484 Jillian Dr · Crestview, FL 32536

$277,000

3 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 69 Days on market

Built 2004 0.29 ac lot $154/sqft · 15% below area Est $326k · 15% under

---

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 +14.2/15.0
• Cash flow +7.4/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER OFFERING $10,000 IN BUYER'S CLOSING COST!!! Welcome home to this all brick 3-bedroom, 2-bath property with a 2-car garage, and fenced backyard. This inviting home offers an open floor plan with a spacious kitchen and island, a separate dining room, and a comfortable living room with wood floors. The split-bedroom layout features a generously sized primary suite with a double vanity, garden tub, and separate walk-in closets. Two additional bedrooms, a full bath, and an inside laundry room complete this functional and appealing floor plan.

Key facts

• Open floor plan
• Wood floors
• Separate dining room

Tags

• FENCED BACKYARD
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• SEPARATE DINING ROOM
• COMFORTABLE LIVING ROOM
• WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (31.2% below list).
• Recommended offer: $191k (31.2% below list) — sets the bar for 1% rule.

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; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 69 days — a 6% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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.
• Current owner paid $123k; list at $277k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,559 (31.2% 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 69 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 12.1

CMA / ARV

• ARV (median comp): $325,718
• List price: $277,000
• Delta: -14.96%
• 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
1003 Quigley Dr	0.28mi	3/2.0	1,851 (+3%)	2mo	$275,000	$149	81
1207 Jefferyscot Dr	0.38mi	3/2.0	1,722 (-4%)	1mo	$289,000	$168	74
312 Scotch Pine Ln	0.38mi	3/2.0	1,936 (+8%)	2mo	$305,000	$158	68
486 Jillian Dr	0.02mi	4/2.0 (+1)	2,068 (+15%)	3mo	$335,000	$162	67
217 Lustan Dr	0.49mi	4/2.0 (+1)	1,726 (-4%)	4mo	$269,000	$156	62
119 Crab Apple Ave	0.52mi	3/2.0	1,950 (+8%)	2mo	$316,000	$162	60
1226 Northview Dr	0.55mi	4/2.0 (+1)	1,666 (-8%)	1mo	$269,000	$161	56
1285 Jefferyscot Dr	0.72mi	3/2.0	1,662 (-8%)	2mo	$270,000	$162	51
1249 Jefferyscot Dr	0.64mi	3/2.0	1,606 (-11%)	3mo	$290,000	$181	50
604 Huck Finn Dr	0.71mi	4/2.0 (+1)	1,673 (-7%)	1mo	$305,000	$182	49
326 Riverchase Blvd	0.69mi	3/2.0	1,563 (-13%)	2mo	$217,500	$139	44
5612 Thatcher Rd	0.73mi	4/3.0 (+1)	1,968 (+9%)	3mo	$359,900	$183	39

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: -27.7%
• Equity multiple: 0.08×
• Total profit: $-71,040
• Equity at exit: $41,302

10-year hold

• IRR: -34.2%
• Equity multiple: -0.35×
• Total profit: $-104,740
• Equity at exit: $23,950

Cash invested: $77,560 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$1,453
• Tax from tax record: −$294 /mo · $3,526/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-356

Break-even live

Break-even rent $2,357

Max offer price $214,026

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-278	+0% $-356	+5% $-435	+10% $-513
Rent	-10% $-507	-5% $-432	+0% $-356	+5% $-281	+10% $-206
Rate	-1.0pp $-217	-0.5pp $-286	base $-356	+0.5pp $-428	+1.0pp $-501

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1123 Northview Dr Crestview, FL	3.0	2.0	1589	$1,950	$1.23	45d	1	0.41mi
212 Lustan Dr Crestview, FL	4.0	2.0	1481	$1,695	$1.14	15d	1	0.50mi
127 Nivana Dr Crestview, FL	3.0	2.0	1721	$1,600	$0.93	15d	1	0.53mi
535 Wingspan Way Crestview, FL	2.0	2.0	1264	$1,350	$1.07	45d	1	0.64mi
535 Wingspan Way Unit 535 Crestview, FL	2.0	2.5	1264	$1,349	$1.07	45d	1	0.64mi
428 Riverchase Blvd Crestview, FL	3.0	2.5	2232	$2,500	$1.12	15d	1	0.66mi
551 Wingspan Way Unit 551 Crestview, FL	2.0	3.0	1264	$1,595	$1.26	22d	1	0.67mi
551 Wingspan Way Crestview, FL	2.0	2.5	1264	$1,595	$1.26	22d	1	0.67mi
738 Majestic Dr Crestview, FL	3.0	2.0	1460	$1,600	$1.10	45d	1	0.76mi
748 Majestic Dr Crestview, FL	3.0	2.5	1460	$1,595	$1.09	45d	1	0.79mi
628 Wingspan Way Crestview, FL	2.0	2.5	1264	$1,400	$1.11	45d	1	0.83mi
609 Prairie St Crestview, FL	3.0	2.0	1428	$1,775	$1.24	15d	1	0.96mi
514 Boulder St Crestview, FL	4.0	3.0	2102	$2,400	$1.14	45d	1	0.96mi
713 Presscott St Crestview, FL	4.0	2.5	2168	$2,295	$1.06	46d	1	1.06mi
180 Peoria Blvd Crestview, FL	4.0	3.0	2292	$2,595	$1.13	45d	1	1.15mi
200 Mirage Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$1,904	$1.73	15d	34	1.30mi
315 Egan Dr Crestview, FL	4.0	2.0	1835	$1,950	$1.06	45d	1	1.37mi
526 Tikell Dr Crestview, FL	3.0	2.5	2095	$2,100	$1.00	15d	1	1.42mi
4699 Meadow Lake Dr Crestview, FL	4.0	3.0	2148	$2,500	$1.16	45d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   statusdays on market $277,000 Pending 69 DOM
2. 2026-06-18
   days on market $277,000 Active 66 DOM
3. 2026-06-17
   days on market $277,000 Active 65 DOM
4. 2026-06-16
   days on market $277,000 Active 64 DOM
5. 2026-06-15
   days on market $277,000 Active 63 DOM
6. 2026-06-14
   days on market $277,000 Active 61 DOM
7. 2026-06-13
   days on market $277,000 Active 60 DOM
8. 2026-06-10
   days on market $277,000 Active 58 DOM
9. 2026-06-09
   days on market $277,000 Active 57 DOM
10. 2026-06-08
    days on market $277,000 Active 56 DOM
11. 2026-06-07
    days on market $277,000 Active 55 DOM
12. 2026-06-05
    days on market $277,000 Active 52 DOM
13. 2026-06-02
    days on market $277,000 Active 50 DOM
14. 2026-06-01
    days on market $277,000 Active 49 DOM
15. 2026-05-31
    days on market $277,000 Active 48 DOM
16. 2026-05-30
    days on market $277,000 Active 47 DOM
17. 2026-04-08
    listed $277,000 Active 552-char remark

    Show marketing remark (552 chars)

    SELLER OFFERING $10,000 IN BUYER'S CLOSING COST!!! Welcome home to this all brick 3-bedroom, 2-bath property with a 2-car garage, and fenced backyard. This inviting home offers an open floor plan with a spacious kitchen and island, a separate dining room, and a comfortable living room with wood floors. The split-bedroom layout features a generously sized primary suite with a double vanity, garden tub, and separate walk-in closets. Two additional bedrooms, a full bath, and an inside laundry room complete this functional and appealing floor plan.

18. 2007-09-20
    listed $187,000
19. 2006-07-25
    historical
20. 2006-03-30
    listed $227,000
21. 2006-03-30
    listed $227,000
22. 2004-02-26
    soldstatus $123,400
23. 2004-02-20
    soldstatus $123,395
24. 2004-02-20
    soldstatus $123,395
25. 2003-09-08
    listed $123,395
26. 2003-09-08
    listed $123,395

ⓘ 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: $3,526 · $294/mo
• Projected year-2 tax: $3,526 · $294/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 ≥106°F today · 22 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: $22,867
• − Mortgage interest: −$15,516
• − Property taxes: −$3,526
• − Insurance: −$1,385
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$8,058
• Taxable loss: −$9,278
• Est. tax savings @ 24.0%: +$2,227
• After-tax cash flow: $-2,051/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): 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

+124.5% since first listed

10 events — show timeline

• 2026-04-08 Listed $277,000 ECAR
• 2007-09-20 Listed $187,000 ECAR
• 2006-07-25 Listing Removed — NAMLS
• 2006-03-30 Listed $227,000 NAMLS
• 2006-03-30 Listed $227,000 ECAR
• 2004-02-26 Sold (Public Records) $123,400 Public Records
• 2004-02-20 Sold (MLS) $123,395 NAMLS
• 2004-02-20 Sold (MLS) $123,395 ECAR
• 2003-09-08 Listed $123,395 NAMLS
• 2003-09-08 Listed $123,395 ECAR

Property tax history

+5.7%/yr

Latest (2025): $3,526 · +0.0% YoY. Source: county tax records.