5929 N Meadow Ln · Crestview, FL 32539

$219,900

3 bd · 2.0 ba · 1,088 sqft · SingleFamily public records · 34 Days on market

Built 1996 0.38 ac lot $202/sqft · 20% below area Est $274k · 20% 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 +16.3/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all brick home is a great deal at this price. The home has been very well kept and has a fenced in back yard ,screened back porch a 21'x 11'6'' yard building with a metal roof all on a large lot. The back yard is private as there are woods behind the house and the homes are well spaced apart. The kitchen, dining area and living room are open to give the home a spacious feel.

Key facts

• Easy commute
• Local golf courses
• High elevations

Tags

• HIGH ELEVATIONS
• EASY COMMUTE
• PROXIMITY TO SHOAL RIVER
• PROXIMITY TO YELLOW RIVER
• HISTORIC DOWNTOWN SHOPPING
• LOCAL GOLF COURSES

Property features AI

Finance

• HOA & community: Located in the Hidden Glen subdivision

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Workshop area
• Security: Smoke detectors
• Utilities: Community water; Electric service; Septic tank
• Home design: Traditional style; 1 story; Built in 1996
• Construction: Brick construction; Slab foundation; Composite shingle roof
• Exterior features: Private yard; Yard building; Screened porch; Level lot; County road frontage; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms, master on the first floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Vaulted ceilings; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (18.0% below list).
• Recommended offer: $180k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Bob Sikes Elementary School (math 53% / reading 60%, grade C+, #816 of 2,144 statewide, top 39%, 829 students, 52% 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; 1 comparable units currently listed for rent nearby; 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 $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 34 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $75k; list at $220k implies a 193% 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; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,275 (18.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $274,404
• List price: $219,900
• Delta: -19.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5951 N Meadow Ln	0.10mi	3/2.0	1,242 (+14%)	12mo	$212,000	$171	62
6113 N Willow Ln	0.17mi	3/2.0	1,191 (+10%)	22mo	$249,900	$210	58
6117 N Willow Ln	0.17mi	3/1.0	978 (-10%)	16mo	$202,000	$207	58
3415 Finch Ave	0.74mi	3/2.0	1,092 (+0%)	18mo	$240,000	$220	50
6154 Garden City Rd	0.61mi	3/2.0	1,166 (+7%)	12mo	$229,500	$197	50
3451 Auburn Rd	0.57mi	3/2.0	1,161 (+7%)	22mo	$268,000	$231	44

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-33,210
• Equity at exit: $32,788

10-year hold

• IRR: -12.1%
• Equity multiple: 0.36×
• Total profit: $-39,221
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $119

Break-even live

Break-even rent $1,652

Max offer price $219,900

Occupancy floor 88%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 Robin Rd Crestview, FL	3.0	2.0	960	$1,150	$1.20	21d	1	0.84mi

Listing history 22 events

1. 2026-06-18
   days on market $219,900 Active 34 DOM
2. 2026-06-17
   days on market $219,900 Active 33 DOM
3. 2026-06-16
   days on market $219,900 Active 32 DOM
4. 2026-06-15
   days on market $219,900 Active 31 DOM
5. 2026-06-14
   days on market $219,900 Active 29 DOM
6. 2026-06-13
   days on market $219,900 Active 28 DOM
7. 2026-06-10
   days on market $219,900 Active 26 DOM
8. 2026-06-09
   days on market $219,900 Active 25 DOM
9. 2026-06-08
   days on market $219,900 Active 24 DOM
10. 2026-06-07
    days on market $219,900 Active 23 DOM
11. 2026-06-05
    days on market $219,900 Active 20 DOM
12. 2026-06-02
    days on market $219,900 Active 18 DOM
13. 2026-06-01
    days on market $219,900 Active 17 DOM
14. 2026-05-31
    days on market $219,900 Active 16 DOM
15. 2026-05-30
    days on market $219,900 Active 15 DOM
16. 2026-05-15
    listed $219,900 Active 915-char remark
17. 2014-01-07
    soldstatus $75,000
18. 2014-01-06
    soldstatus $75,000 382-char remark

    Show marketing remark (382 chars)

    This all brick home is a great deal at this price. The home has been very well kept and has a fenced in back yard ,screened back porch a 21'x 11'6'' yard building with a metal roof all on a large lot. The back yard is private as there are woods behind the house and the homes are well spaced apart. The kitchen, dining area and living room are open to give the home a spacious feel.

19. 2014-01-06
    soldstatus $75,000 382-char remark

    Show marketing remark (382 chars)

    This all brick home is a great deal at this price. The home has been very well kept and has a fenced in back yard ,screened back porch a 21'x 11'6'' yard building with a metal roof all on a large lot. The back yard is private as there are woods behind the house and the homes are well spaced apart. The kitchen, dining area and living room are open to give the home a spacious feel.

20. 2013-12-12
    listed $75,000 382-char remark

    Show marketing remark (382 chars)

    This all brick home is a great deal at this price. The home has been very well kept and has a fenced in back yard ,screened back porch a 21'x 11'6'' yard building with a metal roof all on a large lot. The back yard is private as there are woods behind the house and the homes are well spaced apart. The kitchen, dining area and living room are open to give the home a spacious feel.

21. 1996-11-21
    soldstatus $62,000
22. 1996-02-01
    soldstatus $11,500

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$1,106/yr (+$92/mo · 153.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 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: $21,633
• − Mortgage interest: −$12,318
• − Property taxes: −$719
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$6,397
• Taxable loss: −$2,362
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $2,000/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

+1812.2% since first listed

7 events — show timeline

• 2026-05-15 Listed $219,900 ECAR
• 2014-01-07 Sold (Public Records) $75,000 Public Records
• 2014-01-06 Sold (MLS) $75,000 NAMLS
• 2014-01-06 Sold (MLS) $75,000 ECAR
• 2013-12-12 Listed $75,000 NAMLS
• 1996-11-21 Sold (Public Records) $62,000 Public Records
• 1996-02-01 Sold (Public Records) $11,500 Public Records

Property tax history

-2.8%/yr

Latest (2025): $719 · +4.4% YoY. Source: county tax records.