3183 Audrey Dr · Crestview, FL 32539

$220,000

2 bd · 1.0 ba · 998 sqft · SingleFamily public records · 76 Days on market

Built 1985 1.00 ac lot $220/sqft · 7% below area Est $236k · 7% under

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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 +10.6/15.0
• Cash flow +10.5/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 2-bedroom, 1-bath ranch on a private 1.00-acre lot in North Crestview. Features include a covered front patio, fenced in dog run, spacious living area, open dining/kitchen layout, and two well-sized bedrooms. Gracious storage shed directly behind the home. Roof and water heater was updated in 2020, flooring throughout was updated in 2023, and new HVAC installed Oct 2024. Move in ready!

Key facts

• Fenced in dog run
• Spacious living area
• Covered front patio

Tags

• COVERED FRONT PATIO
• FENCED IN DOG RUN
• SPACIOUS LIVING AREA
• OPEN DINING KITCHEN LAYOUT
• GRACIOUS STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (28.9% below list).
• Recommended offer: $156k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Crestview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 521 active listings in the ZIP; 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 76 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,483 (28.9% 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 76 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $236,209
• List price: $220,000
• Delta: -6.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3016 Cabela Ln	0.14mi	3/2.0 (+1)	1,107 (+11%)	0mo	$227,000	$205	66
6195 Old Hickory Rd	0.33mi	3/1.5 (+1)	1,025 (+3%)	9mo	$218,000	$213	66
6181 Bethany Dr	0.53mi	2/1.0	1,034 (+4%)	11mo	$50,000	$48	60
3257 Audrey Dr	0.33mi	2/1.5	940 (-6%)	20mo	$220,000	$234	56
3030 Cosson Cir	0.48mi	2/1.0	1,113 (+12%)	3mo	$215,000	$193	56

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: -22.8%
• Equity multiple: 0.23×
• Total profit: $-47,199
• Equity at exit: $32,803

10-year hold

• IRR: -25.5%
• Equity multiple: -0.10×
• Total profit: $-67,601
• Equity at exit: $19,022

Cash invested: $61,600 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-111

Break-even live

Break-even rent $1,705

Max offer price $200,421

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $220,000 Active 76 DOM
2. 2026-06-17
   days on market $220,000 Active 75 DOM
3. 2026-06-16
   days on market $220,000 Active 74 DOM
4. 2026-06-15
   days on market $220,000 Active 73 DOM
5. 2026-06-14
   days on market $220,000 Active 71 DOM
6. 2026-06-13
   days on market $220,000 Active 70 DOM
7. 2026-06-10
   days on market $220,000 Active 68 DOM
8. 2026-06-09
   days on market $220,000 Active 67 DOM
9. 2026-06-08
   days on market $220,000 Active 66 DOM
10. 2026-06-07
    days on market $220,000 Active 65 DOM
11. 2026-06-05
    remarks 460-char remark
12. 2026-06-05
    days on market $220,000 Active 62 DOM
13. 2026-06-02
    days on market $220,000 Active 60 DOM
14. 2026-06-01
    days on market $220,000 Active 59 DOM
15. 2026-05-31
    days on market $220,000 Active 58 DOM
16. 2026-05-30
    days on market $220,000 Active 57 DOM
17. 2026-04-03
    listed $220,000 Active 413-char remark

    Show marketing remark (413 chars)

    Welcome to this inviting 2-bedroom, 1-bath ranch on a private 1.00-acre lot in North Crestview. Features include a covered front patio, fenced in dog run, spacious living area, open dining/kitchen layout, and two well-sized bedrooms. Gracious storage shed directly behind the home. Roof and water heater was updated in 2020, flooring throughout was updated in 2023, and new HVAC installed Oct 2024. Move in ready!

18. 2023-05-16
    soldstatus $195,000
19. 2023-05-15
    soldstatus $195,000 Sold 518-char remark

    Show marketing remark (518 chars)

    Quintessential Florida 2 bedroom 1 bathroom Florida cottage located in North Crestview on an amazing 1 acre lot. The home has a great front patio, large living space, open concept dining room kitchen and 2 good sized bedrooms. A fantastic and over size out building located just out the back door. Home has a 2020 roof and water heater, new floors throughout, brand new interior and exterior paint and is all ready for you to come on home. SELLER TO PROVIDE $5,000 TOWARDS BUYERS CLOSING COSTS OR RATE BUY DOWN!!!

20. 2023-04-14
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Quintessential Florida 2 bedroom 1 bathroom Florida cottage located in North Crestview on an amazing 1 acre lot. The home has a great front patio, large living space, open concept dining room kitchen and 2 good sized bedrooms. A fantastic and over size out building located just out the back door. Home has a 2020 roof and water heater, new floors throughout, brand new interior and exterior paint and is all ready for you to come on home. SELLER TO PROVIDE $5,000 TOWARDS BUYERS CLOSING COSTS OR RATE BUY DOWN!!!

21. 2023-03-25
    price $195,000 518-char remark

    Show marketing remark (518 chars)

    Quintessential Florida 2 bedroom 1 bathroom Florida cottage located in North Crestview on an amazing 1 acre lot. The home has a great front patio, large living space, open concept dining room kitchen and 2 good sized bedrooms. A fantastic and over size out building located just out the back door. Home has a 2020 roof and water heater, new floors throughout, brand new interior and exterior paint and is all ready for you to come on home. SELLER TO PROVIDE $5,000 TOWARDS BUYERS CLOSING COSTS OR RATE BUY DOWN!!!

22. 2023-03-25
    price $195,000

    Show marketing remark (518 chars)

    Quintessential Florida 2 bedroom 1 bathroom Florida cottage located in North Crestview on an amazing 1 acre lot. The home has a great front patio, large living space, open concept dining room kitchen and 2 good sized bedrooms. A fantastic and over size out building located just out the back door. Home has a 2020 roof and water heater, new floors throughout, brand new interior and exterior paint and is all ready for you to come on home. SELLER TO PROVIDE $5,000 TOWARDS BUYERS CLOSING COSTS OR RATE BUY DOWN!!!

23. 2023-03-13
    price $197,000 518-char remark

    Show marketing remark (518 chars)

    Quintessential Florida 2 bedroom 1 bathroom Florida cottage located in North Crestview on an amazing 1 acre lot. The home has a great front patio, large living space, open concept dining room kitchen and 2 good sized bedrooms. A fantastic and over size out building located just out the back door. Home has a 2020 roof and water heater, new floors throughout, brand new interior and exterior paint and is all ready for you to come on home. SELLER TO PROVIDE $5,000 TOWARDS BUYERS CLOSING COSTS OR RATE BUY DOWN!!!

24. 2023-03-13
    price $197,000

    Show marketing remark (518 chars)

    Quintessential Florida 2 bedroom 1 bathroom Florida cottage located in North Crestview on an amazing 1 acre lot. The home has a great front patio, large living space, open concept dining room kitchen and 2 good sized bedrooms. A fantastic and over size out building located just out the back door. Home has a 2020 roof and water heater, new floors throughout, brand new interior and exterior paint and is all ready for you to come on home. SELLER TO PROVIDE $5,000 TOWARDS BUYERS CLOSING COSTS OR RATE BUY DOWN!!!

25. 2023-02-16
    listed $199,000 Active 518-char remark

    Show marketing remark (518 chars)

    Quintessential Florida 2 bedroom 1 bathroom Florida cottage located in North Crestview on an amazing 1 acre lot. The home has a great front patio, large living space, open concept dining room kitchen and 2 good sized bedrooms. A fantastic and over size out building located just out the back door. Home has a 2020 roof and water heater, new floors throughout, brand new interior and exterior paint and is all ready for you to come on home. SELLER TO PROVIDE $5,000 TOWARDS BUYERS CLOSING COSTS OR RATE BUY DOWN!!!

26. 2020-03-20
    soldstatus $70,850
27. 2020-03-20
    soldstatus $70,850 Sold
28. 2020-02-20
    status Pending
29. 2020-02-05
    price $64,500
30. 2020-01-23
    listed $70,000 Active
31. 2019-10-17
    listed $64,500
32. 1988-07-01
    soldstatus $38,500

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$606/yr (+$50/mo · 49.7%)

ⓘ 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 · 19 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: $18,778
• − Mortgage interest: −$12,323
• − Property taxes: −$1,220
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$6,400
• Taxable loss: −$5,270
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $-65/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

+471.4% since first listed

16 events — show timeline

• 2026-04-03 Listed $220,000 ECAR
• 2023-05-16 Sold (Public Records) $195,000 Public Records
• 2023-05-15 Sold (MLS) $195,000 ECAR
• 2023-04-14 Pending — ECAR
• 2023-03-25 Price Changed $195,000 ECAR
• 2023-03-25 Price Changed $195,000 NAMLS
• 2023-03-13 Price Changed $197,000 ECAR
• 2023-03-13 Price Changed $197,000 NAMLS
• 2023-02-16 Listed $199,000 ECAR
• 2020-03-20 Sold (MLS) $70,850 ECAR
• 2020-03-20 Sold (MLS) $70,850 NAMLS
• 2020-02-20 Pending — ECAR
• 2020-02-05 Price Changed $64,500 ECAR
• 2020-01-23 Listed $70,000 ECAR
• 2019-10-17 Listed $64,500 NAMLS
• 1988-07-01 Sold (Public Records) $38,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,220 · -1.5% YoY. Source: county tax records.