87 Pinetree Ln · DeFuniak Springs, FL 32433

$95,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 59 Days on market

Built 2011 10,018 sqft lot

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

Listing remarks

Check out this 2-bedroom, 1-bath mobile home located within 10 miles of historic DeFuniak Springs and less than an hour to the white sand beaches of the Emerald Coast. Enjoy convenient access to Eglin Air Force Base and Duke Field. This solid manufactured home is ready for your personal touch--ideal for first-time buyers, second-home seekers, or investors. Experience the charm of DeFuniak Springs, known for its historic downtown, the iconic Lake DeFuniak--one of only two perfectly round spring-fed lakes in the world--scenic parks, local shops, and year-round events. A great opportunity to enjoy small-town living with easy access to the coast. Schedule your showing today!

Key facts

• Duke field
• Eglin air force base
• Lake defuniak

Tags

• HISTORIC DEFUNIAK SPRINGS
• EGLIN AIR FORCE BASE
• DUKE FIELD
• LAKE DEFUNIAK
• SCENIC PARKS
• LOCAL SHOPS

Property features AI

Finance

• Financial info: Tax information available (amount not included per instructions)
• HOA & community: Subdivision: OAKWOOD HILLS UNIT 1

Exterior

• Utilities: Public water; Septic tank; Phone available; TV cable available; Electric water heater
• Home design: Mobile home; Single-story
• Construction: Built in 2011; Vinyl siding; Composite shingle roof; Foundation information not provided
• Exterior features: Open porch; Level lot; Road frontage on a county road; Lot dimensions approximately 80 x 125

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: 2 bedrooms; Master bedroom is carpeted and located on the first floor; Both bedrooms located on the first floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s); Electric heat control
• Interior features: Breakfast bar; Recessed lighting; Window treatments; Unfurnished
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: 422 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).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $7k; list at $95k implies a 1257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.39%
• DSCR: 3.02
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Amaryllis Ln	0.19mi	4/2.0	1,475 (-12%)	1mo	$187,500	$127	70
524 E Tiger Lily Ln	0.18mi	4/2.0	1,480 (-12%)	3mo	$192,000	$130	69
40 E Poinsetta Ave	0.70mi	3/2.0 (-1)	1,475 (-12%)	7mo	$225,000	$153	36
216 Girl Scout Rd	0.74mi	4/2.0	1,475 (-12%)	20mo	$178,000	$121	29

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: 59.7%
• Equity multiple: 5.35×
• Total profit: $115,799
• Equity at exit: $85,584

10-year hold

• IRR: 53.2%
• Equity multiple: 11.92×
• Total profit: $290,557
• Equity at exit: $184,564

Cash invested: $26,600 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,006

Break-even live

Break-even rent $713

Max offer price $95,000

Occupancy floor 44%

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: $23,750
• Closing costs: $2,850
• 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	13d	1	0.31mi
150 Hibiscus Ave Defuniak Springs, FL	3.0	2.0	1256	$1,950	$1.55	20d	1	0.75mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 59 DOM
2. 2026-06-17
   days on market $95,000 Active 58 DOM
3. 2026-06-16
   days on market $95,000 Active 57 DOM
4. 2026-06-15
   days on market $95,000 Active 56 DOM
5. 2026-06-14
   days on market $95,000 Active 54 DOM
6. 2026-06-13
   days on market $95,000 Active 53 DOM
7. 2026-06-10
   days on market $95,000 Active 51 DOM
8. 2026-06-09
   days on market $95,000 Active 50 DOM
9. 2026-06-08
   days on market $95,000 Active 49 DOM
10. 2026-06-07
    days on market $95,000 Active 48 DOM
11. 2026-06-05
    days on market $95,000 Active 45 DOM
12. 2026-06-03
    days on market $95,000 Active 44 DOM
13. 2026-06-03
    days on market $95,000 Active 43 DOM
14. 2026-06-01
    days on market $95,000 Active 42 DOM
15. 2026-05-31
    days on market $95,000 Active 41 DOM
16. 2026-05-30
    days on market $95,000 Active 40 DOM
17. 2026-04-21
    listed $95,000 Active
18. 2025-01-11
    price $98,000
19. 2024-04-19
    listed $120,000 Active
20. 2023-08-23
    listed $149,500 Active
21. 2004-12-14
    soldstatus $7,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$486/yr (+$40/mo · 160.5%)

ⓘ 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 6/10 Major
• 🌡 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: $23,836
• − Mortgage interest: −$5,321
• − Property taxes: −$303
• − Insurance: −$475
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$2,764
• Taxable income: $11,160
• Est. tax owed @ 24.0%: −$2,678
• After-tax cash flow: $9,396/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

+1257.1% since first listed

5 events — show timeline

• 2026-04-21 Listed $95,000 ECAR
• 2025-01-11 Price Changed $98,000 ECAR
• 2024-04-19 Listed $120,000 ECAR
• 2023-08-23 Listed $149,500 ECAR
• 2004-12-14 Sold (Public Records) $7,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $303 · -21.4% YoY. Source: county tax records.