1008 S Palm Blvd · Niceville, FL 32578

$325,000

3 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 167 Days on market

Built 1966 9,147 sqft lot $216/sqft · 7% below area Est $351k · 7% 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).

• ARV discount +10.8/15.0
• Cash flow +10.4/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• 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

This move-in ready 3BR/2BA home in Niceville, FL 32578 offers 1,506 sq ft of comfortable living with granite countertops, wood cabinetry, spacious living area, and a bright Florida room. Metal roof, oversized 2-car garage, powered workshop, sprinkler system, and privacy-fenced backyard. Convenient to top schools, parks, shopping, Eglin AFB, and Emerald Coast beaches. Great opportunity for first-time buyers or downsizers. A smart buy in today's market. Schedule your showing before it's gone!

Key facts

• Rich wood cabinetry
• Metal roof
• Florida room

Tags

• UPDATED LIVING SPACE
• RICH WOOD CABINETRY
• GRANITE COUNTERTOPS
• FLORIDA ROOM
• PRIVACY-FENCED BACKYARD
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (29.0% below list).
• Recommended offer: $231k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $10k 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 167 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $23k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; list at $325k implies a 67% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,644 (29.0% 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 167 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.71% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $350,669
• List price: $325,000
• Delta: -7.32%
• 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
236 Karen Ct	0.31mi	3/2.0	1,571 (+4%)	1mo	$361,000	$230	77
420 Paradise Rd	0.58mi	3/2.0	1,555 (+3%)	1mo	$359,800	$231	67
1106 Courington Ct	0.24mi	3/2.0	1,725 (+14%)	2mo	$405,000	$235	63
710 Powell Dr	0.56mi	3/2.5	1,575 (+5%)	2mo	$355,000	$225	63
519 Matthew St	0.69mi	3/2.5	1,532 (+2%)	1mo	$350,000	$228	62
1000 Bayshore Dr	0.52mi	3/1.5	1,397 (-7%)	2mo	$270,000	$193	60
420 Bullock Blvd	0.45mi	3/2.0	1,347 (-11%)	2mo	$324,000	$241	60
119 Sasser St	0.54mi	3/2.0	1,362 (-10%)	1mo	$327,000	$240	58
313 Pontevedra Ln	0.69mi	3/2.0	1,421 (-6%)	1mo	$350,000	$246	58
703 Cypress St	0.58mi	4/2.0 (+1)	1,601 (+6%)	3mo	$398,000	$249	55
302 22Nd St	0.52mi	3/2.0	1,315 (-13%)	3mo	$340,000	$259	52
514 Linden Ave	0.74mi	3/2.0	1,327 (-12%)	1mo	$275,000	$207	45

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: -23.1%
• Equity multiple: 0.23×
• Total profit: $-70,521
• Equity at exit: $48,459

10-year hold

• IRR: -26.7%
• Equity multiple: -0.12×
• Total profit: $-102,153
• Equity at exit: $28,100

Cash invested: $91,000 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-172

Break-even live

Break-even rent $2,525

Max offer price $294,551

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-80	+0% $-172	+5% $-264	+10% $-356
Rent	-10% $-355	-5% $-263	+0% $-172	+5% $-81	+10% $10
Rate	-1.0pp $-9	-0.5pp $-90	base $-172	+0.5pp $-257	+1.0pp $-342

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Rhonda Dr Niceville, FL	4.0	2.0	1593	$2,500	$1.57	22d	1	0.50mi
103 22nd St Niceville, FL	2.0	2.0	1200	$2,300	$1.92	45d	1	0.53mi
1038 37th St Niceville, FL	3.0	3.0	1745	$2,100	$1.20	22d	1	0.59mi
289 Honeysuckle Way Niceville, FL	4.0	2.0	1648	$3,000	$1.82	15d	1	0.62mi
414 20th St Niceville, FL	3.0	2.0	1800	$2,600	$1.44	15d	1	0.65mi
210 Honeysuckle Way Niceville, FL	4.0	2.0	1739	$2,350	$1.35	15d	1	0.65mi
561 Bayshore Dr Unit 1 Niceville, FL	2.0	2.0	1644	$2,200	$1.34	45d	1	0.69mi
225 Hudson Boyd Ct Niceville, FL	2.0	2.0	1118	$2,200	$1.97	15d	1	0.74mi
454 Reeves St Niceville, FL	2.0	2.0	1118	$2,100	$1.88	45d	1	0.74mi
1401 Beaver Run Rd Niceville, FL	3.0	2.5	1450	$1,900	$1.31	45d	1	0.83mi
1407 Beaver Run Rd Niceville, FL	3.0	2.5	1462	$1,795	$1.23	45d	1	0.84mi
125 Farrah Ave Niceville, FL	3.0	2.5	1696	$2,200	$1.30	15d	1	0.93mi
1717 26th St Niceville, FL	3.0	2.0	1484	$1,895	$1.28	45d	1	1.01mi
124 Harding Rd Unit B Niceville, FL	3.0	2.0	1566	$2,300	$1.47	15d	1	1.09mi
236 Chicago Ave Valparaiso, FL	3.0	2.0	1894	$2,500	$1.32	15d	1	1.15mi
1145 46th St Unit B Niceville, FL	3.0	1.5	1230	$1,695	$1.38	45d	1	1.16mi
912 Nutmeg Ave Niceville, FL	3.0	2.0	1118	$2,100	$1.88	15d	1	1.24mi
912 Nutmeg Ave Niceville, FL	3.0	2.0	1118	$2,100	$1.88	45d	1	1.24mi
1018 Alderwood Way Niceville, FL	2.0	2.0	1086	$1,700	$1.57	15d	1	1.24mi
1755 Union Ave #14 Niceville, FL	3.0	2.5	1317	$2,200	$1.67	22d	1	1.43mi

Listing history 27 events

1. 2026-06-21
   days on market $325,000 Active 167 DOM
2. 2026-06-18
   days on market $325,000 Active 164 DOM
3. 2026-06-17
   days on market $325,000 Active 163 DOM
4. 2026-06-16
   days on market $325,000 Active 162 DOM
5. 2026-06-15
   days on market $325,000 Active 161 DOM
6. 2026-06-14
   days on market $325,000 Active 159 DOM
7. 2026-06-13
   days on market $325,000 Active 158 DOM
8. 2026-06-10
   days on market $325,000 Active 156 DOM
9. 2026-06-09
   days on market $325,000 Active 155 DOM
10. 2026-06-08
    days on market $325,000 Active 154 DOM
11. 2026-06-07
    days on market $325,000 Active 153 DOM
12. 2026-06-05
    days on market $325,000 Active 150 DOM
13. 2026-06-02
    days on market $325,000 Active 148 DOM
14. 2026-06-01
    days on market $325,000 Active 147 DOM
15. 2026-05-31
    days on market $325,000 Active 146 DOM
16. 2026-05-30
    days on market $325,000 Active 145 DOM
17. 2026-04-13
    price $325,000 495-char remark

    Show marketing remark (495 chars)

    This move-in ready 3BR/2BA home in Niceville, FL 32578 offers 1,506 sq ft of comfortable living with granite countertops, wood cabinetry, spacious living area, and a bright Florida room. Metal roof, oversized 2-car garage, powered workshop, sprinkler system, and privacy-fenced backyard. Convenient to top schools, parks, shopping, Eglin AFB, and Emerald Coast beaches. Great opportunity for first-time buyers or downsizers. A smart buy in today's market. Schedule your showing before it's gone!

18. 2026-04-13
    status Active 495-char remark

    Show marketing remark (495 chars)

    This move-in ready 3BR/2BA home in Niceville, FL 32578 offers 1,506 sq ft of comfortable living with granite countertops, wood cabinetry, spacious living area, and a bright Florida room. Metal roof, oversized 2-car garage, powered workshop, sprinkler system, and privacy-fenced backyard. Convenient to top schools, parks, shopping, Eglin AFB, and Emerald Coast beaches. Great opportunity for first-time buyers or downsizers. A smart buy in today's market. Schedule your showing before it's gone!

19. 2026-02-22
    status Active 495-char remark

    Show marketing remark (495 chars)

    This move-in ready 3BR/2BA home in Niceville, FL 32578 offers 1,506 sq ft of comfortable living with granite countertops, wood cabinetry, spacious living area, and a bright Florida room. Metal roof, oversized 2-car garage, powered workshop, sprinkler system, and privacy-fenced backyard. Convenient to top schools, parks, shopping, Eglin AFB, and Emerald Coast beaches. Great opportunity for first-time buyers or downsizers. A smart buy in today's market. Schedule your showing before it's gone!

20. 2026-02-13
    price $345,000 495-char remark

    Show marketing remark (495 chars)

    This move-in ready 3BR/2BA home in Niceville, FL 32578 offers 1,506 sq ft of comfortable living with granite countertops, wood cabinetry, spacious living area, and a bright Florida room. Metal roof, oversized 2-car garage, powered workshop, sprinkler system, and privacy-fenced backyard. Convenient to top schools, parks, shopping, Eglin AFB, and Emerald Coast beaches. Great opportunity for first-time buyers or downsizers. A smart buy in today's market. Schedule your showing before it's gone!

21. 2025-11-11
    listed $348,000 Active 495-char remark

    Show marketing remark (495 chars)

    This move-in ready 3BR/2BA home in Niceville, FL 32578 offers 1,506 sq ft of comfortable living with granite countertops, wood cabinetry, spacious living area, and a bright Florida room. Metal roof, oversized 2-car garage, powered workshop, sprinkler system, and privacy-fenced backyard. Convenient to top schools, parks, shopping, Eglin AFB, and Emerald Coast beaches. Great opportunity for first-time buyers or downsizers. A smart buy in today's market. Schedule your showing before it's gone!

22. 2018-05-07
    soldstatus $195,000
23. 2018-04-30
    soldstatus $195,000 244-char remark

    Show marketing remark (244 chars)

    UNDER $200k in NICEVILLE! Great for investors or first time home buyers! All brick, metal roof home w/large workshop and FLORIDA ROOM. Kitchen has granite countertops and refinished cabinets. All appliances, including washer & dryer convey.

24. 2018-04-30
    soldstatus $195,000 244-char remark

    Show marketing remark (244 chars)

    UNDER $200k in NICEVILLE! Great for investors or first time home buyers! All brick, metal roof home w/large workshop and FLORIDA ROOM. Kitchen has granite countertops and refinished cabinets. All appliances, including washer & dryer convey.

25. 2018-04-07
    listed $199,000 244-char remark

    Show marketing remark (244 chars)

    UNDER $200k in NICEVILLE! Great for investors or first time home buyers! All brick, metal roof home w/large workshop and FLORIDA ROOM. Kitchen has granite countertops and refinished cabinets. All appliances, including washer & dryer convey.

26. 1980-11-01
    soldstatus $44,000
27. 1977-06-01
    soldstatus $36,600

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$841/yr (+$70/mo · 45.3%)

ⓘ 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 · 23 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: $27,677
• − Mortgage interest: −$18,205
• − Property taxes: −$1,856
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$9,455
• Taxable loss: −$7,892
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $-174/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

+788.0% since first listed

11 events — show timeline

• 2026-04-13 Price Changed $325,000 ECAR
• 2026-04-13 Relisted — ECAR
• 2026-02-22 Relisted — ECAR
• 2026-02-13 Price Changed $345,000 ECAR
• 2025-11-11 Listed $348,000 ECAR
• 2018-05-07 Sold (Public Records) $195,000 Public Records
• 2018-04-30 Sold (MLS) $195,000 NAMLS
• 2018-04-30 Sold (MLS) $195,000 ECAR
• 2018-04-07 Listed $199,000 NAMLS
• 1980-11-01 Sold (Public Records) $44,000 Public Records
• 1977-06-01 Sold (Public Records) $36,600 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,856 · +7.0% YoY. Source: county tax records.