226 Southview Dr · Crestview, FL 32536

$225,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 17 Days on market

Built 1990 6,969 sqft lot

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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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 3 bedroom, 2 bathroom home has updated, easy-upkeep, laminate flooring in the vaulted living room, hallways, and open kitchen. Just off of the one car garage you'll find a patio that's perfect for grilling and enjoying your ultra-private, fenced backyard with large workshop, shed, and fire-pit! Just minutes from shopping and restaurants in Crestview. About 20 miles from Eglin AFB. Beautiful white sand beaches are just a short drive away (less than 25 miles to Okaloosa Island; less than 30 miles to Destin beaches). What are you waiting for?!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1990

Property features AI

Finance

• HOA & community: Subdivision: SOUTHVIEW ESTATES PH 2

Exterior

• Parking: Attached garage (1 garage space); Driveway with about 2 spaces
• Utilities: Electric service; Public water; Public sewer
• Home design: Traditional style; One story; Built in 1990; Level lot; City street frontage; Lot dimensions approximately 70 x 103; Resid Single Family zoning
• Construction: Vinyl siding; Slab foundation
• Exterior features: Private yard; Open deck; Open patio; Open porch; Porch; Workshop

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms; Master bedroom on the first floor with walk-in closet and attached master bath
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric heat control
• Interior features: Vaulted ceilings; Six total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (24.0% below list).
• Recommended offer: $171k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 351 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $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 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,039 (24.0% 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. 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. 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?
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: 0.76% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.17% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-42,435
• Equity at exit: $33,548

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-53,097
• Equity at exit: $19,454

Cash invested: $63,000 (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: 351
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-44

Break-even live

Break-even rent $1,766

Max offer price $217,206

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $20	+0% $-44	+5% $-108	+10% $-171
Rent	-10% $-179	-5% $-112	+0% $-44	+5% $23	+10% $91
Rate	-1.0pp $69	-0.5pp $13	base $-44	+0.5pp $-102	+1.0pp $-162

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Prairie St Crestview, FL	3.0	2.0	1428	$1,775	$1.24	15d	1	0.53mi
342 Riverwood Dr Crestview, FL	1.0–2.0	1.0–2.0	862	$1,575	$1.83	45d	1	0.80mi
342 Riverwood Dr Crestview, FL	1.0–2.0	1.0–2.0	862	$1,575	$1.83	15d	15	0.80mi
122 Nivana Dr Crestview, FL	3.0	2.0	1186	$1,795	$1.51	45d	1	0.96mi
628 Wingspan Way Crestview, FL	2.0	2.5	1264	$1,400	$1.11	45d	1	1.07mi
551 Wingspan Way Unit 551 Crestview, FL	2.0	3.0	1264	$1,595	$1.26	22d	1	1.13mi
551 Wingspan Way Crestview, FL	2.0	2.5	1264	$1,595	$1.26	22d	1	1.13mi
535 Wingspan Way Unit 535 Crestview, FL	2.0	2.5	1264	$1,349	$1.07	45d	1	1.14mi
535 Wingspan Way Crestview, FL	2.0	2.0	1264	$1,350	$1.07	45d	1	1.14mi
738 Majestic Dr Crestview, FL	3.0	2.0	1460	$1,600	$1.10	45d	1	1.17mi
748 Majestic Dr Crestview, FL	3.0	2.5	1460	$1,595	$1.09	45d	1	1.17mi
212 Lustan Dr Crestview, FL	4.0	2.0	1481	$1,695	$1.14	15d	1	1.29mi

Listing history 26 events

1. 2026-06-02
   days on market $225,000 Active 17 DOM
2. 2026-06-01
   days on market $225,000 Active 16 DOM
3. 2026-05-31
   days on market $225,000 Active 15 DOM
4. 2026-05-30
   days on market $225,000 Active 14 DOM
5. 2026-05-16
   listed $225,000 Active
6. 2022-01-10
   soldstatus $210,000
7. 2022-01-07
   soldstatus $210,000 Sold 560-char remark

   Show marketing remark (560 chars)

   This adorable 3 bedroom, 2 bathroom home has updated, easy-upkeep, laminate flooring in the vaulted living room, hallways, and open kitchen. Just off of the one car garage you'll find a patio that's perfect for grilling and enjoying your ultra-private, fenced backyard with large workshop, shed, and fire-pit! Just minutes from shopping and restaurants in Crestview. About 20 miles from Eglin AFB. Beautiful white sand beaches are just a short drive away (less than 25 miles to Okaloosa Island; less than 30 miles to Destin beaches). What are you waiting for?!

8. 2022-01-07
   soldstatus $210,000 560-char remark

   Show marketing remark (560 chars)

   This adorable 3 bedroom, 2 bathroom home has updated, easy-upkeep, laminate flooring in the vaulted living room, hallways, and open kitchen. Just off of the one car garage you'll find a patio that's perfect for grilling and enjoying your ultra-private, fenced backyard with large workshop, shed, and fire-pit! Just minutes from shopping and restaurants in Crestview. About 20 miles from Eglin AFB. Beautiful white sand beaches are just a short drive away (less than 25 miles to Okaloosa Island; less than 30 miles to Destin beaches). What are you waiting for?!

9. 2021-11-17
   status Pending 560-char remark

   Show marketing remark (560 chars)

   This adorable 3 bedroom, 2 bathroom home has updated, easy-upkeep, laminate flooring in the vaulted living room, hallways, and open kitchen. Just off of the one car garage you'll find a patio that's perfect for grilling and enjoying your ultra-private, fenced backyard with large workshop, shed, and fire-pit! Just minutes from shopping and restaurants in Crestview. About 20 miles from Eglin AFB. Beautiful white sand beaches are just a short drive away (less than 25 miles to Okaloosa Island; less than 30 miles to Destin beaches). What are you waiting for?!

10. 2021-11-13
    listed $214,900 Active 560-char remark

    Show marketing remark (560 chars)

    This adorable 3 bedroom, 2 bathroom home has updated, easy-upkeep, laminate flooring in the vaulted living room, hallways, and open kitchen. Just off of the one car garage you'll find a patio that's perfect for grilling and enjoying your ultra-private, fenced backyard with large workshop, shed, and fire-pit! Just minutes from shopping and restaurants in Crestview. About 20 miles from Eglin AFB. Beautiful white sand beaches are just a short drive away (less than 25 miles to Okaloosa Island; less than 30 miles to Destin beaches). What are you waiting for?!

11. 2021-11-12
    listed $214,900 560-char remark

    Show marketing remark (560 chars)

    This adorable 3 bedroom, 2 bathroom home has updated, easy-upkeep, laminate flooring in the vaulted living room, hallways, and open kitchen. Just off of the one car garage you'll find a patio that's perfect for grilling and enjoying your ultra-private, fenced backyard with large workshop, shed, and fire-pit! Just minutes from shopping and restaurants in Crestview. About 20 miles from Eglin AFB. Beautiful white sand beaches are just a short drive away (less than 25 miles to Okaloosa Island; less than 30 miles to Destin beaches). What are you waiting for?!

12. 2018-01-11
    soldstatus $119,900
13. 2018-01-08
    soldstatus $119,900
14. 2018-01-08
    soldstatus $119,900
15. 2017-10-05
    listed $119,900
16. 2015-09-30
    soldstatus $164,300
17. 2015-09-23
    soldstatus $50,000
18. 2007-02-13
    soldstatus $125,000
19. 2007-02-09
    soldstatus $125,000
20. 2006-12-26
    listed $139,900
21. 2006-06-05
    listed $149,900
22. 2000-10-26
    listed $650
23. 2000-08-30
    listed $64,900
24. 2000-08-29
    listed $64,900
25. 1994-02-01
    soldstatus $54,500
26. 1990-10-01
    soldstatus $48,500

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$408/yr (+$34/mo · 27.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $20,525
• − Mortgage interest: −$12,603
• − Property taxes: −$1,460
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$6,545
• Taxable loss: −$4,493
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $549/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

+363.9% since first listed

22 events — show timeline

• 2026-05-16 Listed $225,000 ECAR
• 2022-01-10 Sold (Public Records) $210,000 Public Records
• 2022-01-07 Sold (MLS) $210,000 NAMLS
• 2022-01-07 Sold (MLS) $210,000 ECAR
• 2021-11-17 Pending — ECAR
• 2021-11-13 Listed $214,900 ECAR
• 2021-11-12 Listed $214,900 NAMLS
• 2018-01-11 Sold (Public Records) $119,900 Public Records
• 2018-01-08 Sold (MLS) $119,900 NAMLS
• 2018-01-08 Sold (MLS) $119,900 ECAR
• 2017-10-05 Listed $119,900 NAMLS
• 2015-09-30 Sold (Public Records) $164,300 Public Records
• 2015-09-23 Sold (Public Records) $50,000 Public Records
• 2007-02-13 Sold (Public Records) $125,000 Public Records
• 2007-02-09 Sold (MLS) $125,000 ECAR
• 2006-12-26 Listed $139,900 ECAR
• 2006-06-05 Listed $149,900 ECAR
• 2000-10-26 Listed $650 ECAR
• 2000-08-30 Listed $64,900 ECAR
• 2000-08-29 Listed $64,900 ECAR
• 1994-02-01 Sold (Public Records) $54,500 Public Records
• 1990-10-01 Sold (Public Records) $48,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,460 · +3.1% YoY. Source: county tax records.