6047 Eden Sq · Crestview, FL 32539

$230,000

4 bd · 3.0 ba · 2,460 sqft · SingleFamily public records · 7 Days on market

Built 1978 0.50 ac lot Est $376k · 39% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully manicured 1/2 acre - 4 bdrm, 3 full bath, brick design. Upgrades throughout, this home is priced to sell! In-ground pool with brand new liner and pump. Enjoy the cool breeze flowing through your 9' privacy fence with a 2 foot wired-bottom for breeze. Hardwood floors, tile in wet areas, and carpeted bedrooms. 2 New A/C units. Master bedroom has 2 oversized walk-in closets and a safe room! No city taxes! Priced under recent appraisal value. This home is a must see! An additional 1/4 acre with building available for an additional $25,000.00 please see pictures at end of mls photos.

Key facts

• Privacy fencing
• Convenient location
• In ground pool

Tags

• IN GROUND POOL
• FENCED BACKYARD
• PRIVACY FENCING
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot is level and interior, paved road access, zoning: County residential single family, lot dimensions about 145 x 145
• HOA & community: No subdivision / none

Exterior

• Parking: Covered parking; Carport; Approximately 5 driveway spaces; 2 covered parking spaces
• Utilities: Public/community water; Septic tank; Electric service; Phone and cable available
• Home design: Ranch-style single-story home; Built in 1978; Pitched roof sections with metal roof; Siding with some brick
• Construction: Slab foundation
• Exterior features: Private yard; Outdoor grill; In-ground private pool with vinyl liner; Open deck; Covered patio; Porch

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Pantry
• Bedrooms: 4 bedrooms; Primary suite on the first floor with trey ceiling and walk-in closet
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms; Primary bathroom with double vanity, garden tub and separate shower
• Heating & cooling: Central heating (high efficiency); Central air conditioning; Ceiling fans; Multiple heating zones (two or more)
• Interior features: Breakfast bar; Beamed ceilings; Tray ceilings; Fireplace; Track lighting; Pantry; Pull-down attic stairs; Split bedroom floorplan; Mirrored walls; Double pane windows; Window bay
• Laundry & utility: Laundry room on first floor; Washer/Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 8.1% 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.
• Zoned schools: Bob Sikes Elementary School (math 53% / reading 60%, grade C+, #816 of 2,144 statewide, top 39%, 829 students, 52% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL).
• Market conditions: Rents flat; 521 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 37% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $180k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $230,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $376,380
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6012 Crocket Cv	0.72mi	4/2.0	2,202 (-10%)	1mo	$338,700	$154	44
6006 Crocket Cv	0.73mi	4/2.0	2,202 (-10%)	0mo	$337,800	$153	44
3607 Poverty Creek Rd	0.56mi	3/2.0 (-1)	2,275 (-8%)	11mo	$295,000	$130	43

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-21,971
• Equity at exit: $34,294

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-16,422
• Equity at exit: $19,886

Cash invested: $64,400 (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 32539

• Home prices YoY: -17.8%
• Rents YoY: 0.1%
• Active inventory: 521
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $343

Break-even live

Break-even rent $1,888

Max offer price $230,000

Occupancy floor 80%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6109 Buckshot Dr Crestview, FL	4.0	2.0	2137	$2,100	$0.98	13d	1	0.82mi
3527 Horne Hollow Rd Crestview, FL	4.0	2.0	1685	$1,500	$0.89	43d	1	0.95mi

Listing history 7 events

1. 2026-06-18
   days on market $230,000 Active 7 DOM
2. 2026-06-17
   days on market $230,000 Active 6 DOM
3. 2026-06-16
   days on market $230,000 Active 5 DOM
4. 2026-06-15
   days on market $230,000 Active 4 DOM
5. 2026-06-14
   days on market $230,000 Active 2 DOM
6. 2026-06-13
   remarks 675-char remark
7. 2026-06-13
   listed $230,000 Active 1 DOM

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,277 · $190/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 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: $27,874
• − Mortgage interest: −$12,884
• − Property taxes: −$2,277
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$6,691
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $4,021/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

• County: Okaloosa County · 194,352 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: 371.0

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: 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%

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

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

+15.3% since first listed

6 events — show timeline

• 2026-06-10 Listed $230,000 ECAR
• 2026-01-20 Listed $262,950 ECAR
• 2015-05-14 Sold (Public Records) $180,000 Public Records
• 2015-05-11 Sold (MLS) $180,000 NAMLS
• 2015-05-11 Sold (MLS) $180,000 ECAR
• 2014-06-06 Listed $199,500 NAMLS

Property tax history

+7.9%/yr

Latest (2025): $2,277 · +6.5% YoY. Source: county tax records.