6000 Hidden Knoll Ct · Crestview, FL 32539

$269,888

4 bd · 2.0 ba · 1,775 sqft · SingleFamily public records · 473 Days on market

Built 2025 Excellent condition $152/sqft · 9% below area Est $296k · 9% under

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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 +16.3/30.0
• ARV discount +11.5/15.0
• Schools +5.4/10.0
• DSCR +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to our Roanoke plan. This thoughtfully designed open-concept layout seamlessly connects the spacious kitchen, dining, and living areas. The kitchen features shaker-style cabinets, beautiful granite countertops, and stainless steel appliances. The primary suite hosts a private bath, including dual sinks and a large walk-in closet. Three additional bedrooms provide plenty of space for family, guests, or a home office. Step out from the living area onto a covered back porch, providing you with relaxing outdoor space and easy access to the backyard. With modern finishes, quality craftsmanship, and a functional layout, this home is waiting for you!

Key facts

• 2 garage spots
• Built 2025
• Listed 472 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (5.5% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.5% 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 flat; 925 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 41% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 473 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $46k (15%) 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 $237,501 (12.0% below list)

Questions for the listing agent

1. It's been on market 473 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $296,150
• List price: $269,888
• Delta: -8.87%
• 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
6012 Hidden Knoll Ct	0.10mi	4/2.0	1,773 (-0%)	6mo	$295,000	$166	90
6008 Hidden Knoll Ct	0.19mi	4/2.0	1,773 (-0%)	5mo	$269,888	$152	87
6002 Hidden Knoll Ct	0.19mi	4/2.0	1,684 (-5%)	4mo	$277,000	$164	79
3411 Phoenix Ct	0.57mi	4/2.0	1,787 (+1%)	2mo	$304,000	$170	71
6002 Crocket Cv	0.60mi	4/2.0	1,740 (-2%)	1mo	$315,204	$181	68
6010 Crocket Cv	0.54mi	4/2.0	1,740 (-2%)	5mo	$310,200	$178	68
6000 Crocket Cv	0.61mi	4/2.0	1,810 (+2%)	2mo	$311,300	$172	66
6127 Buckshot Dr	0.39mi	3/2.0 (-1)	1,901 (+7%)	6mo	$311,300	$164	60
6008 Crocket Cv	0.55mi	4/2.0	1,920 (+8%)	5mo	$318,306	$166	56
6017 Crocket Cv	0.48mi	3/2.0 (-1)	1,634 (-8%)	5mo	$303,200	$186	55
6014 Crocket Cv	0.50mi	3/2.0 (-1)	1,605 (-10%)	2mo	$302,200	$188	54
6100 Buckshot Dr	0.60mi	3/2.0 (-1)	1,605 (-10%)	0mo	$310,000	$193	51

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-41,297
• Equity at exit: $40,241

10-year hold

• IRR: -13.4%
• Equity multiple: 0.32×
• Total profit: $-51,303
• Equity at exit: $23,335

Cash invested: $75,569 (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: 11 active · 12 under contract
• Months of supply: 3.9 mo (26%/mo absorbed)
• Median asking: $324,000 ($178/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.3% 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: 925
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,551 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $150

Break-even live

Break-even rent $2,361

Max offer price $269,888

Occupancy floor 89%

Sensitivity live

Price	-10% $337	-5% $244	+0% $150	+5% $57	+10% $-36
Rent	-10% $-51	-5% $50	+0% $150	+5% $251	+10% $352
Rate	-1.0pp $286	-0.5pp $219	base $150	+0.5pp $81	+1.0pp $9

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: $67,472
• Closing costs: $8,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6082 Carina Rd Crestview, FL	5.0	3.0	2616	$2,800	$1.07	51d	1	0.07mi
6109 Buckshot Dr Crestview, FL	4.0	2.0	2137	$2,100	$0.98	154d	1	0.53mi
3527 Horne Hollow Rd Crestview, FL	4.0	2.0	1685	$1,500	$0.89	184d	1	0.64mi
6006 Colton Blaine Ct Crestview, FL	4.0	2.0	1521	$1,995	$1.31	10d	1	1.21mi
6193 Anchors Dr Crestview, FL	4.0	2.0	2174	$1,995	$0.92	10d	1	1.31mi
3467 Sparco Dr Crestview, FL	4.0	2.5	2348	$2,800	$1.19	184d	1	1.41mi

Listing history 50 events

1. 2026-11-08
   days on market $269,888 Active 473 DOM
2. 2026-11-07
   days on market $269,888 Active 472 DOM
3. 2026-11-06
   days on market $269,888 Active 471 DOM
4. 2026-11-05
   days on market $269,888 Active 470 DOM
5. 2026-11-01
   days on market $269,888 Active 469 DOM
6. 2026-10-31
   days on marketlisting id $269,888 Active 468 DOM
7. 2026-10-30
   days on market $269,888 Active 515 DOM
8. 2026-10-29
   days on market $269,888 Active 514 DOM
9. 2026-10-28
   days on market $269,888 Active 513 DOM
10. 2026-10-27
    pricedays on market $269,888 Active 512 DOM
11. 2026-10-26
    days on market $274,888 Active 511 DOM
12. 2026-10-25
    days on market $274,888 Active 510 DOM
13. 2026-10-24
    days on market $274,888 Active 509 DOM
14. 2026-10-23
    days on market $274,888 Active 508 DOM
15. 2026-10-22
    days on market $274,888 Active 507 DOM
16. 2026-10-21
    days on market $274,888 Active 506 DOM
17. 2026-10-21
    price $274,888 Active 505 DOM
18. 2026-10-20
    days on market $279,888 Active 505 DOM
19. 2026-10-19
    days on market $279,888 Active 504 DOM
20. 2026-10-18
    days on market $279,888 Active 503 DOM
21. 2026-10-17
    days on market $279,888 Active 502 DOM
22. 2026-10-16
    days on market $279,888 Active 501 DOM
23. 2026-10-15
    pricedays on market $279,888 Active 500 DOM
24. 2026-10-14
    days on market $289,888 Active 499 DOM
25. 2026-10-13
    days on market $289,888 Active 498 DOM
26. 2026-10-12
    days on market $289,888 Active 497 DOM
27. 2026-10-11
    days on market $289,888 Active 496 DOM
28. 2026-10-10
    days on market $289,888 Active 495 DOM
29. 2026-10-09
    days on market $289,888 Active 494 DOM
30. 2026-10-08
    days on market $289,888 Active 493 DOM
31. 2026-10-07
    days on market $289,888 Active 492 DOM
32. 2026-10-07
    price $289,888 Active 491 DOM
33. 2026-10-06
    days on market $299,990 Active 491 DOM
34. 2026-10-05
    days on market $299,990 Active 490 DOM
35. 2026-10-04
    days on market $299,990 Active 489 DOM
36. 2026-10-03
    days on market $299,990 Active 488 DOM
37. 2026-10-02
    days on market $299,990 Active 487 DOM
38. 2026-10-01
    days on market $299,990 Active 486 DOM
39. 2026-09-30
    days on market $299,990 Active 485 DOM
40. 2026-09-29
    days on market $299,990 Active 484 DOM
41. 2026-09-28
    days on market $299,990 Active 483 DOM
42. 2026-09-27
    days on market $299,990 Active 482 DOM
43. 2026-09-26
    days on market $299,990 Active 481 DOM
44. 2026-09-25
    days on market $299,990 Active 480 DOM
45. 2026-09-24
    days on market $299,990 Active 479 DOM
46. 2026-09-24
    days on market $299,990 Active 478 DOM
47. 2026-09-22
    pricedays on market $299,990 Active 477 DOM
48. 2026-09-21
    days on market $294,990 Active 476 DOM
49. 2026-09-20
    days on market $294,990 Active 475 DOM
50. 2026-09-19
    days on market $294,990 Active 474 DOM

ⓘ 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: $30,617
• − Mortgage interest: −$15,118
• − Property taxes: −$4,048
• − Insurance: −$1,349
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − Depreciation: −$7,851
• Taxable loss: −$2,649
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $2,441/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a small shed or storage unit — Provides additional storage and enhances curb appeal ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Walker Elementary School C FL #949/2,144 Nat'l #10,846/41,679 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%
• 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

Price history

-70.2% since first listed

26 events — show timeline

• 2026-05-14 Price Changed $270,888 Zillow
• 2026-05-12 Relisted — ECAR
• 2026-05-12 Price Changed $270,888 ECAR
• 2026-04-22 Relisted — Zillow
• 2026-04-10 Delisted — Zillow
• 2026-04-01 Price Changed $274,888 Zillow
• 2026-03-31 Price Changed $274,888 ECAR
• 2026-03-18 Price Changed $278,888 ECAR
• 2026-03-18 Price Changed $278,888 Zillow
• 2026-03-04 Price Changed $315,990 Zillow
• 2026-03-03 Price Changed $315,990 ECAR
• 2025-09-17 Price Changed $309,990 Zillow
• 2025-09-16 Price Changed $309,990 ECAR
• 2025-08-21 Price Changed $289,990 Zillow
• 2025-08-20 Price Changed $289,990 ECAR
• 2025-08-08 Price Changed $290,990 ECAR
• 2025-08-06 Price Changed $290,990 Zillow
• 2025-07-18 Price Changed $300,990 Zillow
• 2025-07-17 Price Changed $300,990 ECAR
• 2025-06-11 Price Changed $305,990 ECAR
• 2025-06-11 Price Changed $305,990 Zillow
• 2025-05-16 Price Changed $310,990 ECAR
• 2025-05-16 Price Changed $310,990 Zillow
• 2025-05-02 Listed $315,990 Zillow
• 2025-05-01 Listed $315,990 ECAR
• 2025-01-31 Sold (Public Records) $910,000 Public Records

Property tax history

+151.1%/yr

Latest (2025): $516 · +38.6% YoY. Source: county tax records.