MAGNOLIA Plan · DeFuniak Springs, FL 32433

$210,990

3 bd · 2.0 ba · 1,272 sqft · SingleFamily · 625 Days on market

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Why this score? — see what drove the D 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Key facts

• Listed 625 days

Property features AI

Finance

• Financial info: List price $210,990

Exterior

• Home design: MAGNOLIA plan home; Model/plan entry listed as MAGNOLIA
• Construction: New construction (plan)
• Exterior features: Located at Highway 90 & Girl Scout Rd, Defuniak Springs, FL

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: MAGNOLIA; Active new construction plan

🏗️ New construction. The $210,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,952.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (13.1% below list).
• Recommended offer: $183k (13.1% 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-, schools D+, crime D.
• 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.
• Market conditions: 423 active listings in the ZIP; 2 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 42% 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 625 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,448 (13.1% 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 625 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.76% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $242,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Country Blvd	0.23mi	3/2.0	1,288 (+1%)	16mo	$245,000	$190	74
111 Girl Scout Rd	0.14mi	3/2.0	1,114 (-12%)	2mo	$199,990	$180	71
20 Country Blvd	0.21mi	3/2.0	1,363 (+7%)	12mo	$270,000	$198	68
366 Shorey Dr	0.54mi	3/2.0	1,288 (+1%)	10mo	$249,900	$194	64
376 Shorey Dr	0.54mi	3/2.0	1,288 (+1%)	11mo	$249,900	$194	64
675 Passion Flower St	0.37mi	3/2.0	1,145 (-10%)	10mo	$224,000	$196	58
631 Passion Flower St	0.49mi	3/2.0	1,165 (-8%)	9mo	$219,000	$188	56
94 W Oleander Ave	0.60mi	3/2.0	1,363 (+7%)	6mo	$274,900	$202	56
436 W Violet Ln	0.50mi	3/2.0	1,200 (-6%)	15mo	$229,000	$191	55
224 E Iris Ln	0.72mi	3/2.0	1,165 (-8%)	1mo	$209,000	$179	52
72 W Larkspur Ave	0.70mi	3/2.0	1,216 (-4%)	15mo	$90,000	$74	48
390 E Iris Ln	0.73mi	3/2.0	1,114 (-12%)	9mo	$199,990	$180	38

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $117,713
• Equity at exit: $218,870

10-year hold

• IRR: 19.3%
• Equity multiple: 6.27×
• Total profit: $358,208
• Equity at exit: $472,002

Cash invested: $68,027 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,644/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-230

Break-even live

Break-even rent $2,125

Max offer price $209,707

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-146	+0% $-230	+5% $-314	+10% $-398
Rent	-10% $-375	-5% $-302	+0% $-230	+5% $-157	+10% $-85
Rate	-1.0pp $-107	-0.5pp $-168	base $-230	+0.5pp $-293	+1.0pp $-357

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: $60,738
• Closing costs: $7,289
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.84mi
150 Hibiscus Ave Defuniak Springs, FL	3.0	2.0	1256	$1,950	$1.55	22d	1	0.85mi

Listing history 17 events

1. 2026-06-21
   days on market $210,990 Active 625 DOM
2. 2026-06-18
   days on market $210,990 Active 622 DOM
3. 2026-06-17
   days on market $210,990 Active 621 DOM
4. 2026-06-16
   days on market $210,990 Active 620 DOM
5. 2026-06-15
   days on market $210,990 Active 619 DOM
6. 2026-06-14
   days on market $210,990 Active 617 DOM
7. 2026-06-13
   days on market $210,990 Active 616 DOM
8. 2026-06-10
   days on market $210,990 Active 614 DOM
9. 2026-06-09
   days on market $210,990 Active 613 DOM
10. 2026-06-08
    days on market $210,990 Active 612 DOM
11. 2026-06-07
    days on market $210,990 Active 611 DOM
12. 2026-06-05
    days on market $210,990 Active 608 DOM
13. 2026-06-03
    days on market $210,990 Active 607 DOM
14. 2026-06-03
    days on market $210,990 Active 606 DOM
15. 2026-06-01
    days on market $210,990 Active 605 DOM
16. 2026-05-31
    days on market $210,990 Active 604 DOM
17. 2026-05-30
    days on market $210,990 Active 603 DOM

ⓘ 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: $22,014
• − Mortgage interest: −$13,609
• − Property taxes: −$3,644
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$7,068
• Taxable loss: −$7,044
• Est. tax savings @ 24.0%: +$1,691
• After-tax cash flow: $-1,066/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