158 W Honeysuckle St · DeFuniak Springs, FL 32433

$199,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 65 Days on market

Built 2025 10,454 sqft lot Est $260k · 24% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fresh, simple, and easy to love. This newly built home by Flynn Built draws you in with an expansive front porch and offers 2 beds/2 baths with a light, open layout that feels comfortable and livable. Inside, you'll find durable LVP flooring throughout, granite countertops, stainless appliances, and a bright, airy feel that makes the space live larger than expected. The exterior features low-maintenance vinyl siding, making upkeep easy. Also included is a one-year builder warranty for added peace of mind. Plus, with a full-price offer, buyers receive $6,000 toward closing costs, making this a super option for first-time buyers, those downsizing, or anyone looking for a clean, move-in ready

Key facts

• 0.24 acre lot
• Built 2025
• Listed 64 days

Property features AI

Finance

• HOA & community: Located in the Oakwood Hills Unit 3 subdivision

Exterior

• Utilities: Private well water; Septic system; Electric utilities
• Home design: Single-story Pueblo-style home; Entry and main living areas on the first floor; Facing direction not specified
• Construction: Built in 2025; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Front porch

Interior

• Kitchen: Kitchen located on the first floor; Microwave; Dishwasher
• Bedrooms: 2 bedrooms; Master bedroom on the first floor with double vanity in the master bathroom
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Kitchen island; Recessed lighting; Pantry; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $176k (11.8% below list).
• Recommended offer: $176k (11.8% 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); 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: 423 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 + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,538 (11.8% below list)

Questions for the listing agent

1. It's been on market 65 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $260,192
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Cottage Hill Dr	0.16mi	3/2.0	1,363 (-2%)	8mo	$259,000	$190	83
153 E Honeysuckle St	0.04mi	3/2.0	1,254 (-9%)	7mo	$262,900	$210	77
580 Watson Rd	0.26mi	3/2.0	1,272 (-8%)	6mo	$210,990	$166	69
508 Watson Rd	0.31mi	3/2.0	1,272 (-8%)	6mo	$189,888	$149	67
161 E Honeysuckle St	0.04mi	3/2.0	1,220 (-12%)	16mo	$259,000	$212	65
565 W Violet Ln	0.56mi	3/2.0	1,500 (+8%)	3mo	$269,900	$180	58
135 W Buckeye St	0.30mi	3/2.0	1,256 (-9%)	17mo	$249,900	$199	56
85 Buckeye St	0.09mi	3/2.0	1,211 (-12%)	23mo	$249,900	$206	56
196 woodlands Blvd	0.32mi	3/2.0	1,200 (-13%)	12mo	$225,000	$188	53
15 E Tiger Lily Ln	0.72mi	3/2.0	1,272 (-8%)	12mo	$202,990	$160	42
253 Shorey Dr	0.60mi	3/2.0	1,275 (-8%)	23mo	$239,900	$188	40

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: 25.9%
• Equity multiple: 3.07×
• Total profit: $115,106
• Equity at exit: $179,275

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $333,591
• Equity at exit: $386,613

Cash invested: $55,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $106

Break-even live

Break-even rent $1,621

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $219	-5% $162	+0% $106	+5% $50	+10% $-7
Rent	-10% $-33	-5% $37	+0% $106	+5% $175	+10% $245
Rate	-1.0pp $206	-0.5pp $157	base $106	+0.5pp $55	+1.0pp $2

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: $49,750
• Closing costs: $5,970
• 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	14d	1	0.82mi

Listing history 10 events

1. 2026-06-21
   days on market $199,000 Active 65 DOM
2. 2026-06-18
   days on market $199,000 Active 62 DOM
3. 2026-06-17
   days on market $199,000 Active 61 DOM
4. 2026-06-16
   days on market $199,000 Active 60 DOM
5. 2026-06-15
   days on market $199,000 Active 59 DOM
6. 2026-06-14
   days on market $199,000 Active 57 DOM
7. 2026-06-13
   days on market $199,000 Active 56 DOM
8. 2026-06-10
   days on market $199,000 Active 54 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $199,000 Active 53 DOM

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $21,065
• − Mortgage interest: −$11,147
• − Property taxes: −$1,850
• − Insurance: −$995
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,789
• Taxable loss: −$2,087
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,774/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

• 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

+1226.7% since first listed

3 events — show timeline

• 2026-04-17 Listed $199,000 ECAR
• 2025-02-25 Sold (Public Records) $249,900 Public Records
• 2023-05-02 Sold (Public Records) $15,000 Public Records

Property tax history

+475.5%/yr

Latest (2025): $1,850 · +1375.9% YoY. Source: county tax records.