6114 Sonny Ln · Crestview, FL 32539

$248,000

3 bd · 2.0 ba · 1,215 sqft · SingleFamily · 92 Days on market

Built 2026 Good condition 0.25 ac lot $204/sqft · at area comps Est $259k · at est.

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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 +9.3/15.0
• Cash flow +7.9/30.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE PRICE POINT for this brand new 'MAGNOLIA' floor plan - READY NOW!! 1/4- acre lot is fully landscaped, cozy front porch and patio in rear for relaxing. Split BR plan. Home features vinyl plank flooring in common areas, carpet in bedrooms, recessed lighting, ceiling fans in all bedrooms & family room, owner's suite has walk-in closet, bath has double vanities + linen storage. Kitchen has dining area plus breakfast bar; laundry room located off kitchen. Finished one-car-garage. Seller will contribute up to $15,000 towards buyers closing costs and/or prepaids and/or rate buydown - restrictions apply, call for details.

Key facts

• Ceiling fans
• Patio in rear
• Fully landscaped

Tags

• FULLY LANDSCAPED
• COZY FRONT PORCH
• PATIO IN REAR
• VINYL PLANK FLOORING
• RECESSED LIGHTING
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (26.3% below list).
• Recommended offer: $183k (26.3% 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; 688 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 92 days — a 9% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,844 (26.3% 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 92 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $258,610
• List price: $248,000
• Delta: -4.10%
• 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
6114 Sonny Ln	0.00mi	3/2.0	1,215 (0%)	1mo	$248,000	$204	99
6112 Sonny Ln	0.03mi	3/2.0	1,215 (0%)	3mo	$245,000	$202	96
3365 Auburn Rd	0.23mi	3/2.0	1,270 (+4%)	0mo	$205,000	$161	81
3375 Mclain Dr	0.43mi	3/2.0	1,200 (-1%)	4mo	$229,000	$191	75
6118 Clover St	0.39mi	3/2.0	1,245 (+2%)	4mo	$259,050	$208	74
6138 Clover St	0.44mi	3/2.0	1,245 (+2%)	1mo	$259,050	$208	74
6134 Clover St	0.43mi	3/2.0	1,245 (+2%)	2mo	$260,000	$209	74
6114 Clover St	0.42mi	3/2.0	1,245 (+2%)	4mo	$259,050	$208	74
6121 Robin Rd	0.28mi	3/2.0	1,328 (+9%)	2mo	$260,000	$196	70
101 Stephens Ln	0.38mi	4/2.0 (+1)	1,268 (+4%)	2mo	$190,000	$150	68
3382 Polly Ln	0.03mi	3/1.0	1,046 (-14%)	7mo	$165,000	$158	66
3429 Melissa Ln	0.56mi	3/2.0	1,284 (+6%)	3mo	$250,000	$195	62

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: -27.4%
• Equity multiple: 0.10×
• Total profit: $-62,468
• Equity at exit: $36,978

10-year hold

• IRR: -40.5%
• Equity multiple: -0.39×
• Total profit: $-96,329
• Equity at exit: $21,443

Cash invested: $69,440 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 4 under contract
• Months of supply: 2.6 mo (38%/mo absorbed)
• Median asking: $270,000 ($230/sqft)
• Median days on market: 85 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -7.6% 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: 688
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$1,301
• Tax est. 1.5%: −$310 /mo · $3,720/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-269

Break-even live

Break-even rent $2,169

Max offer price $209,017

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-184	+0% $-269	+5% $-355	+10% $-441
Rent	-10% $-414	-5% $-342	+0% $-269	+5% $-197	+10% $-125
Rate	-1.0pp $-145	-0.5pp $-206	base $-269	+0.5pp $-334	+1.0pp $-399

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: $62,000
• Closing costs: $7,440
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 Robin Rd Crestview, FL	3.0	2.0	960	$1,150	$1.20	70d	1	0.58mi

Listing history 6 events

1. 2026-06-02
   days on market $248,000 Active 92 DOM
2. 2026-06-01
   days on market $248,000 Active 91 DOM
3. 2026-05-31
   days on market $248,000 Active 90 DOM
4. 2026-05-30
   days on market $248,000 Active 89 DOM
5. 2026-05-13
   price $248,000 639-char remark

   Show marketing remark (639 chars)

   AFFORDABLE PRICE POINT for this brand new 'MAGNOLIA' floor plan - READY NOW!! 1/4- acre lot is fully landscaped, cozy front porch and patio in rear for relaxing. Split BR plan. Home features vinyl plank flooring in common areas, carpet in bedrooms, recessed lighting, ceiling fans in all bedrooms & family room, owner's suite has walk-in closet, bath has double vanities + linen storage. Kitchen has dining area plus breakfast bar; laundry room located off kitchen. Finished one-car-garage. Seller will contribute up to $15,000 towards buyers closing costs and/or prepaids and/or rate buydown - restrictions apply, call for details.

6. 2026-03-02
   listed $249,000 Active 639-char remark

   Show marketing remark (639 chars)

   AFFORDABLE PRICE POINT for this brand new 'MAGNOLIA' floor plan - READY NOW!! 1/4- acre lot is fully landscaped, cozy front porch and patio in rear for relaxing. Split BR plan. Home features vinyl plank flooring in common areas, carpet in bedrooms, recessed lighting, ceiling fans in all bedrooms & family room, owner's suite has walk-in closet, bath has double vanities + linen storage. Kitchen has dining area plus breakfast bar; laundry room located off kitchen. Finished one-car-garage. Seller will contribute up to $15,000 towards buyers closing costs and/or prepaids and/or rate buydown - restrictions apply, call for details.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,941
• − Mortgage interest: −$13,892
• − Property taxes: −$3,720
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$7,215
• Taxable loss: −$7,636
• Est. tax savings @ 24.0%: +$1,833
• After-tax cash flow: $-1,400/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

Good 80/100 None rehab

This home is in excellent condition with a fresh paint job and modern finishes. It's move-in ready and would benefit from a fresh coat of exterior paint to enhance curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Replace ceiling fans — Modernizes the space and improves comfort ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Bob Sikes Elementary School C+ FL #816/2,144 Nat'l #9,263/41,679 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%
• 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%

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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

-0.4% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $248,000 ECAR
• 2026-03-02 Listed $249,000 ECAR