1424 E F Sanford Rd · Crestview, FL 32531

$185,000

4 bd · 2.0 ba · 1,064 sqft · Manufactured · 92 Days on market

Built 2023 Good condition 1.59 ac lot ↓ 19% since listing

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5,000 seller credit offered with acceptable offer. Tucked away in the country yet just 10 minutes from the heart of Baker, this charming home offers the perfect balance of privacy and convenience. Situated on a peaceful 1.59-acre lot off a paved road, there's plenty of space to enjoy the outdoors--whether it's entertaining, letting kids and pets roam, or simply relaxing in your own quiet retreat. Inside, you'll find a cozy open layout with a split floor plan that's ideal for both everyday living and spending time with family and friends. The home features no carpet throughout, making upkeep a breeze, and comes fully equipped with all appliances for an easy, move-in-ready experience. To top things off this home includes 4 bedrooms making it the ideal space for most families.

Key facts

• Paved road
• No carpet
• Split floor plan

Tags

• 1.59-ACRE LOT
• PAVED ROAD
• NO CARPET
• FULLY EQUIPPED WITH APPLIANCES
• COZY OPEN LAYOUT
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: 124 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 $1k of loan paydown is wiped out by about $6k 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 92 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-14,345
• Equity at exit: $27,584

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,720
• Equity at exit: $15,995

Cash invested: $51,800 (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 32531

• Home prices YoY: -15.2%
• Active inventory: 124
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $245

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $185,000 Active 92 DOM
2. 2026-06-17
   days on market $185,000 Active 91 DOM
3. 2026-06-16
   days on market $185,000 Active 90 DOM
4. 2026-06-15
   days on market $185,000 Active 89 DOM
5. 2026-06-14
   days on market $185,000 Active 87 DOM
6. 2026-06-13
   pricedays on market $185,000 Active 86 DOM
7. 2026-06-10
   days on market $187,500 Active 84 DOM
8. 2026-06-09
   days on market $187,500 Active 83 DOM
9. 2026-06-08
   days on market $187,500 Active 82 DOM
10. 2026-06-07
    days on market $187,500 Active 81 DOM
11. 2026-06-05
    days on market $187,500 Active 78 DOM
12. 2026-06-02
    days on market $187,500 Active 76 DOM
13. 2026-06-01
    days on market $187,500 Active 75 DOM
14. 2026-05-31
    days on market $187,500 Active 74 DOM
15. 2026-05-30
    days on market $187,500 Active 73 DOM
16. 2026-04-25
    price $189,900 785-char remark

    Show marketing remark (785 chars)

    $5,000 seller credit offered with acceptable offer. Tucked away in the country yet just 10 minutes from the heart of Baker, this charming home offers the perfect balance of privacy and convenience. Situated on a peaceful 1.59-acre lot off a paved road, there's plenty of space to enjoy the outdoors--whether it's entertaining, letting kids and pets roam, or simply relaxing in your own quiet retreat. Inside, you'll find a cozy open layout with a split floor plan that's ideal for both everyday living and spending time with family and friends. The home features no carpet throughout, making upkeep a breeze, and comes fully equipped with all appliances for an easy, move-in-ready experience. To top things off this home includes 4 bedrooms making it the ideal space for most families.

17. 2026-04-13
    price $195,000 785-char remark

    Show marketing remark (785 chars)

    $5,000 seller credit offered with acceptable offer. Tucked away in the country yet just 10 minutes from the heart of Baker, this charming home offers the perfect balance of privacy and convenience. Situated on a peaceful 1.59-acre lot off a paved road, there's plenty of space to enjoy the outdoors--whether it's entertaining, letting kids and pets roam, or simply relaxing in your own quiet retreat. Inside, you'll find a cozy open layout with a split floor plan that's ideal for both everyday living and spending time with family and friends. The home features no carpet throughout, making upkeep a breeze, and comes fully equipped with all appliances for an easy, move-in-ready experience. To top things off this home includes 4 bedrooms making it the ideal space for most families.

18. 2026-03-18
    listed $199,900 Active 785-char remark

    Show marketing remark (785 chars)

    $5,000 seller credit offered with acceptable offer. Tucked away in the country yet just 10 minutes from the heart of Baker, this charming home offers the perfect balance of privacy and convenience. Situated on a peaceful 1.59-acre lot off a paved road, there's plenty of space to enjoy the outdoors--whether it's entertaining, letting kids and pets roam, or simply relaxing in your own quiet retreat. Inside, you'll find a cozy open layout with a split floor plan that's ideal for both everyday living and spending time with family and friends. The home features no carpet throughout, making upkeep a breeze, and comes fully equipped with all appliances for an easy, move-in-ready experience. To top things off this home includes 4 bedrooms making it the ideal space for most families.

19. 2026-01-20
    price $219,999
20. 2025-10-30
    price $220,000
21. 2025-09-30
    price $225,000
22. 2025-09-12
    listed $235,000 Active

ⓘ 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: $23,142
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$5,382
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,941/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 Cosmetic rehab

This charming mobile home is in good condition with no major repairs needed. It offers a good balance of privacy and convenience, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Install new flooring in bathrooms — Enhances aesthetics and is easy to clean

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Install new flooring in bathrooms — Enhances aesthetics and is easy to clean ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 58,889
• Population (ZIP): 7,445

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -46.90%
• Current HPI: 261.3589
• Rent YoY: —
• Metro: —
• 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

-19.2% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $189,900 ECAR
• 2026-04-13 Price Changed $195,000 ECAR
• 2026-03-18 Listed $199,900 ECAR
• 2026-01-20 Price Changed $219,999 ECAR
• 2025-10-30 Price Changed $220,000 ECAR
• 2025-09-30 Price Changed $225,000 ECAR
• 2025-09-12 Listed $235,000 ECAR