2490 S Lakeview Dr · Crestview, FL 32536

$244,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 112 Days on market

Built 2006 10,454 sqft lot $146/sqft · 20% below area Est $306k · 20% under

---

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 +15.7/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New carpets, paint, A/C, water tank ! Roof 2021! Dramatic 10-foot ceilings great you as your come home to this spacious beauty! The electric fireplace with the custom-built-in shelving creates the perfect focal point for cozy nights in, all set against stunning hand-hewn Virginia Hill Works hardwood floors. The kitchen blends style and function with stainless steel appliances, Uba Tuba granite countertop, a custom tile backsplash, Fresh paint and an efficient layout designed for everyday living and entertaining. The dining area offers classic chair rail detailing and a comfortable space to gather. Retreat to the primary suite featuring tray ceilings up to 10 feet, a spacious walk-in closet, and a primary bath with double sinks and linen storage. Enjoy morning coffee on the covered back patio Fully fenced Backyard is ideal for kids and pets. A long driveway offers plenty of parking. The large finished garage includes pull-down stairs for extra storage, and fiber optic high-speed internet is available for modern convenience. This home offers comfort, charm, and space to truly make it your own!

Key facts

• Electric fireplace
• Tray ceilings
• 0.24 acre lot

Tags

• ELECTRIC FIREPLACE
• CUSTOM BUILT-IN SHELVING
• STAINLESS STEEL APPLIANCES
• UBA TUBA GRANITE COUNTERTOP
• CUSTOM TILE BACKSPLASH
• TRAY CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $203k (17.2% below list).
• Recommended offer: $203k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 349 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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

• It's been on market 112 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,829 (17.2% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $306,213
• List price: $244,900
• Delta: -20.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2488 S Lakeview Dr	0.01mi	3/2.5	1,690 (+1%)	3mo	$270,000	$160	94
2498 S Lakeview Dr	0.04mi	3/2.0	1,690 (+1%)	10mo	$175,000	$104	89
2480 S Lakeview Dr	0.05mi	3/2.0	1,834 (+9%)	13mo	$275,000	$150	72
2377 Lake Silver Rd	0.49mi	3/2.0	1,710 (+2%)	3mo	$349,000	$204	72
6229 Flash Ln	0.61mi	3/2.0	1,679 (-0%)	8mo	$296,000	$176	64
2450 Belmont Dr	0.25mi	4/2.0 (+1)	1,856 (+10%)	4mo	$329,900	$178	63
6206 Flash Ln	0.63mi	3/2.0	1,751 (+4%)	6mo	$265,000	$151	59
2354 Barberee Dr	0.59mi	4/2.0 (+1)	1,755 (+4%)	7mo	$305,000	$174	54
2518 Rutgers Rd	0.30mi	4/2.0 (+1)	1,856 (+10%)	12mo	$299,900	$162	54
2458 Belmont Dr	0.35mi	4/2.0 (+1)	1,856 (+10%)	13mo	$331,900	$179	51
2462 Belmont Dr	0.39mi	4/2.0 (+1)	1,856 (+10%)	14mo	$309,900	$167	48
6200 Nanterre Cv	0.68mi	4/2.0 (+1)	1,919 (+14%)	0mo	$355,534	$185	39

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 · 1.17% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-36,650
• Equity at exit: $36,515

10-year hold

• IRR: -9.8%
• Equity multiple: 0.45×
• Total profit: $-38,043
• Equity at exit: $21,174

Cash invested: $68,572 (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: 349
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $107

Break-even live

Break-even rent $1,893

Max offer price $244,900

Occupancy floor 90%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6231 Flash Ln Crestview, FL	3.0	2.0	1673	$1,900	$1.14	13d	1	0.60mi
2609 Corner Creek Rd Crestview, FL	4.0	2.0	2098	$2,100	$1.00	43d	1	0.74mi
2606 Saltgrass Way Crestview, FL	4.0	2.0	1387	$1,850	$1.33	21d	1	1.34mi

Listing history 29 events

1. 2026-06-13
   statusdays on market $244,900 Pending 112 DOM
2. 2026-06-10
   days on market $244,900 Active 110 DOM
3. 2026-06-09
   days on market $244,900 Active 109 DOM
4. 2026-06-08
   days on market $244,900 Active 108 DOM
5. 2026-06-07
   days on market $244,900 Active 107 DOM
6. 2026-06-05
   days on market $244,900 Active 104 DOM
7. 2026-06-02
   days on market $244,900 Active 102 DOM
8. 2026-06-01
   days on market $244,900 Active 101 DOM
9. 2026-05-31
   days on market $244,900 Active 100 DOM
10. 2026-05-30
    days on market $244,900 Active 99 DOM
11. 2026-05-18
    price $244,900 1108-char remark

    Show marketing remark (1108 chars)

    New carpets, paint, A/C, water tank ! Roof 2021! Dramatic 10-foot ceilings great you as your come home to this spacious beauty! The electric fireplace with the custom-built-in shelving creates the perfect focal point for cozy nights in, all set against stunning hand-hewn Virginia Hill Works hardwood floors. The kitchen blends style and function with stainless steel appliances, Uba Tuba granite countertop, a custom tile backsplash, Fresh paint and an efficient layout designed for everyday living and entertaining. The dining area offers classic chair rail detailing and a comfortable space to gather. Retreat to the primary suite featuring tray ceilings up to 10 feet, a spacious walk-in closet, and a primary bath with double sinks and linen storage. Enjoy morning coffee on the covered back patio Fully fenced Backyard is ideal for kids and pets. A long driveway offers plenty of parking. The large finished garage includes pull-down stairs for extra storage, and fiber optic high-speed internet is available for modern convenience. This home offers comfort, charm, and space to truly make it your own!

12. 2026-03-12
    price $249,900 1108-char remark

    Show marketing remark (1108 chars)

    New carpets, paint, A/C, water tank ! Roof 2021! Dramatic 10-foot ceilings great you as your come home to this spacious beauty! The electric fireplace with the custom-built-in shelving creates the perfect focal point for cozy nights in, all set against stunning hand-hewn Virginia Hill Works hardwood floors. The kitchen blends style and function with stainless steel appliances, Uba Tuba granite countertop, a custom tile backsplash, Fresh paint and an efficient layout designed for everyday living and entertaining. The dining area offers classic chair rail detailing and a comfortable space to gather. Retreat to the primary suite featuring tray ceilings up to 10 feet, a spacious walk-in closet, and a primary bath with double sinks and linen storage. Enjoy morning coffee on the covered back patio Fully fenced Backyard is ideal for kids and pets. A long driveway offers plenty of parking. The large finished garage includes pull-down stairs for extra storage, and fiber optic high-speed internet is available for modern convenience. This home offers comfort, charm, and space to truly make it your own!

13. 2026-02-18
    listed $252,500 Active 1108-char remark

    Show marketing remark (1108 chars)

    New carpets, paint, A/C, water tank ! Roof 2021! Dramatic 10-foot ceilings great you as your come home to this spacious beauty! The electric fireplace with the custom-built-in shelving creates the perfect focal point for cozy nights in, all set against stunning hand-hewn Virginia Hill Works hardwood floors. The kitchen blends style and function with stainless steel appliances, Uba Tuba granite countertop, a custom tile backsplash, Fresh paint and an efficient layout designed for everyday living and entertaining. The dining area offers classic chair rail detailing and a comfortable space to gather. Retreat to the primary suite featuring tray ceilings up to 10 feet, a spacious walk-in closet, and a primary bath with double sinks and linen storage. Enjoy morning coffee on the covered back patio Fully fenced Backyard is ideal for kids and pets. A long driveway offers plenty of parking. The large finished garage includes pull-down stairs for extra storage, and fiber optic high-speed internet is available for modern convenience. This home offers comfort, charm, and space to truly make it your own!

14. 2026-01-25
    price $270,000
15. 2025-12-01
    price $274,500
16. 2025-09-19
    listed $275,000 Active
17. 2021-10-28
    soldstatus $220,000
18. 2021-10-26
    soldstatus $220,000
19. 2021-10-26
    soldstatus $220,000 Sold
20. 2021-09-19
    status Pending
21. 2021-09-18
    listed $215,000 Active
22. 2021-09-16
    listed $215,000
23. 2011-03-31
    soldstatus $71,000
24. 2010-09-23
    listed $74,900
25. 2007-02-06
    historical
26. 2005-12-05
    listed $189,999
27. 2005-12-05
    listed $189,999
28. 2005-11-14
    soldstatus $1,200,000
29. 2005-11-14
    soldstatus $600,000

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$720/yr (+$60/mo · 54.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $24,339
• − Mortgage interest: −$13,718
• − Property taxes: −$1,313
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$7,124
• Taxable loss: −$2,934
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,984/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): 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

-79.6% since first listed

19 events — show timeline

• 2026-05-18 Price Changed $244,900 ECAR
• 2026-03-12 Price Changed $249,900 ECAR
• 2026-02-18 Listed $252,500 ECAR
• 2026-01-25 Price Changed $270,000 ECAR
• 2025-12-01 Price Changed $274,500 ECAR
• 2025-09-19 Listed $275,000 ECAR
• 2021-10-28 Sold (Public Records) $220,000 Public Records
• 2021-10-26 Sold (MLS) $220,000 ECAR
• 2021-10-26 Sold (MLS) $220,000 NAMLS
• 2021-09-19 Pending — ECAR
• 2021-09-18 Listed $215,000 ECAR
• 2021-09-16 Listed $215,000 NAMLS
• 2011-03-31 Sold (MLS) $71,000 ECAR
• 2010-09-23 Listed $74,900 ECAR
• 2007-02-06 Listing Removed — NAMLS
• 2005-12-05 Listed $189,999 NAMLS
• 2005-12-05 Listed $189,999 ECAR
• 2005-11-14 Sold (Public Records) $600,000 Public Records
• 2005-11-14 Sold (Public Records) $1,200,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,313 · -13.7% YoY. Source: county tax records.