.46mi	3/2.0	1,264 (+11%)	3mo	$182,000	$144	58
51 Clay Basket Ct	0.58mi	3/2.0	1,140 (0%)	20mo	$150,000	$132	56
232 Amaryllis Ln	0.45mi	3/2.0	1,264 (+11%)	11mo	$205,000	$162	52
741 Shorey Dr	0.37mi	3/2.0	1,056 (-7%)	23mo	$150,000	$142	52
560 Shorey Dr	0.68mi	3/2.0	1,144 (+0%)	21mo	$169,900	$149	50
32 E Buckeye St	0.45mi	3/2.0	1,252 (+10%)	17mo	$152,000	$121	49
180 Shorey Dr	0.60mi	2/2.0 (-1)	1,088 (-5%)	14mo	$70,000	$64	48
224 Passion Flower St	0.61mi	2/2.0 (-1)	1,296 (+14%)	21mo	$91,000	$70	26

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $109,600
• Equity at exit: $171,167

10-year hold

• IRR: 22.7%
• Equity multiple: 6.98×
• Total profit: $318,016
• Equity at exit: $369,128

Cash invested: $53,200 (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: 423
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $96

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 90%

Sensitivity live

Price	-10% $227	-5% $161	+0% $96	+5% $30	+10% $-36
Rent	-10% $-45	-5% $25	+0% $96	+5% $166	+10% $237
Rate	-1.0pp $191	-0.5pp $144	base $96	+0.5pp $46	+1.0pp $-4

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	15d	1	0.31mi
71 Lafavre Ln Defuniak Springs, FL	2.0	1.0	806	$1,650	$2.05	22d	1	0.49mi
150 Hibiscus Ave Defuniak Springs, FL	3.0	2.0	1256	$1,950	$1.55	22d	1	1.12mi

Listing history 20 events

1. 2026-06-21
   days on market $190,000 Active 89 DOM
2. 2026-06-18
   days on market $190,000 Active 86 DOM
3. 2026-06-17
   days on market $190,000 Active 85 DOM
4. 2026-06-16
   days on market $190,000 Active 84 DOM
5. 2026-06-15
   days on market $190,000 Active 83 DOM
6. 2026-06-14
   days on market $190,000 Active 81 DOM
7. 2026-06-13
   days on market $190,000 Active 80 DOM
8. 2026-06-10
   days on market $190,000 Active 78 DOM
9. 2026-06-09
   days on market $190,000 Active 77 DOM
10. 2026-06-08
    days on market $190,000 Active 76 DOM
11. 2026-06-07
    days on market $190,000 Active 75 DOM
12. 2026-06-05
    days on market $190,000 Active 72 DOM
13. 2026-06-03
    days on market $190,000 Active 71 DOM
14. 2026-06-03
    days on market $190,000 Active 70 DOM
15. 2026-06-01
    days on market $190,000 Active 69 DOM
16. 2026-05-31
    days on market $190,000 Active 68 DOM
17. 2026-05-30
    days on market $190,000 Active 67 DOM
18. 2026-05-21
    price $190,000
19. 2026-05-01
    price $205,000
20. 2026-03-17
    listed $219,900 Active

ⓘ 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: $21,399
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,527
• Taxable loss: −$1,995
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,627/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 · 13 photos

Good 80/100 Cosmetic rehab

This newer mobile home is in good condition with modern updates and a good curb appeal. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can enhance both the resale and rental value of the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can enhance both the resale and rental value of the property. ↑

ⓘ 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

-13.6% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $190,000 ECAR
• 2026-05-01 Price Changed $205,000 ECAR
• 2026-03-17 Listed $219,900 ECAR