324 Callie Dr · Crestview, FL 32536

$242,900

3 bd · 2.5 ba · 1,460 sqft · Townhouse · 116 Days on market

Built 2026 Excellent condition 1,742 sqft lot $166/sqft · at area comps Est $244k · at est. $56/mo HOA · 3% of rent ↓ 2% since listing

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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 +11.3/30.0
• ARV discount +7.7/15.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Garden Villas in Crestview, FL! This New Townhome community will feature a gorgeous community pool. The Palm Interior Unit is a 2-story townhome that boasts 3 bedrooms, 2.5 baths, and single car garage with an open design that is perfect for entertaining. The kitchen is presented with quartz countertops, a large island bar, pantry and all stainless-steel appliances offering style and functionality. Bedroom 1 is located on the second floor as a private retreat with a spacious walk-in closet and a beautiful adjoining bath. Interior features also include EVP flooring with frieze carpet in the bedrooms. Our Home is Connected package also offers a Smart Home 'Connect' system with several convenient devices you are sure to enjoy. ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

Key facts

• Quartz countertops
• Large island bar
• Walk-in closet

Tags

• QUARTZ COUNTERTOPS
• LARGE ISLAND BAR
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• SMART HOME CONNECT SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $243k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (14.2% below list).
• Recommended offer: $208k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising (+1.2%/yr); 351 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 32% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 116 days — a 9% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,465 (14.2% 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 116 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.86% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (median comp): $244,000
• List price: $242,900
• Delta: -0.45%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Callie Dr	0.00mi	3/2.5	1,460 (0%)	0mo	$237,200	$162	100
333 Callie Dr	0.00mi	3/2.5	1,460 (0%)	1mo	$239,900	$164	99
335 Callie Dr	0.00mi	3/2.5	1,460 (0%)	2mo	$244,000	$167	98
329 Callie Dr	0.00mi	3/2.5	1,460 (0%)	3mo	$239,900	$164	98
327 Callie Dr	0.00mi	3/2.5	1,460 (0%)	3mo	$244,000	$167	97
323 Callie Dr	0.00mi	3/2.5	1,460 (0%)	4mo	$259,000	$177	97
321 Callie Dr	0.00mi	3/2.5	1,471 (+1%)	3mo	$254,900	$173	96

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 · 1.17% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.28×
• Total profit: $-48,653
• Equity at exit: $36,217

10-year hold

• IRR: -19.3%
• Equity multiple: 0.06×
• Total profit: $-64,207
• Equity at exit: $21,002

Cash invested: $68,012 (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 32536

• Home prices YoY: -16.2%
• Rents YoY: 1.2%
• Active inventory: 351
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,644/yr
• Insurance: −$101
• HOA: −$56
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-88

Break-even live

Break-even rent $2,196

Max offer price $230,202

Occupancy floor 99%

Sensitivity live

Price	-10% $80	-5% $-4	+0% $-88	+5% $-172	+10% $-256
Rent	-10% $-252	-5% $-170	+0% $-88	+5% $-5	+10% $77
Rate	-1.0pp $35	-0.5pp $-26	base $-88	+0.5pp $-151	+1.0pp $-215

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: $60,725
• Closing costs: $7,287
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Old Bethel Rd Crestview, FL	1.0–3.0	1.0–2.0	1253	$2,295	$1.83	15d	66	0.30mi
205 Powell Dr Crestview, FL	3.0	1.5	1008	$1,400	$1.39	45d	1	0.71mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	45d	1	0.71mi
2544 Kingston Rd Crestview, FL	3.0	2.0	1533	$2,095	$1.37	23d	1	0.89mi
6381 Havenmist Ln Crestview, FL	4.0	2.0	1844	$1,900	$1.03	45d	1	1.12mi
2823 Lake Silver Rd Crestview, FL	3.0	2.0	1595	$2,300	$1.44	45d	1	1.26mi
2606 Saltgrass Way Crestview, FL	4.0	2.0	1387	$1,850	$1.33	23d	1	1.43mi
5735 Wildwood Rd Crestview, FL	3.0	1.5	1570	$1,875	$1.19	15d	1	1.47mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-21
   pricedays on market $242,900 Active 116 DOM
2. 2026-06-18
   days on market $244,900 Active 113 DOM
3. 2026-06-17
   days on market $244,900 Active 112 DOM
4. 2026-06-16
   days on market $244,900 Active 111 DOM
5. 2026-06-15
   days on market $244,900 Active 110 DOM
6. 2026-06-14
   days on market $244,900 Active 108 DOM
7. 2026-06-13
   days on market $244,900 Active 107 DOM
8. 2026-06-10
   days on market $244,900 Active 105 DOM
9. 2026-06-09
   days on market $244,900 Active 104 DOM
10. 2026-06-08
    days on market $244,900 Active 103 DOM
11. 2026-06-07
    days on market $244,900 Active 102 DOM
12. 2026-06-05
    days on market $244,900 Active 99 DOM
13. 2026-06-02
    days on market $244,900 Active 97 DOM
14. 2026-06-01
    days on market $244,900 Active 96 DOM
15. 2026-05-31
    days on market $244,900 Active 95 DOM
16. 2026-05-30
    days on market $244,900 Active 94 DOM
17. 2026-05-14
    price $245,900 836-char remark

    Show marketing remark (836 chars)

    Welcome to Garden Villas in Crestview, FL! This New Townhome community will feature a gorgeous community pool. The Palm Interior Unit is a 2-story townhome that boasts 3 bedrooms, 2.5 baths, and single car garage with an open design that is perfect for entertaining. The kitchen is presented with quartz countertops, a large island bar, pantry and all stainless-steel appliances offering style and functionality. Bedroom 1 is located on the second floor as a private retreat with a spacious walk-in closet and a beautiful adjoining bath. Interior features also include EVP flooring with frieze carpet in the bedrooms. Our Home is Connected package also offers a Smart Home 'Connect' system with several convenient devices you are sure to enjoy. ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

18. 2026-05-11
    price $246,900 836-char remark

    Show marketing remark (836 chars)

    Welcome to Garden Villas in Crestview, FL! This New Townhome community will feature a gorgeous community pool. The Palm Interior Unit is a 2-story townhome that boasts 3 bedrooms, 2.5 baths, and single car garage with an open design that is perfect for entertaining. The kitchen is presented with quartz countertops, a large island bar, pantry and all stainless-steel appliances offering style and functionality. Bedroom 1 is located on the second floor as a private retreat with a spacious walk-in closet and a beautiful adjoining bath. Interior features also include EVP flooring with frieze carpet in the bedrooms. Our Home is Connected package also offers a Smart Home 'Connect' system with several convenient devices you are sure to enjoy. ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

19. 2026-05-08
    price $244,900 836-char remark

    Show marketing remark (836 chars)

    Welcome to Garden Villas in Crestview, FL! This New Townhome community will feature a gorgeous community pool. The Palm Interior Unit is a 2-story townhome that boasts 3 bedrooms, 2.5 baths, and single car garage with an open design that is perfect for entertaining. The kitchen is presented with quartz countertops, a large island bar, pantry and all stainless-steel appliances offering style and functionality. Bedroom 1 is located on the second floor as a private retreat with a spacious walk-in closet and a beautiful adjoining bath. Interior features also include EVP flooring with frieze carpet in the bedrooms. Our Home is Connected package also offers a Smart Home 'Connect' system with several convenient devices you are sure to enjoy. ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

20. 2026-04-20
    price $246,900 836-char remark

    Show marketing remark (836 chars)

    Welcome to Garden Villas in Crestview, FL! This New Townhome community will feature a gorgeous community pool. The Palm Interior Unit is a 2-story townhome that boasts 3 bedrooms, 2.5 baths, and single car garage with an open design that is perfect for entertaining. The kitchen is presented with quartz countertops, a large island bar, pantry and all stainless-steel appliances offering style and functionality. Bedroom 1 is located on the second floor as a private retreat with a spacious walk-in closet and a beautiful adjoining bath. Interior features also include EVP flooring with frieze carpet in the bedrooms. Our Home is Connected package also offers a Smart Home 'Connect' system with several convenient devices you are sure to enjoy. ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

21. 2026-03-31
    price $244,900 836-char remark

    Show marketing remark (836 chars)

    Welcome to Garden Villas in Crestview, FL! This New Townhome community will feature a gorgeous community pool. The Palm Interior Unit is a 2-story townhome that boasts 3 bedrooms, 2.5 baths, and single car garage with an open design that is perfect for entertaining. The kitchen is presented with quartz countertops, a large island bar, pantry and all stainless-steel appliances offering style and functionality. Bedroom 1 is located on the second floor as a private retreat with a spacious walk-in closet and a beautiful adjoining bath. Interior features also include EVP flooring with frieze carpet in the bedrooms. Our Home is Connected package also offers a Smart Home 'Connect' system with several convenient devices you are sure to enjoy. ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

22. 2026-02-28
    listed $249,900 Active 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to 324 Callie Drive the Palm Interior Plan, at Garden Villas Townhomes, our new home community in Crestview, FL. Just over 1,400 square feet, this beautiful two- story townhome offers 3-bedrooms with 2.5-bathrooms, a 1-car garage, and a seamless open layout. As you enter the home on the first floor, you are met with the foyer featuring a half bathroom perfect for guests. Walking past the foyer is a large open concept living space including the kitchen, living room and dining space. The kitchen includes quartz countertops, under mount sink, smooth top range, stainless steel appliances, pantry, stylish shaker cabinetry, and a center island. With natural light and nearby patio access, the living and dining area are integrated perfectly. Right off of the foyer you will find stairs leading to the 2nd floor. Additional bedroom 1, and 2 are both located on the 2nd floor with a gorgeous full bathroom. This bathroom features a vanity, a soaking tub, and toilet. You will also find the laundry room conveniently located on the second floor. The primary bedroom is also located on the 2nd floor. This bedroom is a spacious and relaxing space that includes an attached primary bathroom. The double vanity, toilet, shower, and walk-in closet will provide a haven of relaxation. Each Palm is built with our Smart Home technology package, designed to bring the ease and convenience of life right to your fingertips. Call to schedule your tour of the Palm plan at Garden Villas Townhomes tod

23. 2026-02-25
    listed $249,900 Active 836-char remark

    Show marketing remark (836 chars)

    Welcome to Garden Villas in Crestview, FL! This New Townhome community will feature a gorgeous community pool. The Palm Interior Unit is a 2-story townhome that boasts 3 bedrooms, 2.5 baths, and single car garage with an open design that is perfect for entertaining. The kitchen is presented with quartz countertops, a large island bar, pantry and all stainless-steel appliances offering style and functionality. Bedroom 1 is located on the second floor as a private retreat with a spacious walk-in closet and a beautiful adjoining bath. Interior features also include EVP flooring with frieze carpet in the bedrooms. Our Home is Connected package also offers a Smart Home 'Connect' system with several convenient devices you are sure to enjoy. ALL LISTING pictures, colors, features, and size may vary. Square footages are approximate.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 14 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: $25,016
• − Mortgage interest: −$13,606
• − Property taxes: −$3,644
• − Insurance: −$1,214
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − HOA: −$672
• − Depreciation: −$7,066
• Taxable loss: −$5,189
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $192/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in-ready townhome in Crestview, FL, offers a seamless open layout with modern amenities and a beautiful exterior. It's a great investment opportunity with excellent curb appeal and a smart home system.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Smart Home 'Connect' system — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Smart Home 'Connect' system — Improves convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,599
• Household income: $78,119
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 634.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 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: ▼ -51.48%
• Current HPI: 265.9926
• Rent YoY: ▲ 1.17%
• 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

-1.6% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $245,900 ECAR
• 2026-05-11 Price Changed $246,900 ECAR
• 2026-05-08 Price Changed $244,900 ECAR
• 2026-04-20 Price Changed $246,900 ECAR
• 2026-03-31 Price Changed $244,900 ECAR
• 2026-02-28 Listed $249,900 Zillow
• 2026-02-25 Listed $249,900 ECAR