719 Majestic Prince Ct · Crestview, FL 32539

$289,500

4 bd · 2.0 ba · 1,925 sqft · SingleFamily public records · 308 Days on market

Built 1997 9,583 sqft lot $150/sqft · 13% below area Est $332k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +8.0/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Carpet!! Refreshed flower beds! Don't miss this charming 4 bedroom home in Crestview! This move-in-ready home offers 4 bedrooms, 2 bathrooms, and a generous living room perfect for relaxing or entertaining. Recently painted with a neutral palate it needs very little for you to make it your own! Situated in a highly convenient location, you'll enjoy quick access to the highway, shopping, dining, and the beautiful sandy white beaches of the Emerald Coast. With plenty of space for family or guests, this home is ready for your personal touch and is being sold as-is, making it a fantastic opportunity for homeowners or investors alike.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (27.3% below list).
• Recommended offer: $211k (27.3% below list) — sets the bar for 1% rule.

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; 521 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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 $9k 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 308 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $250k; 16% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,586 (27.3% 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. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (median comp): $332,247
• List price: $289,500
• Delta: -12.87%
• 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
119 Blooming Cv	0.06mi	4/2.0	1,760 (-9%)	0mo	$325,000	$185	83
643 Alysheba Dr	0.32mi	3/2.0 (-1)	1,884 (-2%)	2mo	$265,000	$141	75
607 Affirmed Ct	0.11mi	3/2.0 (-1)	1,751 (-9%)	3mo	$308,000	$176	72
4815 Summer Creek Cv	0.45mi	4/2.0	1,794 (-7%)	1mo	$318,000	$177	67
109 Blooming Cv	0.10mi	3/2.0 (-1)	1,656 (-14%)	3mo	$335,000	$202	65
212 Secretariat Dr	0.34mi	4/3.0	2,103 (+9%)	2mo	$236,000	$112	63
114 Hollow Cv	0.53mi	4/2.0	1,792 (-7%)	3mo	$255,000	$142	61
104 Sandstone Trl	0.48mi	3/2.0 (-1)	1,828 (-5%)	4mo	$287,000	$157	61
110 Creve Core Dr	0.61mi	4/3.0	1,975 (+3%)	4mo	$317,000	$161	60
152 Creve Core Dr	0.61mi	4/2.0	1,809 (-6%)	2mo	$315,000	$174	60
269 Limestone Cir	0.33mi	3/2.0 (-1)	1,700 (-12%)	4mo	$289,900	$171	56
313 Gauntlet Dr	0.58mi	3/2.5 (-1)	2,132 (+11%)	5mo	$300,000	$141	44

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: -26.8%
• Equity multiple: 0.12×
• Total profit: $-71,499
• Equity at exit: $43,165

10-year hold

• IRR: -37.9%
• Equity multiple: -0.35×
• Total profit: $-109,246
• Equity at exit: $25,031

Cash invested: $81,060 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,518
• Tax from tax record: −$318 /mo · $3,814/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-293

Break-even live

Break-even rent $2,477

Max offer price $237,743

Occupancy floor —

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: $72,375
• Closing costs: $8,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Blooming Cv Crestview, FL	3.0	2.0	1712	$2,095	$1.22	21d	1	0.07mi
210 Lyla Ln Crestview, FL	4.0	2.0	1815	$2,295	$1.26	44d	1	0.13mi
157 Blooming Cv Crestview, FL	3.0	2.0	1727	$1,995	$1.16	44d	1	0.17mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$2,095	$1.21	14d	1	0.18mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$1,999	$1.16	21d	1	0.18mi
414 Whirlaway Ct Crestview, FL	5.0	3.0	2391	$2,650	$1.11	44d	1	0.21mi
111 Steeplechase Dr Crestview, FL	3.0	2.0	1637	$1,795	$1.10	44d	1	0.30mi
648 Alysheba Dr Crestview, FL	3.0	2.0	1341	$1,800	$1.34	21d	1	0.35mi
661 Brookmeade Dr Crestview, FL	4.0	2.0	1637	$2,200	$1.34	14d	1	0.38mi
124 Sandstone Trl Crestview, FL	3.0	2.0	1748	$1,900	$1.09	14d	1	0.38mi
234 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,350	$0.94	44d	1	0.39mi
240 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,400	$1.03	44d	1	0.39mi
163 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,300	$0.96	44d	1	0.41mi
147 Swaying Pine Ct Crestview, FL	3.0	2.5	1309	$1,395	$1.07	21d	1	0.44mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	21d	1	0.44mi
365 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,350	$1.00	14d	1	0.46mi
347 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,500	$1.11	14d	1	0.48mi
343 Crooked Pine Trl Unit 1 Crestview, FL	3.0	2.5	1415	$1,350	$0.95	14d	1	0.49mi
111 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,300	$0.90	44d	1	0.50mi
153 Nicole Ln Crestview, FL	4.0	2.0	1985	$2,000	$1.01	44d	1	0.50mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$2,202	$2.00	14d	20	0.55mi
107 Trenton Ave Crestview, FL	4.0	3.0	1799	$2,150	$1.20	44d	1	0.57mi
146 Iron Horse Dr E Unit 1 Crestview, FL	3.0	2.5	1974	$1,300	$0.66	44d	1	0.61mi
177 Iron Horse Dr E Crestview, FL	3.0	2.5	1551	$1,700	$1.10	44d	1	0.61mi
150 Iron Horse Dr E Unit 1 Crestview, FL	3.0	2.5	1974	$1,300	$0.66	44d	1	0.61mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,952	$1.37	14d	6	0.71mi
812 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,195	$1.20	44d	1	0.79mi
916 Merganser Way Crestview, FL	3.0	2.0	1631	$1,950	$1.20	21d	1	0.80mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,000	$1.09	21d	1	0.90mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,100	$1.15	44d	1	0.90mi
1035 Limpkin St Crestview, FL	4.0	2.0	1830	$2,300	$1.26	44d	1	0.90mi
14 Flora Cv Crestview, FL	3.0	2.0	1357	$1,750	$1.29	21d	1	0.90mi
432 Chickadee St Crestview, FL	4.0	2.0	2268	$2,250	$0.99	14d	1	0.97mi
215 Southgate Dr Crestview, FL	3.0	2.5	1994	$2,095	$1.05	44d	1	1.00mi
2837 Atoka Trl Crestview, FL	3.0	2.0	1572	$2,100	$1.34	44d	1	1.01mi
719 Quintana St Crestview, FL	4.0	2.0	1768	$2,000	$1.13	44d	1	1.14mi
727 Quintana St Crestview, FL	4.0	2.0	1768	$2,300	$1.30	14d	1	1.15mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	14d	1	1.17mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	21d	1	1.17mi
4697 Lovegrass Ln Crestview, FL	4.0	2.0	2361	$1,950	$0.83	14d	1	1.18mi

Listing history 27 events

1. 2026-06-18
   days on market $289,500 Active 308 DOM
2. 2026-06-17
   days on market $289,500 Active 307 DOM
3. 2026-06-16
   days on market $289,500 Active 306 DOM
4. 2026-06-15
   days on market $289,500 Active 305 DOM
5. 2026-06-14
   days on market $289,500 Active 303 DOM
6. 2026-06-13
   days on market $289,500 Active 302 DOM
7. 2026-06-10
   days on market $289,500 Active 300 DOM
8. 2026-06-09
   days on market $289,500 Active 299 DOM
9. 2026-06-08
   days on market $289,500 Active 298 DOM
10. 2026-06-07
    days on market $289,500 Active 297 DOM
11. 2026-06-05
    days on market $289,500 Active 294 DOM
12. 2026-06-02
    remarks 685-char remark
13. 2026-06-02
    pricedays on market $289,500 Active 292 DOM
14. 2026-06-01
    days on market $294,500 Active 291 DOM
15. 2026-05-31
    days on market $294,500 Active 290 DOM
16. 2026-05-30
    days on market $294,500 Active 289 DOM
17. 2025-11-07
    price $294,500 648-char remark

    Show marketing remark (648 chars)

    Brand New Carpet!! Refreshed flower beds! Don't miss this charming 4 bedroom home in Crestview! This move-in-ready home offers 4 bedrooms, 2 bathrooms, and a generous living room perfect for relaxing or entertaining. Recently painted with a neutral palate it needs very little for you to make it your own! Situated in a highly convenient location, you'll enjoy quick access to the highway, shopping, dining, and the beautiful sandy white beaches of the Emerald Coast. With plenty of space for family or guests, this home is ready for your personal touch and is being sold as-is, making it a fantastic opportunity for homeowners or investors alike.

18. 2025-10-05
    price $297,500 648-char remark

    Show marketing remark (648 chars)

    Brand New Carpet!! Refreshed flower beds! Don't miss this charming 4 bedroom home in Crestview! This move-in-ready home offers 4 bedrooms, 2 bathrooms, and a generous living room perfect for relaxing or entertaining. Recently painted with a neutral palate it needs very little for you to make it your own! Situated in a highly convenient location, you'll enjoy quick access to the highway, shopping, dining, and the beautiful sandy white beaches of the Emerald Coast. With plenty of space for family or guests, this home is ready for your personal touch and is being sold as-is, making it a fantastic opportunity for homeowners or investors alike.

19. 2025-08-14
    listed $299,000 Active 648-char remark

    Show marketing remark (648 chars)

    Brand New Carpet!! Refreshed flower beds! Don't miss this charming 4 bedroom home in Crestview! This move-in-ready home offers 4 bedrooms, 2 bathrooms, and a generous living room perfect for relaxing or entertaining. Recently painted with a neutral palate it needs very little for you to make it your own! Situated in a highly convenient location, you'll enjoy quick access to the highway, shopping, dining, and the beautiful sandy white beaches of the Emerald Coast. With plenty of space for family or guests, this home is ready for your personal touch and is being sold as-is, making it a fantastic opportunity for homeowners or investors alike.

20. 2021-12-23
    soldstatus $250,000
21. 2021-12-22
    soldstatus $250,000 Sold 433-char remark

    Show marketing remark (433 chars)

    ''As-Is'' Property that is Great As-Is. Come take a look at this 4 Bedroom 2 Bath Home Located in South Crestview with ease of access to Hwy 85. Blank canvases are meant to be designed by an inspired Artist. Here is your opportunity to take a large canvas and make it your OWN! Start with the Large Great Room and make your way throughout the House until you have finished with landscaping. Don't waste any time, Come View Today!

22. 2021-12-22
    soldstatus $250,000 433-char remark

    Show marketing remark (433 chars)

    ''As-Is'' Property that is Great As-Is. Come take a look at this 4 Bedroom 2 Bath Home Located in South Crestview with ease of access to Hwy 85. Blank canvases are meant to be designed by an inspired Artist. Here is your opportunity to take a large canvas and make it your OWN! Start with the Large Great Room and make your way throughout the House until you have finished with landscaping. Don't waste any time, Come View Today!

23. 2021-12-08
    status Pending 433-char remark

    Show marketing remark (433 chars)

    ''As-Is'' Property that is Great As-Is. Come take a look at this 4 Bedroom 2 Bath Home Located in South Crestview with ease of access to Hwy 85. Blank canvases are meant to be designed by an inspired Artist. Here is your opportunity to take a large canvas and make it your OWN! Start with the Large Great Room and make your way throughout the House until you have finished with landscaping. Don't waste any time, Come View Today!

24. 2021-11-20
    listed $259,900 Active 433-char remark

    Show marketing remark (433 chars)

    ''As-Is'' Property that is Great As-Is. Come take a look at this 4 Bedroom 2 Bath Home Located in South Crestview with ease of access to Hwy 85. Blank canvases are meant to be designed by an inspired Artist. Here is your opportunity to take a large canvas and make it your OWN! Start with the Large Great Room and make your way throughout the House until you have finished with landscaping. Don't waste any time, Come View Today!

25. 2021-11-20
    listed $259,900 433-char remark

    Show marketing remark (433 chars)

    ''As-Is'' Property that is Great As-Is. Come take a look at this 4 Bedroom 2 Bath Home Located in South Crestview with ease of access to Hwy 85. Blank canvases are meant to be designed by an inspired Artist. Here is your opportunity to take a large canvas and make it your OWN! Start with the Large Great Room and make your way throughout the House until you have finished with landscaping. Don't waste any time, Come View Today!

26. 1997-09-02
    soldstatus $98,900
27. 1997-03-24
    listed $98,900

ⓘ 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: $3,814 · $318/mo
• Projected year-2 tax: $3,814 · $318/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 4/10 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: $25,270
• − Mortgage interest: −$16,217
• − Property taxes: −$3,814
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$8,422
• Taxable loss: −$8,673
• Est. tax savings @ 24.0%: +$2,081
• After-tax cash flow: $-1,434/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): 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

+197.8% since first listed

11 events — show timeline

• 2025-11-07 Price Changed $294,500 ECAR
• 2025-10-05 Price Changed $297,500 ECAR
• 2025-08-14 Listed $299,000 ECAR
• 2021-12-23 Sold (Public Records) $250,000 Public Records
• 2021-12-22 Sold (MLS) $250,000 NAMLS
• 2021-12-22 Sold (MLS) $250,000 ECAR
• 2021-12-08 Pending — ECAR
• 2021-11-20 Listed $259,900 ECAR
• 2021-11-20 Listed $259,900 NAMLS
• 1997-09-02 Sold (Public Records) $98,900 Public Records
• 1997-03-24 Listed $98,900 ECAR

Property tax history

+11.2%/yr

Latest (2025): $3,814 · +3.5% YoY. Source: county tax records.