894 E Williams Ave · Crestview, FL 32539

$160,000

2 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 121 Days on market

Built 1969 1.43 ac lot $123/sqft · 41% below area Est $269k · 41% under

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Why this score? — see what drove the C+ 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! Enjoy space and privacy on 1.43 acres. Welcome Home to this three-bedroom, one-bath home that offers a functional layout with an additional office space, perfect for working from home or added flexibility. The property features a one-car garage plus a carport for extra parking and storage. This home has updated wiring and windows. The fully fenced yard with a chain-link fence provides peace of mind and room to enjoy the outdoors, animals, or hobbies. A great opportunity for those looking for acreage, functionality, and room to make it their own.

Key facts

• One-car garage
• Updated wiring
• Updated windows

Tags

• 1.43 ACRES
• ADDITIONAL OFFICE SPACE
• ONE-CAR GARAGE
• CARPORT
• UPDATED WIRING
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 flat; 526 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $5k 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 121 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $269,218
• List price: $160,000
• Delta: -40.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1357 E Chestnut Ave	0.27mi	3/2.0 (+1)	1,230 (-6%)	4mo	$265,000	$215	66
1359 E Chestnut Ave	0.42mi	3/2.0 (+1)	1,230 (-6%)	2mo	$265,000	$215	60
850 E Williams Ave	0.19mi	3/2.0 (+1)	1,440 (+11%)	12mo	$145,000	$101	54
2909 Aplin Rd	0.46mi	3/2.0 (+1)	1,248 (-4%)	11mo	$220,000	$176	53
2860 Shoffner Ave	0.66mi	3/2.0 (+1)	1,282 (-2%)	11mo	$220,000	$172	49
2864 Shoffner Ave	0.63mi	3/2.0 (+1)	1,366 (+5%)	7mo	$250,000	$183	48
714 E Williams Ave	0.65mi	3/2.0 (+1)	1,344 (+3%)	9mo	$166,400	$124	47
119 Citadel Ln	0.67mi	3/2.0 (+1)	1,369 (+5%)	8mo	$248,000	$181	45
5153 Lake Dr	0.38mi	3/2.0 (+1)	1,495 (+15%)	8mo	$275,000	$184	42
5155 Lake Dr	0.38mi	3/2.0 (+1)	1,495 (+15%)	9mo	$275,000	$184	41
703 Brock Ave	0.69mi	3/1.0 (+1)	1,121 (-14%)	4mo	$145,000	$129	36
1107 E Chestnut Ave	0.66mi	3/2.0 (+1)	1,470 (+13%)	12mo	$274,000	$186	29

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-12,286
• Equity at exit: $23,857

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-5,007
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$839
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $286

Break-even live

Break-even rent $1,249

Max offer price $160,000

Occupancy floor 77%

Sensitivity live

Price	-10% $377	-5% $331	+0% $286	+5% $241	+10% $196
Rent	-10% $159	-5% $223	+0% $286	+5% $350	+10% $413
Rate	-1.0pp $367	-0.5pp $327	base $286	+0.5pp $245	+1.0pp $203

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 Aplin Rd Crestview, FL	3.0	2.0	1280	$1,400	$1.09	45d	1	0.23mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	22d	1	0.31mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	14d	1	0.31mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	45d	1	0.58mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	22d	1	0.58mi
14 Flora Cv Crestview, FL	3.0	2.0	1357	$1,750	$1.29	22d	1	0.63mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,703	$1.19	14d	6	0.70mi
177 Iron Horse Dr E Crestview, FL	3.0	2.5	1551	$1,700	$1.10	45d	1	0.71mi
475 Aplin Rd Crestview, FL	1.0–2.0	1.0–2.0	764	$999	$1.31	45d	5	0.77mi
111 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,300	$0.90	45d	1	0.80mi
343 Crooked Pine Trl Unit 1 Crestview, FL	3.0	2.5	1415	$1,350	$0.95	14d	1	0.82mi
347 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,500	$1.11	14d	1	0.83mi
295 Limestone Cir Crestview, FL	3.0	2.0	1107	$1,625	$1.47	45d	1	0.84mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	22d	1	0.86mi
147 Swaying Pine Ct Crestview, FL	3.0	2.5	1309	$1,395	$1.07	22d	1	0.87mi
365 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,350	$1.00	14d	1	0.87mi
163 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,300	$0.96	45d	1	0.90mi
124 Sandstone Trl Crestview, FL	3.0	2.0	1748	$1,900	$1.09	14d	1	0.92mi
234 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,350	$0.94	45d	1	1.02mi
408 Church St Crestview, FL	2.0	2.0	1086	$1,200	$1.10	45d	1	1.02mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	22d	1	1.02mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	14d	1	1.02mi
240 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,400	$1.03	45d	1	1.03mi
124 Hampton Dr Crestview, FL	2.0	1.5	952	$1,195	$1.26	22d	1	1.10mi
122 Hampton Dr Crestview, FL	2.0	1.5	1080	$1,195	$1.11	45d	1	1.10mi
122 Hampton Dr Unit 1 Crestview, FL	2.0	2.0	1080	$1,195	$1.11	45d	1	1.10mi
124 Hampton Dr Unit 1 Crestview, FL	2.0	1.5	952	$1,195	$1.26	45d	1	1.10mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$1,731	$1.57	14d	20	1.11mi
107 Hampton Dr Crestview, FL	2.0	1.5	972	$1,300	$1.34	22d	1	1.14mi
111 Steeplechase Dr Crestview, FL	3.0	2.0	1637	$1,795	$1.10	45d	1	1.15mi
648 Alysheba Dr Crestview, FL	3.0	2.0	1341	$1,800	$1.34	22d	1	1.16mi
916 Merganser Way Crestview, FL	3.0	2.0	1631	$1,950	$1.20	22d	1	1.22mi
223 Johnson Ct #223 Crestview, FL	3.0	2.5	1496	$1,450	$0.97	45d	1	1.32mi
114 Blooming Cv Crestview, FL	3.0	2.0	1712	$2,095	$1.22	22d	1	1.35mi
211 Johnson Ct Crestview, FL	3.0	2.5	1534	$1,450	$0.95	22d	1	1.35mi
204 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	45d	1	1.36mi
202 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	45d	1	1.37mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$1,999	$1.16	22d	1	1.46mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$2,095	$1.21	14d	1	1.46mi
157 Blooming Cv Crestview, FL	3.0	2.0	1727	$1,995	$1.16	45d	1	1.46mi

Listing history 42 events

1. 2026-06-15
   days on market $160,000 Active 121 DOM
2. 2026-06-14
   days on market $160,000 Active 119 DOM
3. 2026-06-13
   status $160,000 Active 118 DOM
4. 2026-06-07
   statusdays on market $160,000 Pending 118 DOM
5. 2026-06-05
   days on market $160,000 Active 117 DOM
6. 2026-06-02
   days on market $160,000 Active 115 DOM
7. 2026-06-01
   days on market $160,000 Active 114 DOM
8. 2026-05-31
   days on market $160,000 Active 113 DOM
9. 2026-05-30
   days on market $160,000 Active 112 DOM
10. 2026-05-13
    price $160,000 569-char remark

    Show marketing remark (569 chars)

    INVESTOR SPECIAL! Enjoy space and privacy on 1.43 acres. Welcome Home to this three-bedroom, one-bath home that offers a functional layout with an additional office space, perfect for working from home or added flexibility. The property features a one-car garage plus a carport for extra parking and storage. This home has updated wiring and windows. The fully fenced yard with a chain-link fence provides peace of mind and room to enjoy the outdoors, animals, or hobbies. A great opportunity for those looking for acreage, functionality, and room to make it their own.

11. 2026-04-10
    status Active 569-char remark

    Show marketing remark (569 chars)

    INVESTOR SPECIAL! Enjoy space and privacy on 1.43 acres. Welcome Home to this three-bedroom, one-bath home that offers a functional layout with an additional office space, perfect for working from home or added flexibility. The property features a one-car garage plus a carport for extra parking and storage. This home has updated wiring and windows. The fully fenced yard with a chain-link fence provides peace of mind and room to enjoy the outdoors, animals, or hobbies. A great opportunity for those looking for acreage, functionality, and room to make it their own.

12. 2026-04-10
    price $179,900 569-char remark

    Show marketing remark (569 chars)

    INVESTOR SPECIAL! Enjoy space and privacy on 1.43 acres. Welcome Home to this three-bedroom, one-bath home that offers a functional layout with an additional office space, perfect for working from home or added flexibility. The property features a one-car garage plus a carport for extra parking and storage. This home has updated wiring and windows. The fully fenced yard with a chain-link fence provides peace of mind and room to enjoy the outdoors, animals, or hobbies. A great opportunity for those looking for acreage, functionality, and room to make it their own.

13. 2026-03-09
    price $189,999 569-char remark

    Show marketing remark (569 chars)

    INVESTOR SPECIAL! Enjoy space and privacy on 1.43 acres. Welcome Home to this three-bedroom, one-bath home that offers a functional layout with an additional office space, perfect for working from home or added flexibility. The property features a one-car garage plus a carport for extra parking and storage. This home has updated wiring and windows. The fully fenced yard with a chain-link fence provides peace of mind and room to enjoy the outdoors, animals, or hobbies. A great opportunity for those looking for acreage, functionality, and room to make it their own.

14. 2026-02-07
    listed $199,900 Active 569-char remark

    Show marketing remark (569 chars)

    INVESTOR SPECIAL! Enjoy space and privacy on 1.43 acres. Welcome Home to this three-bedroom, one-bath home that offers a functional layout with an additional office space, perfect for working from home or added flexibility. The property features a one-car garage plus a carport for extra parking and storage. This home has updated wiring and windows. The fully fenced yard with a chain-link fence provides peace of mind and room to enjoy the outdoors, animals, or hobbies. A great opportunity for those looking for acreage, functionality, and room to make it their own.

15. 2025-11-19
    price $199,000
16. 2025-09-19
    price $215,000
17. 2025-08-26
    listed $219,000 Active
18. 2025-08-16
    listed $219,000 Active
19. 2025-07-08
    status Active
20. 2025-06-27
    status Pending
21. 2025-06-12
    listed $230,000 Active
22. 2021-06-03
    soldstatus $150,000
23. 2021-05-28
    soldstatus $150,000 Sold
24. 2021-05-28
    soldstatus $150,000
25. 2021-04-02
    status Pending
26. 2021-03-29
    price $148,500
27. 2021-03-29
    status Active
28. 2021-02-15
    historical
29. 2021-02-15
    status Pending
30. 2021-02-15
    status Pending
31. 2021-02-14
    historical
32. 2021-02-01
    listed $9,500 Active
33. 2021-02-01
    listed $139,500 Active
34. 2021-02-01
    listed $148,500
35. 2021-02-01
    listed $9,500
36. 2020-08-20
    soldstatus $90,000
37. 2001-11-05
    soldstatus $59,900
38. 2001-10-31
    soldstatus $59,900
39. 2001-10-31
    soldstatus $59,900
40. 2001-06-03
    listed $59,900
41. 2001-06-03
    listed $59,900
42. 1997-11-24
    soldstatus $53,200

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$357/yr (+$30/mo · 36.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,335
• − Mortgage interest: −$8,962
• − Property taxes: −$971
• − Insurance: −$800
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,655
• Taxable income: $853
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $3,230/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

• 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

+200.8% since first listed

33 events — show timeline

• 2026-05-13 Price Changed $160,000 ECAR
• 2026-04-10 Relisted — ECAR
• 2026-04-10 Price Changed $179,900 ECAR
• 2026-03-09 Price Changed $189,999 ECAR
• 2026-02-07 Listed $199,900 ECAR
• 2025-11-19 Price Changed $199,000 ECAR
• 2025-09-19 Price Changed $215,000 ECAR
• 2025-08-26 Listed $219,000 ECAR
• 2025-08-16 Listed $219,000 ECAR
• 2025-07-08 Relisted — ECAR
• 2025-06-27 Pending — ECAR
• 2025-06-12 Listed $230,000 ECAR
• 2021-06-03 Sold (Public Records) $150,000 Public Records
• 2021-05-28 Sold (MLS) $150,000 NAMLS
• 2021-05-28 Sold (MLS) $150,000 ECAR
• 2021-04-02 Pending — ECAR
• 2021-03-29 Price Changed $148,500 ECAR
• 2021-03-29 Relisted — ECAR
• 2021-02-15 Delisted — ECAR
• 2021-02-15 Pending — ECAR
• 2021-02-15 Pending — ECAR
• 2021-02-14 Listing Removed — NAMLS
• 2021-02-01 Listed $9,500 ECAR
• 2021-02-01 Listed $139,500 ECAR
• 2021-02-01 Listed $9,500 NAMLS
• 2021-02-01 Listed $148,500 NAMLS
• 2020-08-20 Sold (Public Records) $90,000 Public Records
• 2001-11-05 Sold (Public Records) $59,900 Public Records
• 2001-10-31 Sold (MLS) $59,900 NAMLS
• 2001-10-31 Sold (MLS) $59,900 ECAR
• 2001-06-03 Listed $59,900 NAMLS
• 2001-06-03 Listed $59,900 ECAR
• 1997-11-24 Sold (Public Records) $53,200 Public Records

Property tax history

+6.4%/yr

Latest (2025): $971 · +4.0% YoY. Source: county tax records.