112 Oglesby Ave · Crestview, FL 32536

$165,000

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 210 Days on market

Built 1973 0.32 ac lot $135/sqft · 26% below area Est $223k · 26% under ↓ 21% since listing

---

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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom 1.5 bath home located in central Crestview providing easy commute to the local bases, beaches, and shopping centers. Spacious yard in both front and back providing plenty of area for gardening and play area for the kids and family dog to run around. This home is ready for its new family to make it their very own.

Key facts

• Spacious yard
• Play area
• Central crestview

Tags

• CENTRAL CRESTVIEW
• EASY COMMUTE
• SPACIOUS YARD
• GARDENING AREA
• PLAY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising (+1.2%/yr); 349 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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 210 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1973 — 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: 1.03% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $222,873
• List price: $165,000
• Delta: -25.97%
• 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
115 Grimes Ave	0.04mi	2/1.5 (-1)	1,279 (+4%)	12mo	$180,000	$141	74
410 Winddrift Ct	0.36mi	4/2.0 (+1)	1,244 (+2%)	5mo	$210,000	$169	71
685 W Walnut Ave	0.52mi	3/2.0	1,234 (+1%)	11mo	$242,000	$196	66
170 Cabana Way	0.26mi	3/2.0	1,180 (-4%)	20mo	$239,900	$203	65
202 Cabana Way	0.38mi	4/2.0 (+1)	1,244 (+2%)	18mo	$247,500	$199	60
5350 Highview Dr	0.55mi	3/2.0	1,210 (-1%)	19mo	$259,900	$215	56
104 Cabana Way	0.49mi	3/2.0	1,100 (-10%)	5mo	$215,000	$195	56
650 Mayo Trl	0.74mi	3/2.0	1,220 (-0%)	12mo	$165,000	$135	55
134 Cabana Way	0.46mi	2/1.5 (-1)	1,107 (-10%)	8mo	$210,000	$190	49
216 Cabana Way	0.50mi	3/2.0	1,335 (+9%)	19mo	$250,000	$187	46
740 Mcdonald St	0.57mi	3/1.0	1,075 (-12%)	12mo	$90,000	$84	38
395 W Griffith Ave	0.74mi	3/1.0	1,322 (+8%)	15mo	$190,000	$144	36

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-13,499
• Equity at exit: $24,602

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,942
• Equity at exit: $14,266

Cash invested: $46,200 (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: 349
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$865
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $256

Break-even live

Break-even rent $1,379

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $350	-5% $303	+0% $256	+5% $210	+10% $163
Rent	-10% $122	-5% $189	+0% $256	+5% $324	+10% $391
Rate	-1.0pp $339	-0.5pp $298	base $256	+0.5pp $214	+1.0pp $170

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Cabana Way Crestview, FL	3.0	2.0	1100	$1,700	$1.55	21d	1	0.24mi
178 Cabana Way Crestview, FL	4.0	2.0	1284	$1,800	$1.40	44d	1	0.29mi
156 Cabana Way Crestview, FL	4.0	2.0	1244	$1,800	$1.45	44d	1	0.30mi
816 W Walnut Ave Crestview, FL	3.0	2.0	1297	$1,595	$1.23	44d	1	0.42mi
132 Cabana Way Crestview, FL	3.0	2.0	1408	$1,750	$1.24	14d	1	0.44mi
398 N Spring St Crestview, FL	2.0	1.0	1200	$1,300	$1.08	44d	1	0.65mi
503 W Griffith Ave Crestview, FL	3.0	1.0	962	$1,395	$1.45	44d	1	0.67mi
401 S Booker St Crestview, FL	3.0	1.5	1040	$1,225	$1.18	44d	1	0.69mi
202 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	44d	1	1.06mi
257 Lindberg St Crestview, FL	2.0	1.0	832	$1,100	$1.32	44d	1	1.06mi
204 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	44d	1	1.06mi
800 Spring Creek Blvd Crestview, FL	1.0–3.0	1.0–2.0	1009	$1,900	$1.88	14d	28	1.08mi
223 Johnson Ct #223 Crestview, FL	3.0	2.5	1496	$1,450	$0.97	44d	1	1.12mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,400	$1.27	44d	1	1.23mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,375	$1.25	21d	1	1.23mi
498 North Ave E Unit A Crestview, FL	2.0	2.0	1081	$1,450	$1.34	44d	1	1.25mi
326 Dixie St Crestview, FL	3.0	1.0	1386	$1,400	$1.01	44d	1	1.25mi
830 Arbor Lake Dr Crestview, FL	2.0	2.5	1200	$1,400	$1.17	14d	1	1.26mi
408 Church St Crestview, FL	2.0	2.0	1086	$1,200	$1.10	44d	1	1.29mi
131 Adkinson Dr Crestview, FL	4.0	1.0	1332	$1,750	$1.31	14d	1	1.32mi
812 Carlton St Crestview, FL	3.0	2.5	1393	$1,495	$1.07	21d	1	1.35mi

Listing history 2 events

1. 2026-03-25
   price $165,000 324-char remark

   Show marketing remark (324 chars)

   4 Bedroom 1.5 bath home located in central Crestview providing easy commute to the local bases, beaches, and shopping centers. Spacious yard in both front and back providing plenty of area for gardening and play area for the kids and family dog to run around. This home is ready for its new family to make it their very own.

2. 2025-10-22
   listed $210,000 Active 324-char remark

   Show marketing remark (324 chars)

   4 Bedroom 1.5 bath home located in central Crestview providing easy commute to the local bases, beaches, and shopping centers. Spacious yard in both front and back providing plenty of area for gardening and play area for the kids and family dog to run around. This home is ready for its new family to make it their very own.

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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 · 20 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: $20,447
• − Mortgage interest: −$9,243
• − Property taxes: −$1,869
• − Insurance: −$825
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$4,800
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,970/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

-21.4% since first listed

2 events — show timeline

• 2026-03-25 Price Changed $165,000 ECAR
• 2025-10-22 Listed $210,000 ECAR

Property tax history

+21.4%/yr

Latest (2025): $1,869 · +5.8% YoY. Source: county tax records.