2410 Parker Dr · Niceville, FL 32578

$365,000

3 bd · 2.0 ba · 1,625 sqft · SingleFamily public records · 36 Days on market

Built 1973 0.28 ac lot $225/sqft · 8% below area Est $395k · 8% under

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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 +11.4/30.0
• ARV discount +10.9/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU WON'T BELIEVE THE UPDATES IN THIS LOVELY BRICK HOME--MUST SEE IT TO KNOW IT DOES NOT LOOK LIKE A 70'S HOME! LOVELY, COMPLETELY REMODELED KITCHEN W/NEW CABINETS, TILE FLOORS, ETC;S/S REFRIG. BREAKFAST BAR AND GLASS DOOR CABINETS ON FAMILY ROOM SIDE OF ''OPEN'' KITCHEN. LIVING RM COULD BE GREAT DEN/STUDY, ETC. ENERGY EFFICIENT W/DBL PANE WINDOWS,TRANE HEAT PUMP, 25-YR ROOF (97), NEW HWH. BOTH BATHS WERE REMODELED RECENTLY, ALSO. 1-YR WARRANTY FOR PEACE OF MIND. PRICED TO SELL

Key facts

• New wiring
• Huge garage
• New hvac

Tags

• NEW FLOORING
• GRANITE COUNTERTOPS
• HUGE GARAGE
• NEW WIRING
• NEW ELECTRICAL PANEL
• NEW HVAC

Property features AI

Finance

• Other: Lot size approximately 0.28 acres
• HOA & community: No homeowners association

Exterior

• Parking: Two-car attached garage; Total of four parking spaces (two covered)
• Utilities: Public sewer; Electric with circuit breakers and copper wiring
• Home design: Single-story home; Resale property; Not attached to other properties; Homesteaded; Green features include insulation, insulated walls, and ridge vent
• Construction: Brick and frame construction; Slab foundation; Built as a one-level structure
• Exterior features: Composition roof; Paved road access; County-maintained road; Public water

Interior

• Kitchen: Remodeled kitchen; Updated granite countertops and cabinets
• Bedrooms: Master bedroom on the first floor (approx. 12 x 14 ft); Second bedroom on the first floor (approx. 10 x 14 ft); Third bedroom on the first floor (approx. 10 x 10 ft)
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Office/Study; Double-pane windows; Storm windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (29.3% below list).
• Recommended offer: $258k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.0% in Niceville — 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 79/100 on livability (#147 in FL, #2,207 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Okaloosa (other): math 60% / reading 60% proficiency, ranked #12 of 73 in FL (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.4%/yr); 343 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Okaloosa County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $88k; list at $365k implies a 317% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,182 (29.3% 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 36 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (median comp): $395,119
• List price: $365,000
• Delta: -7.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2432 Roberts Dr	0.09mi	4/2.0 (+1)	1,783 (+10%)	5mo	$275,000	$154	70
2431 Roberts Dr	0.12mi	3/2.0	1,474 (-9%)	10mo	$365,000	$248	70
220 Hillside Dr	0.37mi	3/2.0	1,746 (+7%)	3mo	$360,000	$206	68
2455 Duncan Dr	0.06mi	3/2.0	1,851 (+14%)	8mo	$305,000	$165	67
2409 Roberts Dr	0.15mi	2/2.5 (-1)	1,794 (+10%)	4mo	$399,900	$223	65
2303 Canal Dr	0.30mi	3/2.0	1,491 (-8%)	12mo	$415,000	$278	62
1928 Benton Ave	0.44mi	3/1.0	1,518 (-7%)	13mo	$200,000	$132	54
613 Sailboat Dr	0.61mi	3/2.0	1,749 (+8%)	22mo	$490,000	$280	40
410 Evans Rd	0.65mi	4/3.0 (+1)	1,752 (+8%)	18mo	$375,000	$214	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-74,962
• Equity at exit: $54,423

10-year hold

• IRR: -23.3%
• Equity multiple: -0.03×
• Total profit: $-105,639
• Equity at exit: $31,559

Cash invested: $102,200 (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 32578

• Home prices YoY: -2.5%
• Rents YoY: -0.4%
• Active inventory: 343
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-127

Break-even live

Break-even rent $2,742

Max offer price $342,617

Occupancy floor 100%

Sensitivity live

Price	-10% $80	-5% $-23	+0% $-127	+5% $-230	+10% $-333
Rent	-10% $-331	-5% $-229	+0% $-127	+5% $-25	+10% $77
Rate	-1.0pp $57	-0.5pp $-34	base $-127	+0.5pp $-221	+1.0pp $-318

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 Edgewater Dr Niceville, FL	4.0	3.0	2166	$3,450	$1.59	15d	1	0.20mi
1717 26th St Niceville, FL	3.0	2.0	1484	$1,895	$1.28	45d	1	0.95mi
1755 Union Ave #14 Niceville, FL	3.0	2.5	1317	$2,200	$1.67	23d	1	1.00mi
4276 Calinda Ln Niceville, FL	1.0–2.0	1.0–2.0	962	$1,900	$1.97	45d	5	1.01mi
300 Yacht Club Dr Niceville, FL	2.0	1.0	1100	$2,400	$2.18	15d	1	1.01mi
4270 Calinda Ln Niceville, FL	2.0	2.0	1039	$1,950	$1.88	15d	2	1.02mi
125 Farrah Ave Niceville, FL	3.0	2.5	1696	$2,200	$1.30	15d	1	1.03mi
4204 Whitetail Cir Niceville, FL	3.0	2.0	1901	$2,875	$1.51	15d	1	1.11mi
4261 Armadillo Trl Niceville, FL	3.0	2.0	2052	$2,550	$1.24	15d	1	1.22mi
225 Hudson Boyd Ct Niceville, FL	2.0	2.0	1118	$2,200	$1.97	15d	1	1.25mi
454 Reeves St Niceville, FL	2.0	2.0	1118	$2,100	$1.88	45d	1	1.27mi
124 Harding Rd Unit B Niceville, FL	3.0	2.0	1566	$2,300	$1.47	15d	1	1.41mi
700 Bay Dr #1010 Niceville, FL	2.0	2.0	1775	$2,300	$1.30	23d	1	1.42mi
1200 Deer Moss Loop Niceville, FL	1.0–2.0	1.0–2.0	916	$2,763	$3.02	15d	62	1.45mi
912 Nutmeg Ave Niceville, FL	3.0	2.0	1118	$2,100	$1.88	45d	1	1.50mi
912 Nutmeg Ave Niceville, FL	3.0	2.0	1118	$2,100	$1.88	15d	1	1.50mi

Listing history 17 events

1. 2026-06-10
   status $365,000 Pending 36 DOM
2. 2026-06-09
   days on market $365,000 Contingent 36 DOM
3. 2026-06-08
   days on market $365,000 Contingent 35 DOM
4. 2026-06-07
   days on market $365,000 Contingent 34 DOM
5. 2026-06-05
   days on market $365,000 Contingent 31 DOM
6. 2026-06-02
   days on market $365,000 Contingent 29 DOM
7. 2026-06-01
   days on market $365,000 Contingent 28 DOM
8. 2026-05-31
   days on market $365,000 Contingent 27 DOM
9. 2026-05-30
   days on market $365,000 Contingent 26 DOM
10. 2026-05-08
    price $365,000 960-char remark
11. 2026-05-04
    listed $350,000 Active 960-char remark
12. 2000-04-17
    soldstatus $87,600
13. 2000-04-14
    soldstatus $87,600 482-char remark

    Show marketing remark (482 chars)

    YOU WON'T BELIEVE THE UPDATES IN THIS LOVELY BRICK HOME--MUST SEE IT TO KNOW IT DOES NOT LOOK LIKE A 70'S HOME! LOVELY, COMPLETELY REMODELED KITCHEN W/NEW CABINETS, TILE FLOORS, ETC;S/S REFRIG. BREAKFAST BAR AND GLASS DOOR CABINETS ON FAMILY ROOM SIDE OF ''OPEN'' KITCHEN. LIVING RM COULD BE GREAT DEN/STUDY, ETC. ENERGY EFFICIENT W/DBL PANE WINDOWS,TRANE HEAT PUMP, 25-YR ROOF (97), NEW HWH. BOTH BATHS WERE REMODELED RECENTLY, ALSO. 1-YR WARRANTY FOR PEACE OF MIND. PRICED TO SELL

14. 2000-02-15
    listed $87,600 482-char remark

    Show marketing remark (482 chars)

    YOU WON'T BELIEVE THE UPDATES IN THIS LOVELY BRICK HOME--MUST SEE IT TO KNOW IT DOES NOT LOOK LIKE A 70'S HOME! LOVELY, COMPLETELY REMODELED KITCHEN W/NEW CABINETS, TILE FLOORS, ETC;S/S REFRIG. BREAKFAST BAR AND GLASS DOOR CABINETS ON FAMILY ROOM SIDE OF ''OPEN'' KITCHEN. LIVING RM COULD BE GREAT DEN/STUDY, ETC. ENERGY EFFICIENT W/DBL PANE WINDOWS,TRANE HEAT PUMP, 25-YR ROOF (97), NEW HWH. BOTH BATHS WERE REMODELED RECENTLY, ALSO. 1-YR WARRANTY FOR PEACE OF MIND. PRICED TO SELL

15. 1995-11-02
    soldstatus $81,600
16. 1995-03-20
    listed $83,900
17. 1977-01-01
    soldstatus $22,500

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$1,828/yr (+$152/mo · 152.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 22 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: $30,982
• − Mortgage interest: −$20,446
• − Property taxes: −$1,202
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$10,618
• Taxable loss: −$8,066
• Est. tax savings @ 24.0%: +$1,936
• After-tax cash flow: $415/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: Okaloosa
• NCES district ID: 1201380
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $55,601
• Composite: 51.62/100
• National rank: #1705
• State rank: #12 of 73 in FL

Livability — Niceville

• Score: 79/100
• State rank: #147
• US rank: #2207

Category grades

Amenities F Commute F Cost of living B Crime A Employment A+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niceville, FL
• County: Okaloosa County · 194,352 people
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 34,738
• Household income: $108,972
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 660.0

Population outlook (Okaloosa County) Hauer SSP2

• Today (2025): 235,133 people
• By 2030: 253,483 · +7.8%
• By 2040: 289,537 · +23.1%
• By 2050: 322,954 · +37.3%
• By 2075: 399,624 · +70.0%
• By 2100: 425,311 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 8% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Okaloosa

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.7% · Other 1.1%
• 2008→2024 swing: +2.5pp toward D · 2008: -44.9pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.1 2016: R+47.8 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.87%
• Current HPI: 498.41
• Rent YoY: ▼ -0.36%
• 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

+1522.2% since first listed

10 events — show timeline

• 2026-06-09 Pending — PARMLS
• 2026-05-27 Contingent — PARMLS
• 2026-05-08 Price Changed $365,000 PARMLS
• 2026-05-04 Listed $350,000 PARMLS
• 2000-04-17 Sold (Public Records) $87,600 Public Records
• 2000-04-14 Sold (MLS) $87,600 ECAR
• 2000-02-15 Listed $87,600 ECAR
• 1995-11-02 Sold (Public Records) $81,600 Public Records
• 1995-03-20 Listed $83,900 ECAR
• 1977-01-01 Sold (Public Records) $22,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,202 · +7.2% YoY. Source: county tax records.