175 Mcarthur St · Crestview, FL 32539

$213,888

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 14 Days on market

Built 2026 6,969 sqft lot Est $238k · 10% 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).

• ARV discount +12.0/15.0
• Cash flow +11.1/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed | 2 bath | 1114 sqft

Key facts

• 6,969 sq ft lot
• Built 2026
• Listed 14 days

Property features AI

Finance

• Other: Zoned for single-family residential
• Financial info: Financial details not provided
• HOA & community: Subdivision: Cottages at Crestview

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-story ranch; Facing information not provided
• Construction: Vinyl siding; Built in 2026
• Exterior features: Front porch; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Electric water heater
• Bedrooms: 3 bedrooms; Master bedroom on the first floor; Other bedrooms on the first floor
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat controls
• Interior features: Washer/Dryer hookup; Double pane windows
• Laundry & utility: Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (17.6% below list).
• Recommended offer: $176k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Northwood Elementary School (math 63% / reading 56%, grade B-, #690 of 2,144 statewide, top 34%, 828 students, 63% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL) — zoned schools average 53% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 521 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $214k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $176,234 (17.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $237,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Mc Arthur St	0.03mi	3/2.0	1,291 (+2%)	6mo	$215,000	$167	87
196 Mcarthur St	0.05mi	2/2.0 (-1)	1,154 (-9%)	0mo	$227,000	$197	73
548 Hyde Park Dr	0.53mi	3/2.0	1,276 (+0%)	2mo	$266,000	$208	69
302 Dixie St	0.56mi	3/1.0	1,212 (-5%)	1mo	$183,000	$151	65
516 Hyde Park Dr	0.63mi	3/2.0	1,290 (+1%)	4mo	$162,000	$126	60
502 E North Ave	0.73mi	3/2.0	1,267 (-0%)	2mo	$248,050	$196	59
472 Stillwell Blvd	0.55mi	3/2.0	1,322 (+4%)	9mo	$200,000	$151	56
296 Park Ln	0.72mi	3/2.0	1,328 (+4%)	2mo	$293,000	$221	54
212 Aza Pl	0.67mi	3/1.5	1,100 (-14%)	4mo	$206,000	$187	41
117 Jeff Dr	0.75mi	3/2.0	1,107 (-13%)	2mo	$225,000	$203	38
2893 Pansy Ave	0.73mi	2/2.0 (-1)	1,376 (+8%)	8mo	$187,500	$136	37
2895 Pansy Ave	0.74mi	3/2.0	1,093 (-14%)	5mo	$168,800	$154	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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-45,066
• Equity at exit: $31,891

10-year hold

• IRR: -26.1%
• Equity multiple: -0.09×
• Total profit: $-65,408
• Equity at exit: $18,493

Cash invested: $59,889 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,122
• Tax est. 1.5%: −$267 /mo · $3,208/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-86

Break-even live

Break-even rent $1,871

Max offer price $201,461

Occupancy floor 100%

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: $53,472
• Closing costs: $6,417
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Dahlquist Dr Crestview, FL	4.0	2.5	1770	$2,050	$1.16	21d	1	0.32mi
507 Eisenhower Dr Crestview, FL	3.0	2.0	1809	$2,200	$1.22	43d	1	0.35mi
304 Strawbridge Dr Crestview, FL	4.0	2.0	1650	$1,850	$1.12	13d	1	0.46mi
812 Carlton St Crestview, FL	3.0	2.5	1393	$1,495	$1.07	21d	1	0.57mi
326 Dixie St Crestview, FL	3.0	1.0	1386	$1,400	$1.01	43d	1	0.57mi
502 Hyde Park Dr Crestview, FL	3.0	2.0	1302	$1,795	$1.38	13d	1	0.62mi
498 North Ave E Unit A Crestview, FL	2.0	2.0	1081	$1,450	$1.34	43d	1	0.70mi
815 Valley Rd Crestview, FL	3.0	2.5	1373	$1,550	$1.13	43d	1	0.75mi
408 Arbor Lake Dr Crestview, FL	3.0	2.5	1755	$1,900	$1.08	13d	1	0.81mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	43d	1	0.83mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,375	$1.25	21d	1	0.86mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,400	$1.27	43d	1	0.86mi
830 Arbor Lake Dr Crestview, FL	2.0	2.5	1200	$1,400	$1.17	13d	1	0.87mi
205 Powell Dr Crestview, FL	3.0	1.5	1008	$1,400	$1.39	43d	1	0.89mi
2942 Sholtz Ave Crestview, FL	3.0	2.0	1266	$1,600	$1.26	43d	1	0.92mi
107 Hampton Dr Crestview, FL	2.0	1.5	972	$1,300	$1.34	21d	1	0.96mi
122 Hampton Dr Unit 1 Crestview, FL	2.0	2.0	1080	$1,195	$1.11	43d	1	1.01mi
122 Hampton Dr Crestview, FL	2.0	1.5	1080	$1,195	$1.11	43d	1	1.01mi
124 Hampton Dr Crestview, FL	2.0	1.5	952	$1,195	$1.26	21d	1	1.01mi
124 Hampton Dr Unit 1 Crestview, FL	2.0	1.5	952	$1,195	$1.26	43d	1	1.01mi
398 N Spring St Crestview, FL	2.0	1.0	1200	$1,300	$1.08	43d	1	1.09mi
197 W 1st Ave Crestview, FL	3.0	2.0	1547	$2,395	$1.55	21d	1	1.10mi
131 Adkinson Dr Crestview, FL	4.0	1.0	1332	$1,750	$1.31	13d	1	1.11mi
401 S Booker St Crestview, FL	3.0	1.5	1040	$1,225	$1.18	43d	1	1.35mi
503 W Griffith Ave Crestview, FL	3.0	1.0	962	$1,395	$1.45	43d	1	1.38mi
816 W Walnut Ave Crestview, FL	3.0	2.0	1297	$1,595	$1.23	43d	1	1.45mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	21d	1	1.47mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	44d	1	1.47mi
132 Cabana Way Crestview, FL	3.0	2.0	1408	$1,750	$1.24	13d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $213,888 Active 14 DOM
2. 2026-06-17
   days on market $213,888 Active 13 DOM
3. 2026-06-16
   price $213,888 Active 12 DOM
4. 2026-06-16
   days on market $218,888 Active 12 DOM
5. 2026-06-15
   days on market $218,888 Active 11 DOM
6. 2026-06-14
   days on market $218,888 Active 9 DOM
7. 2026-06-13
   days on market $218,888 Active 8 DOM
8. 2026-06-10
   pricedays on market $218,888 Active 6 DOM
9. 2026-06-09
   days on market $233,990 Active 5 DOM
10. 2026-06-08
    days on market $233,990 Active 4 DOM
11. 2026-06-07
    days on market $233,990 Active 3 DOM
12. 2026-06-05
    remarks 569-char remark

    Show marketing remark (26 chars)

    3 bed | 2 bath | 1114 sqft

13. 2026-06-05
    listed $233,990 Active 1 DOM

    Show marketing remark (26 chars)

    3 bed | 2 bath | 1114 sqft

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,148
• − Mortgage interest: −$11,981
• − Property taxes: −$3,208
• − Insurance: −$1,069
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$6,222
• Taxable loss: −$4,717
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $101/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

+1903.9% since first listed

42 events — show timeline

• 2026-06-05 Listed $233,990 Zillow
• 2026-06-04 Relisted — ECAR
• 2026-06-04 Price Changed $233,990 ECAR
• 2025-12-16 Sold (Public Records) $135,000 Public Records
• 2024-07-12 Sold (MLS) $31,000 ECAR
• 2024-06-05 Relisted — ECAR
• 2024-05-26 Price Changed $98,900 ECAR
• 2024-05-01 Price Changed $99,900 ECAR
• 2024-04-29 Price Changed $100,000 ECAR
• 2024-04-16 Price Changed $102,700 ECAR
• 2024-02-19 Price Changed $104,900 ECAR
• 2024-02-09 Listed $105,900 ECAR
• 2024-01-19 Price Changed $85,000 ECAR
• 2024-01-11 Price Changed $92,000 ECAR
• 2024-01-06 Price Changed $92,500 ECAR
• 2024-01-02 Listed $95,900 ECAR
• 2023-12-28 Price Changed $95,900 ECAR
• 2023-12-17 Price Changed $105,900 ECAR
• 2023-10-16 Price Changed $108,900 ECAR
• 2023-10-12 Listed $110,900 ECAR
• 2023-09-24 Price Changed $95,000 ECAR
• 2023-09-22 Price Changed $96,000 ECAR
• 2023-08-24 Price Changed $99,900 ECAR
• 2023-08-23 Price Changed $114,900 ECAR
• 2023-08-11 Price Changed $119,000 ECAR
• 2023-08-06 Price Changed $121,800 ECAR
• 2023-08-02 Listed $122,500 ECAR
• 2023-06-04 Delisted — ECAR
• 2023-05-25 Price Changed $98,000 ECAR
• 2023-05-14 Price Changed $99,900 ECAR
• 2023-05-10 Price Changed $109,990 ECAR
• 2023-04-26 Delisted — ECAR
• 2023-04-26 Listed $115,900 ECAR
• 2023-04-15 Price Changed $115,900 ECAR
• 2023-04-15 Relisted — ECAR
• 2023-02-08 Delisted — ECAR
• 2023-01-30 Pending — ECAR
• 2023-01-30 Pending — NAMLS
• 2023-01-30 Listing Removed — NAMLS
• 2023-01-17 Listed $105,000 ECAR
• 2023-01-17 Listed $105,000 NAMLS
• 1977-01-01 Sold (Public Records) $11,677 Public Records

Property tax history

-7.4%/yr

Latest (2025): $410 · +61.3% YoY. Source: county tax records.