280 Timber Wind Dr · DeFuniak Springs, FL 32433

$229,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 75 Days on market

Built 2002 0.28 ac lot Est $229k · at est.

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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).

• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.2/15.0
• Schools +5.2/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sweet 3 bedrooms, 2 bath home in the city limits. NO HOA. Home has split floor plan with spacious kitchen with lots of cabinets, gas stove and dishwasher. Master Bedroom is 15'x14' with roomy master bath with sliding barn door entrance. Home is conveniently around the corner from the elementary and high school, plus ''wee park'' a public park with swings, water area, public track and ball fields. Garage can be used for extra living area if needed, washer and dryer included. Vinyl sided home is easy to keep clean. Lake Stanley Park across the road from the subdivision that is great for water skiing and fishing etc. with boat launch and tables. Make this treasure yours . .. call today!

Key facts

• 0.28 acre lot
• Garage
• Built 2002

Property features AI

Finance

• HOA & community: Located in the Timber Wind Estates subdivision

Exterior

• Parking: Garage
• Utilities: Electric service; Natural gas available; Public sewer; Tap fee paid
• Home design: Traditional single-story home; Built in 2002; Entry and main living on first floor
• Construction: Composite shingle roof; Trim vinyl exterior; Slab foundation
• Exterior features: Cleared, level lot; Within 1/2 mile to water; City street frontage; Paved road access

Interior

• Kitchen: Breakfast bar
• Bedrooms: 3 bedrooms; Primary bedroom on the first floor with walk-in closet
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heat pump (air to air); Central heating; Natural gas heating; Electric heat controls
• Interior features: Breakfast bar; Vaulted ceilings; Newly painted; Split bedroom floor plan; Washer/dryer hookup; Window treatments
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.1% below list).
• Recommended offer: $179k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in DeFuniak Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Maude Saunders Elementary School (math 58% / reading 52%, grade C, #872 of 2,144 statewide, top 42%, 553 students, 87% 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 $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $230k implies a 119% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,986 (22.1% 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 75 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $228,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
480 Timber Wind Dr	0.06mi	3/2.0	1,218 (+0%)	2mo	$225,000	$185	95
145 Timber Wind Dr	0.11mi	3/2.0	1,233 (+1%)	2mo	$200,000	$162	91
481 Timber Wind Dr	0.10mi	3/2.0	1,240 (+2%)	3mo	$250,000	$202	90
179 Timber Wind Dr	0.09mi	3/2.0	1,179 (-3%)	12mo	$210,000	$178	81
97 Timber Wind Dr	0.15mi	3/2.0	1,182 (-3%)	12mo	$225,000	$190	78
1095 N 20th St	0.10mi	3/2.0	1,233 (+1%)	20mo	$245,000	$199	76
329 Timber Wind Dr	0.06mi	3/2.0	1,304 (+7%)	11mo	$225,000	$173	76
81 Spooner St	0.44mi	3/2.0	1,295 (+6%)	1mo	$245,000	$189	68
125 Timber Wind Dr	0.13mi	3/2.0	1,276 (+5%)	24mo	$239,900	$188	66
125 Rose Cir	0.62mi	3/2.0	1,152 (-5%)	3mo	$50,000	$43	59
48 Royal Dr	0.75mi	3/2.0	1,205 (-1%)	14mo	$249,900	$207	52
948 Lakeview Dr	0.62mi	3/1.0	1,200 (-1%)	22mo	$125,000	$104	47

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $119,784
• Equity at exit: $207,112

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $356,933
• Equity at exit: $446,645

Cash invested: $64,372 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$197 /mo · $2,368/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-85

Break-even live

Break-even rent $1,897

Max offer price $214,931

Occupancy floor 100%

Sensitivity live

Price	-10% $45	-5% $-20	+0% $-85	+5% $-150	+10% $-215
Rent	-10% $-226	-5% $-155	+0% $-85	+5% $-14	+10% $57
Rate	-1.0pp $31	-0.5pp $-26	base $-85	+0.5pp $-144	+1.0pp $-205

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Yearling Ct Defuniak Springs, FL	3.0	2.0	1397	$1,895	$1.36	22d	1	0.47mi
51 Yearling Ct Defuniak Springs, FL	3.0	2.0	1397	$1,750	$1.25	15d	1	0.47mi
163 W Chaffin Ave Defuniak Springs, FL	2.0	2.0	990	$1,600	$1.62	22d	1	1.24mi

Listing history 21 events

1. 2026-06-21
   days on market $229,900 Active 75 DOM
2. 2026-06-18
   days on market $229,900 Active 72 DOM
3. 2026-06-17
   days on market $229,900 Active 71 DOM
4. 2026-06-16
   days on market $229,900 Active 70 DOM
5. 2026-06-15
   days on market $229,900 Active 69 DOM
6. 2026-06-14
   days on market $229,900 Active 67 DOM
7. 2026-06-13
   days on market $229,900 Active 66 DOM
8. 2026-06-10
   days on market $229,900 Active 64 DOM
9. 2026-06-09
   days on market $229,900 Active 63 DOM
10. 2026-06-08
    days on market $229,900 Active 62 DOM
11. 2026-06-07
    days on market $229,900 Active 61 DOM
12. 2026-06-05
    days on market $229,900 Active 58 DOM
13. 2026-06-03
    days on market $229,900 Active 57 DOM
14. 2026-06-03
    days on market $229,900 Active 56 DOM
15. 2026-06-01
    days on market $229,900 Active 55 DOM
16. 2026-05-31
    days on market $229,900 Active 54 DOM
17. 2026-05-30
    days on market $229,900 Active 53 DOM
18. 2026-04-22
    price $229,900
19. 2026-04-07
    listed $250,000 Active
20. 2025-05-12
    soldstatus $105,000
21. 2002-02-25
    soldstatus $82,900

ⓘ 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: $2,368 · $197/mo
• Projected year-2 tax: $2,368 · $197/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 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: $21,478
• − Mortgage interest: −$12,878
• − Property taxes: −$2,368
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$6,688
• Taxable loss: −$5,041
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $193/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

+177.3% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $229,900 ECAR
• 2026-04-07 Listed $250,000 ECAR
• 2025-05-12 Sold (Public Records) $105,000 Public Records
• 2002-02-25 Sold (Public Records) $82,900 Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,368 · +263.8% YoY. Source: county tax records.