414 Chickadee St · Crestview, FL 32539

$300,000

5 bd · 3.0 ba · 3,112 sqft · SingleFamily public records

Built 2017 0.29 ac lot Est $467k · 36% under $50/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +11.1/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• 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

Just finishing touches to do. The McKenzie w/ newly designed kitchen. 5 bedrooms & 3 baths, this McKenzie has covered front & back porches. The foyer divides the study from the formal dining rm. An elegant kitchen featuring an island, wall oven, granite counters, stainless range, microwave & dishwasher complete this space. Large walk-in closet is a plus! In the master bath you will find dual sinks, separate tub & a tile shower. Listing Broker/Salesperson has ownership interest in the property. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home & community information including pricing, included features, terms, availability & amenities are subject to change & prior sale at any time without notice or obligation

Key facts

• 0.29 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (15.5% below list).
• Recommended offer: $254k (15.5% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 41% of the median local income ($74k/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 $9k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,588 (15.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.85% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $466,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Chickadee St	0.04mi	5/3.0	3,144 (+1%)	0mo	$455,000	$145	96
485 Merganser Way	0.22mi	5/3.0	3,114 (+0%)	11mo	$455,000	$146	81
425 Chickadee St	0.08mi	5/3.0	3,144 (+1%)	17mo	$535,000	$170	81
503 Gadwell St	0.10mi	5/3.0	3,392 (+9%)	10mo	$475,000	$140	72
317 Merlin Ct	0.07mi	4/3.5 (-1)	2,808 (-10%)	11mo	$395,000	$141	64
508 Gadwell St	0.06mi	5/3.0	3,421 (+10%)	20mo	$520,000	$152	64
430 Chickadee St	0.11mi	4/3.5 (-1)	2,796 (-10%)	20mo	$439,000	$157	54
368 Merlin Ct	0.28mi	5/2.5	2,650 (-15%)	14mo	$389,000	$147	49
832 Moorhen Way	0.31mi	5/2.5	2,763 (-11%)	22mo	$414,900	$150	46
513 Mary Lou Way	0.59mi	4/3.5 (-1)	2,786 (-10%)	12mo	$425,000	$153	38

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-63,405
• Equity at exit: $44,731

10-year hold

• IRR: -26.6%
• Equity multiple: -0.10×
• Total profit: $-92,538
• Equity at exit: $25,939

Cash invested: $84,000 (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 32539

• Home prices YoY: -17.8%
• Rents YoY: 0.1%
• Active inventory: 521
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$376 /mo · $4,516/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-121

Break-even live

Break-even rent $2,689

Max offer price $278,589

Occupancy floor 100%

Sensitivity live

Price	-10% $49	-5% $-36	+0% $-121	+5% $-206	+10% $-291
Rent	-10% $-322	-5% $-221	+0% $-121	+5% $-21	+10% $79
Rate	-1.0pp $30	-0.5pp $-45	base $-121	+0.5pp $-199	+1.0pp $-278

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Chickadee St Crestview, FL	4.0	2.0	2268	$2,250	$0.99	14d	1	0.10mi
118 Hobson Ave Crestview, FL	4.0	3.0	2324	$2,300	$0.99	44d	1	0.50mi
3107 Tricia Cir Crestview, FL	4.0	2.0	2360	$2,200	$0.93	44d	1	0.85mi
414 Whirlaway Ct Crestview, FL	5.0	3.0	2391	$2,650	$1.11	44d	1	0.87mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 6 events

1. 2026-03-17
   status Pending
2. 2025-10-03
   historical
3. 2025-09-19
   listed $300,000
4. 2018-02-28
   soldstatus $299,900 828-char remark

   Show marketing remark (828 chars)

   Just finishing touches to do. The McKenzie w/ newly designed kitchen. 5 bedrooms & 3 baths, this McKenzie has covered front & back porches. The foyer divides the study from the formal dining rm. An elegant kitchen featuring an island, wall oven, granite counters, stainless range, microwave & dishwasher complete this space. Large walk-in closet is a plus! In the master bath you will find dual sinks, separate tub & a tile shower. Listing Broker/Salesperson has ownership interest in the property. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home & community information including pricing, included features, terms, availability & amenities are subject to change & prior sale at any time without notice or obligation

5. 2018-02-28
   soldstatus $299,900 828-char remark

   Show marketing remark (828 chars)

   Just finishing touches to do. The McKenzie w/ newly designed kitchen. 5 bedrooms & 3 baths, this McKenzie has covered front & back porches. The foyer divides the study from the formal dining rm. An elegant kitchen featuring an island, wall oven, granite counters, stainless range, microwave & dishwasher complete this space. Large walk-in closet is a plus! In the master bath you will find dual sinks, separate tub & a tile shower. Listing Broker/Salesperson has ownership interest in the property. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home & community information including pricing, included features, terms, availability & amenities are subject to change & prior sale at any time without notice or obligation

6. 2017-08-02
   listed $299,900 828-char remark

   Show marketing remark (828 chars)

   Just finishing touches to do. The McKenzie w/ newly designed kitchen. 5 bedrooms & 3 baths, this McKenzie has covered front & back porches. The foyer divides the study from the formal dining rm. An elegant kitchen featuring an island, wall oven, granite counters, stainless range, microwave & dishwasher complete this space. Large walk-in closet is a plus! In the master bath you will find dual sinks, separate tub & a tile shower. Listing Broker/Salesperson has ownership interest in the property. Pictures, photographs, colors, features, and sizes are for illustration purposes only & will vary from the homes as built. Home & community information including pricing, included features, terms, availability & amenities are subject to change & prior sale at any time without notice or obligation

ⓘ 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: $4,516 · $376/mo
• Projected year-2 tax: $4,516 · $376/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $30,431
• − Mortgage interest: −$16,805
• − Property taxes: −$4,516
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − HOA: −$600
• − Depreciation: −$8,727
• Taxable loss: −$6,586
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $126/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

+0.0% since first listed

6 events — show timeline

• 2026-03-17 Pending — ECAR
• 2025-10-03 Delisted — ECAR
• 2025-09-19 Listed $300,000 ECAR
• 2018-02-28 Sold (MLS) $299,900 NAMLS
• 2018-02-28 Sold (MLS) $299,900 ECAR
• 2017-08-02 Listed $299,900 NAMLS

Property tax history

+71.3%/yr

Latest (2025): $4,516 · +2.5% YoY. Source: county tax records.