625 E Chestnut Ave · Crestview, FL 32539

$89,900

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 49 Days on market

Built 1948 0.34 ac lot $107/sqft · at area comps Est $92k · at est.

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Why this score? — see what drove the B 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
• ARV discount +8.3/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for land to build a house within Crestview city limits. Here it is! This corner lot is level and ready for you to bring your house plans. Lot has potential to be split. There is a small home on the property that is not given any value. Conveys as is where is. Seller has a survey with raised seal - copy of it is included under documents.

Key facts

• 0.34 acre lot
• Built 1948
• Listed 49 days

Property features AI

Finance

• Other: Zoned City, Residential Single Family
• HOA & community: Located in Bryans Subdivision

Exterior

• Utilities: Electric service; Public water; Public sewer
• Home design: Country-style single-story home; Built in 1948; Facing direction not specified
• Construction: Total building area about 840 (source: county records)
• Exterior features: Corner lot; Level lot; Lot dimensions approximately 100 x 150

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 3 bedrooms (all on the first floor)
• Bathrooms: 1 full bathroom (on the first floor)
• Heating & cooling: Window unit cooling (AC - Window/Wall)
• Interior features: 5 total rooms; Living room on the first floor; Kitchen on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: Riverside Elementary School (math 57% / reading 58%, grade C+, #764 of 2,144 statewide, top 36%, 947 students, 58% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL).
• Market conditions: Rents flat; 521 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.68% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.93%
• DSCR: 2.38
• GRM: 5.0

CMA / ARV

• ARV (median comp): $91,613
• List price: $89,900
• Delta: -1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 E Chestnut Ave	0.10mi	2/1.0 (-1)	844 (+0%)	24mo	$68,000	$81	70
228 Cross Dr	0.60mi	3/1.0	888 (+6%)	2mo	$37,500	$42	61
552 Reed Ave	0.32mi	3/1.0	960 (+14%)	1mo	$79,900	$83	60
404 E Chestnut Ave	0.18mi	2/1.0 (-1)	730 (-13%)	14mo	$65,000	$89	53
271 N Booker St	0.70mi	2/1.0 (-1)	884 (+5%)	20mo	$54,900	$62	37
204 Amellia Pl	0.64mi	3/1.5	950 (+13%)	14mo	$205,000	$216	34

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: 22.6%
• Equity multiple: 1.89×
• Total profit: $22,479
• Equity at exit: $13,404

10-year hold

• IRR: 28.8%
• Equity multiple: 3.23×
• Total profit: $56,202
• Equity at exit: $7,773

Cash invested: $25,172 (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: 521
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$471
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $649

Break-even live

Break-even rent $690

Max offer price $89,900

Occupancy floor 52%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 S Booker St Crestview, FL	3.0	1.5	1040	$1,225	$1.18	44d	1	0.61mi
503 W Griffith Ave Crestview, FL	3.0	1.0	962	$1,395	$1.45	44d	1	0.64mi
408 Church St Crestview, FL	2.0	2.0	1086	$1,200	$1.10	44d	1	0.67mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	44d	1	0.73mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	21d	1	0.73mi
107 Hampton Dr Crestview, FL	2.0	1.5	972	$1,300	$1.34	21d	1	0.87mi
122 Hampton Dr Crestview, FL	2.0	1.5	1080	$1,195	$1.11	44d	1	0.88mi
122 Hampton Dr Unit 1 Crestview, FL	2.0	2.0	1080	$1,195	$1.11	44d	1	0.88mi
124 Hampton Dr Crestview, FL	2.0	1.5	952	$1,195	$1.26	21d	1	0.88mi
124 Hampton Dr Unit 1 Crestview, FL	2.0	1.5	952	$1,195	$1.26	44d	1	0.88mi
650 Blakely Ave Crestview, FL	2.0	1.0	648	$1,000	$1.54	13d	1	1.00mi
475 Aplin Rd Crestview, FL	1.0–2.0	1.0–2.0	764	$999	$1.31	44d	5	1.04mi
498 North Ave E Unit A Crestview, FL	2.0	2.0	1081	$1,450	$1.34	44d	1	1.06mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,400	$1.27	44d	1	1.21mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,375	$1.25	21d	1	1.21mi
168 Cabana Way Crestview, FL	3.0	2.0	1100	$1,700	$1.55	21d	1	1.25mi
257 Lindberg St Crestview, FL	2.0	1.0	832	$1,100	$1.32	44d	1	1.47mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$2,202	$2.00	13d	20	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 49 DOM
2. 2026-06-17
   days on market $89,900 Active 48 DOM
3. 2026-06-16
   days on market $89,900 Active 47 DOM
4. 2026-06-15
   days on market $89,900 Active 46 DOM
5. 2026-06-14
   days on market $89,900 Active 44 DOM
6. 2026-06-13
   days on market $89,900 Active 43 DOM
7. 2026-06-10
   days on market $89,900 Active 41 DOM
8. 2026-06-09
   days on market $89,900 Active 40 DOM
9. 2026-06-08
   days on market $89,900 Active 39 DOM
10. 2026-06-07
    days on market $89,900 Active 38 DOM
11. 2026-06-05
    days on market $89,900 Active 35 DOM
12. 2026-06-02
    days on market $89,900 Active 33 DOM
13. 2026-06-01
    days on market $89,900 Active 32 DOM
14. 2026-05-31
    days on market $89,900 Active 31 DOM
15. 2026-05-30
    days on market $89,900 Active 30 DOM
16. 2026-04-29
    listed $99,900 Active 347-char remark
17. 2026-03-06
    price $115,000
18. 2026-02-09
    listed $124,900 Active
19. 2009-12-18
    soldstatus $66,200

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$312/yr (+$26/mo · 71.7%)

ⓘ 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 3/10 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: $18,137
• − Mortgage interest: −$5,036
• − Property taxes: −$435
• − Insurance: −$450
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,615
• Taxable income: $6,700
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $6,179/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

+35.8% since first listed

5 events — show timeline

• 2026-05-24 Price Changed $89,900 ECAR
• 2026-04-29 Listed $99,900 ECAR
• 2026-03-06 Price Changed $115,000 ECAR
• 2026-02-09 Listed $124,900 ECAR
• 2009-12-18 Sold (Public Records) $66,200 Public Records

Property tax history

+1.0%/yr

Latest (2025): $435 · +1.4% YoY. Source: county tax records.