103 Jamie Ct · Crestview, FL 32539

$239,900

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 51 Days on market

Built 1985 8,276 sqft lot $174/sqft · at area comps Est $261k · 8% under

---

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 +11.9/30.0
• ARV discount +11.2/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special / Fixer Opportunity! This 3-bedroom, 2-bath home is a blank canvas ready for your vision. Remodeling has already begun, with the existing flooring removed, giving you a head start on transforming the space to your taste. With a functional layout and solid footprint, this property offers endless potential for investors, flippers, or buyers looking to customize their dream home from the ground up. Bring your contractor and imagination—this is your chance to create something special.

Key facts

• Spacious backyard
• Quiet court
• Updated cabinetry

Tags

• NEW ROOF
• UPDATED CABINETRY
• SPACIOUS BACKYARD
• NO HOA
• QUIET COURT

Property features AI

Finance

• HOA & community: Subdivision: CORNER OAKS ESTATES

Exterior

• Parking: Driveway with 2 spaces
• Utilities: Electric service; Public water; Public sewer; Electric water heater
• Home design: Traditional single-story home; Entry level: First floor
• Construction: Brick construction; Built in 1985; Slab foundation
• Exterior features: Cleared lot; City street frontage; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (master on the first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Washer/dryer hookup; Central air conditioning; Central heating
• 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 $240k.

Deal economics

• At list price, monthly cash flow is $-64 ($-763/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (24.3% below list).
• Recommended offer: $182k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.4% in Crestview — 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 75/100 on livability (#252 in FL, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, 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.
• Zoned schools: Walker Elementary School (math 52% / reading 55%, grade C, #949 of 2,144 statewide, top 45%, 864 students, 61% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 526 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 51 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $44k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $240k implies a 60% 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 $181,716 (24.3% 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 51 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $261,080
• List price: $239,900
• Delta: -8.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Brackin St	0.10mi	3/2.0	1,257 (-9%)	9mo	$245,000	$195	73
202 Mc Arthur St	0.24mi	3/2.0	1,291 (-7%)	6mo	$215,000	$167	72
548 Hyde Park Dr	0.34mi	3/2.0	1,276 (-8%)	2mo	$266,000	$208	69
438 Brackin St	0.09mi	3/2.0	1,562 (+13%)	6mo	$250,000	$160	69
472 Stillwell Blvd	0.38mi	3/2.0	1,322 (-4%)	9mo	$200,000	$151	68
516 Hyde Park Dr	0.43mi	3/2.0	1,290 (-7%)	5mo	$162,000	$126	65
2893 Pansy Ave	0.60mi	2/2.0 (-1)	1,376 (-0%)	8mo	$187,500	$136	60
960 Valley Rd	0.67mi	3/2.0	1,407 (+2%)	8mo	$227,000	$161	59
1126 Farmer St	0.73mi	3/2.0	1,327 (-4%)	3mo	$220,000	$166	57
2920 Patch Ave	0.56mi	3/2.0	1,514 (+10%)	5mo	$270,000	$178	54
786 9th Ave	0.59mi	3/2.0	1,582 (+14%)	9mo	$180,000	$114	41
302 Dixie St	0.74mi	3/1.0	1,212 (-12%)	1mo	$183,000	$151	40

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-48,114
• Equity at exit: $35,770

10-year hold

• IRR: -22.2%
• Equity multiple: -0.00×
• Total profit: $-67,225
• Equity at exit: $20,742

Cash invested: $67,172 (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 32539

• Home prices YoY: -17.8%
• Rents YoY: 0.1%
• Active inventory: 526
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-64

Break-even live

Break-even rent $1,898

Max offer price $228,664

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $4	+0% $-64	+5% $-132	+10% $-199
Rent	-10% $-207	-5% $-135	+0% $-64	+5% $8	+10% $80
Rate	-1.0pp $57	-0.5pp $-3	base $-64	+0.5pp $-126	+1.0pp $-189

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Eisenhower Dr Crestview, FL	3.0	2.0	1809	$2,200	$1.22	45d	1	0.17mi
311 Dahlquist Dr Crestview, FL	4.0	2.5	1770	$2,050	$1.16	23d	1	0.19mi
304 Strawbridge Dr Crestview, FL	4.0	2.0	1650	$1,850	$1.12	15d	1	0.28mi
502 Hyde Park Dr Crestview, FL	3.0	2.0	1302	$1,795	$1.38	15d	1	0.46mi
812 Carlton St Crestview, FL	3.0	2.5	1393	$1,495	$1.07	23d	1	0.53mi
815 Valley Rd Crestview, FL	3.0	2.5	1373	$1,550	$1.13	45d	1	0.58mi
326 Dixie St Crestview, FL	3.0	1.0	1386	$1,400	$1.01	45d	1	0.73mi
107 Hampton Dr Crestview, FL	2.0	1.5	972	$1,300	$1.34	23d	1	0.78mi
2942 Sholtz Ave Crestview, FL	3.0	2.0	1266	$1,600	$1.26	45d	1	0.78mi
122 Hampton Dr Crestview, FL	2.0	1.5	1080	$1,195	$1.11	45d	1	0.82mi
122 Hampton Dr Unit 1 Crestview, FL	2.0	2.0	1080	$1,195	$1.11	45d	1	0.82mi
124 Hampton Dr Crestview, FL	2.0	1.5	952	$1,195	$1.26	23d	1	0.82mi
124 Hampton Dr Unit 1 Crestview, FL	2.0	1.5	952	$1,195	$1.26	45d	1	0.83mi
498 North Ave E Unit A Crestview, FL	2.0	2.0	1081	$1,450	$1.34	45d	1	0.87mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	45d	1	0.93mi
408 Arbor Lake Dr Crestview, FL	3.0	2.5	1755	$1,900	$1.08	15d	1	0.99mi
205 Powell Dr Crestview, FL	3.0	1.5	1008	$1,400	$1.39	45d	1	1.04mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,400	$1.27	45d	1	1.04mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,375	$1.25	23d	1	1.04mi
830 Arbor Lake Dr Crestview, FL	2.0	2.5	1200	$1,400	$1.17	15d	1	1.05mi
398 N Spring St Crestview, FL	2.0	1.0	1200	$1,300	$1.08	45d	1	1.16mi
197 W 1st Ave Crestview, FL	3.0	2.0	1547	$2,395	$1.55	23d	1	1.25mi
131 Adkinson Dr Crestview, FL	4.0	1.0	1332	$1,750	$1.31	15d	1	1.29mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	23d	1	1.34mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	46d	1	1.34mi
401 S Booker St Crestview, FL	3.0	1.5	1040	$1,225	$1.18	45d	1	1.36mi
503 W Griffith Ave Crestview, FL	3.0	1.0	962	$1,395	$1.45	45d	1	1.39mi
408 Church St Crestview, FL	2.0	2.0	1086	$1,200	$1.10	45d	1	1.50mi

Listing history 32 events

1. 2026-06-21
   pricedays on market $239,900 Active 51 DOM
2. 2026-06-18
   days on market $245,000 Active 48 DOM
3. 2026-06-17
   days on market $245,000 Active 47 DOM
4. 2026-06-16
   days on market $245,000 Active 46 DOM
5. 2026-06-15
   days on market $245,000 Active 45 DOM
6. 2026-06-14
   days on market $245,000 Active 43 DOM
7. 2026-06-13
   days on market $245,000 Active 42 DOM
8. 2026-06-10
   days on market $245,000 Active 40 DOM
9. 2026-06-09
   days on market $245,000 Active 39 DOM
10. 2026-06-09
    price $245,000 Active 38 DOM
11. 2026-06-08
    days on market $249,000 Active 38 DOM
12. 2026-06-07
    days on market $249,000 Active 37 DOM
13. 2026-06-05
    days on market $249,000 Active 34 DOM
14. 2026-06-02
    days on market $249,000 Active 32 DOM
15. 2026-06-01
    days on market $249,000 Active 31 DOM
16. 2026-05-31
    days on market $249,000 Active 30 DOM
17. 2026-05-30
    pricedays on market $249,000 Active 29 DOM
18. 2026-05-16
    price $255,000 768-char remark
19. 2026-05-14
    price $259,000 768-char remark
20. 2026-05-12
    price $264,000 768-char remark
21. 2026-05-10
    price $269,000 768-char remark
22. 2026-05-07
    price $279,000 768-char remark
23. 2026-05-01
    listed $284,000 Active 768-char remark
24. 2026-02-19
    soldstatus $150,000
25. 2026-02-17
    soldstatus $150,000 Sold 508-char remark

    Show marketing remark (508 chars)

    Investor Special / Fixer Opportunity! This 3-bedroom, 2-bath home is a blank canvas ready for your vision. Remodeling has already begun, with the existing flooring removed, giving you a head start on transforming the space to your taste. With a functional layout and solid footprint, this property offers endless potential for investors, flippers, or buyers looking to customize their dream home from the ground up. Bring your contractor and imagination—this is your chance to create something special.

26. 2026-02-11
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Investor Special / Fixer Opportunity! This 3-bedroom, 2-bath home is a blank canvas ready for your vision. Remodeling has already begun, with the existing flooring removed, giving you a head start on transforming the space to your taste. With a functional layout and solid footprint, this property offers endless potential for investors, flippers, or buyers looking to customize their dream home from the ground up. Bring your contractor and imagination—this is your chance to create something special.

27. 2026-02-01
    listed $189,900 Active 508-char remark

    Show marketing remark (508 chars)

    Investor Special / Fixer Opportunity! This 3-bedroom, 2-bath home is a blank canvas ready for your vision. Remodeling has already begun, with the existing flooring removed, giving you a head start on transforming the space to your taste. With a functional layout and solid footprint, this property offers endless potential for investors, flippers, or buyers looking to customize their dream home from the ground up. Bring your contractor and imagination—this is your chance to create something special.

28. 2006-11-30
    historical
29. 2006-05-15
    listed $159,000
30. 2006-05-15
    listed $159,000
31. 1993-03-15
    soldstatus $55,500
32. 1986-02-01
    soldstatus $44,500

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$298/yr (+$25/mo · 17.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,806
• − Mortgage interest: −$13,438
• − Property taxes: −$1,694
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$6,979
• Taxable loss: −$4,993
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $435/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 — Crestview

• Score: 75/100
• State rank: #252
• US rank: #3858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestview, FL
• County: Okaloosa County · 194,352 people
• City population: 58,889
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 33,290
• Household income: $74,369
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 371.0

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 (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Iranian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -56.52%
• Current HPI: 261.1557
• Rent YoY: ▲ 0.12%
• 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

+450.6% since first listed

18 events — show timeline

• 2026-06-08 Price Changed $245,000 ECAR
• 2026-05-29 Price Changed $249,000 ECAR
• 2026-05-25 Price Changed $254,000 ECAR
• 2026-05-16 Price Changed $255,000 ECAR
• 2026-05-14 Price Changed $259,000 ECAR
• 2026-05-12 Price Changed $264,000 ECAR
• 2026-05-10 Price Changed $269,000 ECAR
• 2026-05-07 Price Changed $279,000 ECAR
• 2026-05-01 Listed $284,000 ECAR
• 2026-02-19 Sold (Public Records) $150,000 Public Records
• 2026-02-17 Sold (MLS) $150,000 ECAR
• 2026-02-11 Pending — ECAR
• 2026-02-01 Listed $189,900 ECAR
• 2006-11-30 Listing Removed — NAMLS
• 2006-05-15 Listed $159,000 NAMLS
• 2006-05-15 Listed $159,000 ECAR
• 1993-03-15 Sold (Public Records) $55,500 Public Records
• 1986-02-01 Sold (Public Records) $44,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,694 · +3.0% YoY. Source: county tax records.