6138 Clover St · Crestview, FL 32539

$259,050

3 bd · 2.0 ba · 1,245 sqft · SingleFamily · 37 Days on market

Built 2026 Good condition 0.34 ac lot Garage $208/sqft · at area comps Est $265k · at est.

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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 +8.5/15.0
• Cash flow +7.4/30.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

SEAMLESS FLOW IN THIS OPEN CONCEPT 'CARTER' FLOOR PLAN - ready end of May! Family gathering area overlook cozy dining/kitchen with work island featuring bar seating, corner pantry and quartz countertops. Owner's suite has walk-in closet; bath has double vanities + linen closet. Luxury vinyl plank flooring in common areas, carpet in bedrooms, recessed lighting and ceiling fans thru-out. Rear patio for relaxing in your fully landscaped yard. Finished 2-car-garage, all located on . 34-acre lot in the Auburn area. Photos of similar completed home, elevation/interior/exterior colors will vary.

Key facts

• Quartz countertops
• Walk-in closet
• Work island

Tags

• OPEN CONCEPT FLOOR PLAN
• WORK ISLAND
• CORNER PANTRY
• QUARTZ COUNTERTOPS
• WALK-IN CLOSET
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (29.1% below list).
• Recommended offer: $184k (29.1% 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 flat; 688 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 $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 37 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

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 $183,729 (29.1% 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 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $265,000
• List price: $259,050
• Delta: -2.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6138 Clover St	0.00mi	3/2.0	1,245 (0%)	1mo	$259,050	$208	99
6134 Clover St	0.03mi	3/2.0	1,245 (0%)	2mo	$260,000	$209	97
6118 Clover St	0.09mi	3/2.0	1,245 (0%)	4mo	$259,050	$208	93
6114 Clover St	0.12mi	3/2.0	1,245 (0%)	4mo	$259,050	$208	92
3365 Auburn Rd	0.33mi	3/2.0	1,270 (+2%)	0mo	$205,000	$161	81
101 Stephens Ln	0.21mi	4/2.0 (+1)	1,268 (+2%)	2mo	$190,000	$150	80
6114 Sonny Ln	0.44mi	3/2.0	1,215 (-2%)	1mo	$248,000	$204	75
6112 Sonny Ln	0.45mi	3/2.0	1,215 (-2%)	3mo	$245,000	$202	73
3375 Mclain Dr	0.41mi	3/2.0	1,200 (-4%)	4mo	$229,000	$191	71
6115 Tansey St	0.21mi	3/2.0	1,398 (+12%)	4mo	$265,000	$190	66
3429 Melissa Ln	0.72mi	3/2.0	1,284 (+3%)	3mo	$250,000	$195	59
6121 Robin Rd	0.69mi	3/2.0	1,328 (+7%)	2mo	$260,000	$196	55

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: -29.1%
• Equity multiple: 0.05×
• Total profit: $-68,702
• Equity at exit: $38,625

10-year hold

• IRR: -46.4%
• Equity multiple: -0.48×
• Total profit: $-107,542
• Equity at exit: $22,398

Cash invested: $72,534 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $274,950 ($225/sqft)
• Median days on market: 92 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32539

• Home prices YoY: -17.8%
• Rents YoY: 0.1%
• Active inventory: 688
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,886/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-339

Break-even live

Break-even rent $2,266

Max offer price $210,028

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-249	+0% $-339	+5% $-428	+10% $-518
Rent	-10% $-484	-5% $-411	+0% $-339	+5% $-266	+10% $-194
Rate	-1.0pp $-208	-0.5pp $-273	base $-339	+0.5pp $-406	+1.0pp $-474

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: $64,762
• Closing costs: $7,772
• Club membership (one-time): —
• 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	70d	1	0.91mi

Property features AI

Finance

• HOA & community: Subdivision: Metes & Bounds

Exterior

• Parking: Attached garage with 2 spacesGarage door opener
• Security: Smoke detectors installed
• Utilities: Electric servicePublic waterSeptic tank
• Home design: Single-storyCraftsman-style homeEntry and main living areas on the first floor
• Construction: Shingle roofSiding with brick front and vinyl sidingAluminum and vinyl trimBuilt in 2026
• Exterior features: Open patioInterior, level lotCounty road frontage on a paved roadLot dimensions ~86 x 177.8

Interior

• Kitchen: Kitchen located on the first floorKitchen islandMicrowaveDishwasher
• Bedrooms: 3 bedroomsPrimary suite on the first floor with carpet and a walk-in closet
• Flooring: Vinyl flooringCarpet in bedrooms
• Bathrooms: 2 full bathroomsPrimary bathroom with double vanity and a shower (no tub)
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Vaulted ceilingsKitchen islandRecessed lightingNewly paintedPantryPull-down attic stairsBuilt-in shelvingSplit-bedroom floorplanWasher/dryer hookupDouble-pane windowsDoors with energy-efficient features
• Laundry & utility: First-floor laundry roomWasher/dryer hookupElectric water heater

Listing history 3 events

1. 2026-05-31
   days on market $259,050 Active 37 DOM
2. 2026-05-30
   days on market $259,050 Active 36 DOM
3. 2026-04-24
   listed $259,050 Active 716-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,047
• − Mortgage interest: −$14,511
• − Property taxes: −$3,886
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$7,536
• Taxable loss: −$8,708
• Est. tax savings @ 24.0%: +$2,090
• After-tax cash flow: $-1,975/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good layout and finishes. It is move-in ready and has potential for further value increases with landscaping and smart home features.

Value-add opportunities

• Both Landscaping and patio — Enhances curb appeal and outdoor living space ↑
• Both Painting exterior — Fresh paint can improve curb appeal and home value ↑
• Both Add smart home features — Improves convenience and marketability ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Bob Sikes Elementary School C+ FL #816/2,144 Nat'l #9,263/41,679 Middle Davidson Middle School B FL #157/571 Nat'l #2,146/14,009 High Crestview High School D+ FL #167/667 Nat'l #5,269/17,239

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

B Composite livability gradescore 75/100

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 · 235,133 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Subdivision: Metes & Bounds

Exterior

• Parking: Attached garage with 2 spacesGarage door opener
• Security: Smoke detectors installed
• Utilities: Electric servicePublic waterSeptic tank
• Home design: Single-storyCraftsman-style homeEntry and main living areas on the first floor
• Construction: Shingle roofSiding with brick front and vinyl sidingAluminum and vinyl trimBuilt in 2026
• Exterior features: Open patioInterior, level lotCounty road frontage on a paved roadLot dimensions ~86 x 177.8

Interior

• Kitchen: Kitchen located on the first floorKitchen islandMicrowaveDishwasher
• Bedrooms: 3 bedroomsPrimary suite on the first floor with carpet and a walk-in closet
• Flooring: Vinyl flooringCarpet in bedrooms
• Bathrooms: 2 full bathroomsPrimary bathroom with double vanity and a shower (no tub)
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Vaulted ceilingsKitchen islandRecessed lightingNewly paintedPantryPull-down attic stairsBuilt-in shelvingSplit-bedroom floorplanWasher/dryer hookupDouble-pane windowsDoors with energy-efficient features
• Laundry & utility: First-floor laundry roomWasher/dryer hookupElectric water heater

Price history

1 event — show timeline

• 2026-04-24 Listed $259,050 ECAR