2457 S Lakeview Dr · Crestview, FL 32536

$280,000

3 bd · 2.0 ba · 2,254 sqft · SingleFamily public records · 142 Days on market

Built 2006 8,712 sqft lot $124/sqft · 12% below area Est $319k · 12% 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 +13.0/15.0
• Cash flow +12.1/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A home that brings the perfect mix of space and style! This 4BR/2BA standout features an updated kitchen with sleek quartz countertops, a spacious dining area ideal for hosting, and a private primary suite complete with a walk-in closet. The Florida room adds versatile flex space, and the 4th bedroom is great for a home office, exercise room, cozy second living area, or whatever you desire! Step outside to enjoy a generous size backyard, plus an outdoor storage room and separate shed for all the extras. Big-ticket updates are already handled with a roof replaced in 2022 and HVAC replaced in 2025, giving peace of mind from day one. Stylish, functional, and move-in ready, this Crestview gem is ready to impress. Schedule your private tour today!

Key facts

• Quartz countertops
• Outdoor storage room
• Florida room

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• FLORIDA ROOM
• OUTDOOR STORAGE ROOM
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-60 ($-719/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (25.0% below list).
• Recommended offer: $210k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 32% 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 $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 142 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $229k; 22% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,123 (25.0% 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 142 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $319,262
• List price: $280,000
• Delta: -12.30%
• 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
2509 S Lakeview Dr	0.26mi	3/2.0	2,098 (-7%)	3mo	$300,000	$143	74
2432 Genevieve Way	0.44mi	4/2.0 (+1)	2,202 (-2%)	6mo	$350,000	$159	66
2454 S LAKEVIEW Dr	0.04mi	3/3.5	2,482 (+10%)	14mo	$280,000	$113	64
2506 Rutgers Rd	0.28mi	4/3.0 (+1)	1,968 (-13%)	1mo	$339,900	$173	56
2342 Genevieve Way	0.57mi	4/3.0 (+1)	2,394 (+6%)	1mo	$393,000	$164	53
2390 Barberee Dr	0.49mi	4/3.0 (+1)	2,367 (+5%)	15mo	$428,000	$181	47
6200 Nanterre Cv	0.52mi	4/2.0 (+1)	1,919 (-15%)	0mo	$355,534	$185	45
2361 Genevieve Way	0.63mi	4/3.0 (+1)	2,404 (+7%)	10mo	$370,000	$154	42
2365 Genevieve Way	0.67mi	4/2.0 (+1)	1,959 (-13%)	1mo	$317,900	$162	41
2345 Genevieve Way	0.61mi	4/3.0 (+1)	2,522 (+12%)	2mo	$407,000	$161	41
2384 Barberee Dr	0.54mi	4/2.0 (+1)	2,583 (+15%)	15mo	$409,850	$159	33
2364 Genevieve Way	0.67mi	4/2.0 (+1)	1,920 (-15%)	13mo	$320,000	$167	28

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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-53,089
• Equity at exit: $41,749

10-year hold

• IRR: -16.5%
• Equity multiple: 0.15×
• Total profit: $-66,581
• Equity at exit: $24,209

Cash invested: $78,400 (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 32536

• Home prices YoY: -16.2%
• Rents YoY: 1.2%
• Active inventory: 349
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-60

Break-even live

Break-even rent $2,177

Max offer price $269,414

Occupancy floor 98%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.78mi
2609 Corner Creek Rd Crestview, FL	4.0	2.0	2098	$2,100	$1.00	43d	1	0.89mi

Listing history 39 events

1. 2026-06-18
   days on market $280,000 Active 142 DOM
2. 2026-06-17
   days on market $280,000 Active 141 DOM
3. 2026-06-16
   days on market $280,000 Active 140 DOM
4. 2026-06-15
   days on market $280,000 Active 139 DOM
5. 2026-06-14
   days on market $280,000 Active 137 DOM
6. 2026-06-13
   days on market $280,000 Active 136 DOM
7. 2026-06-10
   days on market $280,000 Active 134 DOM
8. 2026-06-09
   days on market $280,000 Active 133 DOM
9. 2026-06-08
   days on market $280,000 Active 132 DOM
10. 2026-06-07
    days on market $280,000 Active 131 DOM
11. 2026-06-05
    days on market $280,000 Active 128 DOM
12. 2026-06-02
    days on market $280,000 Active 126 DOM
13. 2026-06-01
    days on market $280,000 Active 125 DOM
14. 2026-05-31
    days on market $280,000 Active 124 DOM
15. 2026-05-30
    days on market $280,000 Active 123 DOM
16. 2026-05-07
    price $280,000 753-char remark

    Show marketing remark (753 chars)

    A home that brings the perfect mix of space and style! This 4BR/2BA standout features an updated kitchen with sleek quartz countertops, a spacious dining area ideal for hosting, and a private primary suite complete with a walk-in closet. The Florida room adds versatile flex space, and the 4th bedroom is great for a home office, exercise room, cozy second living area, or whatever you desire! Step outside to enjoy a generous size backyard, plus an outdoor storage room and separate shed for all the extras. Big-ticket updates are already handled with a roof replaced in 2022 and HVAC replaced in 2025, giving peace of mind from day one. Stylish, functional, and move-in ready, this Crestview gem is ready to impress. Schedule your private tour today!

17. 2026-04-19
    price $289,900 753-char remark

    Show marketing remark (753 chars)

    A home that brings the perfect mix of space and style! This 4BR/2BA standout features an updated kitchen with sleek quartz countertops, a spacious dining area ideal for hosting, and a private primary suite complete with a walk-in closet. The Florida room adds versatile flex space, and the 4th bedroom is great for a home office, exercise room, cozy second living area, or whatever you desire! Step outside to enjoy a generous size backyard, plus an outdoor storage room and separate shed for all the extras. Big-ticket updates are already handled with a roof replaced in 2022 and HVAC replaced in 2025, giving peace of mind from day one. Stylish, functional, and move-in ready, this Crestview gem is ready to impress. Schedule your private tour today!

18. 2026-03-22
    price $299,500 753-char remark

    Show marketing remark (753 chars)

    A home that brings the perfect mix of space and style! This 4BR/2BA standout features an updated kitchen with sleek quartz countertops, a spacious dining area ideal for hosting, and a private primary suite complete with a walk-in closet. The Florida room adds versatile flex space, and the 4th bedroom is great for a home office, exercise room, cozy second living area, or whatever you desire! Step outside to enjoy a generous size backyard, plus an outdoor storage room and separate shed for all the extras. Big-ticket updates are already handled with a roof replaced in 2022 and HVAC replaced in 2025, giving peace of mind from day one. Stylish, functional, and move-in ready, this Crestview gem is ready to impress. Schedule your private tour today!

19. 2026-03-06
    price $310,000 753-char remark

    Show marketing remark (753 chars)

    A home that brings the perfect mix of space and style! This 4BR/2BA standout features an updated kitchen with sleek quartz countertops, a spacious dining area ideal for hosting, and a private primary suite complete with a walk-in closet. The Florida room adds versatile flex space, and the 4th bedroom is great for a home office, exercise room, cozy second living area, or whatever you desire! Step outside to enjoy a generous size backyard, plus an outdoor storage room and separate shed for all the extras. Big-ticket updates are already handled with a roof replaced in 2022 and HVAC replaced in 2025, giving peace of mind from day one. Stylish, functional, and move-in ready, this Crestview gem is ready to impress. Schedule your private tour today!

20. 2026-02-16
    price $315,000 753-char remark

    Show marketing remark (753 chars)

    A home that brings the perfect mix of space and style! This 4BR/2BA standout features an updated kitchen with sleek quartz countertops, a spacious dining area ideal for hosting, and a private primary suite complete with a walk-in closet. The Florida room adds versatile flex space, and the 4th bedroom is great for a home office, exercise room, cozy second living area, or whatever you desire! Step outside to enjoy a generous size backyard, plus an outdoor storage room and separate shed for all the extras. Big-ticket updates are already handled with a roof replaced in 2022 and HVAC replaced in 2025, giving peace of mind from day one. Stylish, functional, and move-in ready, this Crestview gem is ready to impress. Schedule your private tour today!

21. 2026-01-27
    listed $320,000 Active 753-char remark

    Show marketing remark (753 chars)

    A home that brings the perfect mix of space and style! This 4BR/2BA standout features an updated kitchen with sleek quartz countertops, a spacious dining area ideal for hosting, and a private primary suite complete with a walk-in closet. The Florida room adds versatile flex space, and the 4th bedroom is great for a home office, exercise room, cozy second living area, or whatever you desire! Step outside to enjoy a generous size backyard, plus an outdoor storage room and separate shed for all the extras. Big-ticket updates are already handled with a roof replaced in 2022 and HVAC replaced in 2025, giving peace of mind from day one. Stylish, functional, and move-in ready, this Crestview gem is ready to impress. Schedule your private tour today!

22. 2021-06-07
    soldstatus $229,000
23. 2021-06-07
    soldstatus $229,000
24. 2021-05-28
    soldstatus $229,000 361-char remark

    Show marketing remark (361 chars)

    This wonderful family home in Lake Silver subdivision has 4 Bedrooms, 2 bathrooms and a Florida room. The inside of the home has been professionally painted and has some new carpet. A new glass top stove has been ordered and will be delivered on 5/4. The sellers are even leaving their washer and dryer. The pride of ownership shows. This one will go fast.

25. 2021-05-28
    soldstatus $229,000 Sold 361-char remark

    Show marketing remark (361 chars)

    This wonderful family home in Lake Silver subdivision has 4 Bedrooms, 2 bathrooms and a Florida room. The inside of the home has been professionally painted and has some new carpet. A new glass top stove has been ordered and will be delivered on 5/4. The sellers are even leaving their washer and dryer. The pride of ownership shows. This one will go fast.

26. 2021-04-14
    status Pending 361-char remark

    Show marketing remark (361 chars)

    This wonderful family home in Lake Silver subdivision has 4 Bedrooms, 2 bathrooms and a Florida room. The inside of the home has been professionally painted and has some new carpet. A new glass top stove has been ordered and will be delivered on 5/4. The sellers are even leaving their washer and dryer. The pride of ownership shows. This one will go fast.

27. 2021-04-09
    listed $229,000 Active 361-char remark

    Show marketing remark (361 chars)

    This wonderful family home in Lake Silver subdivision has 4 Bedrooms, 2 bathrooms and a Florida room. The inside of the home has been professionally painted and has some new carpet. A new glass top stove has been ordered and will be delivered on 5/4. The sellers are even leaving their washer and dryer. The pride of ownership shows. This one will go fast.

28. 2021-03-10
    listed $229,000 361-char remark

    Show marketing remark (361 chars)

    This wonderful family home in Lake Silver subdivision has 4 Bedrooms, 2 bathrooms and a Florida room. The inside of the home has been professionally painted and has some new carpet. A new glass top stove has been ordered and will be delivered on 5/4. The sellers are even leaving their washer and dryer. The pride of ownership shows. This one will go fast.

29. 2016-07-12
    soldstatus $139,000
30. 2016-07-06
    soldstatus $139,000
31. 2016-07-06
    soldstatus $139,000
32. 2015-11-24
    listed $144,500
33. 2011-08-19
    soldstatus $97,000
34. 2011-08-19
    soldstatus $97,000
35. 2010-02-12
    listed $104,500
36. 2010-02-12
    listed $104,500
37. 2005-12-16
    historical
38. 2005-12-05
    listed $191,999
39. 2005-12-05
    listed $191,999

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$705/yr (+$59/mo · 43.6%)

ⓘ 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 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: $25,215
• − Mortgage interest: −$15,684
• − Property taxes: −$1,619
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$8,145
• Taxable loss: −$5,668
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $641/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

+45.8% since first listed

24 events — show timeline

• 2026-05-07 Price Changed $280,000 ECAR
• 2026-04-19 Price Changed $289,900 ECAR
• 2026-03-22 Price Changed $299,500 ECAR
• 2026-03-06 Price Changed $310,000 ECAR
• 2026-02-16 Price Changed $315,000 ECAR
• 2026-01-27 Listed $320,000 ECAR
• 2021-06-07 Sold (Public Records) $229,000 Public Records
• 2021-06-07 Sold (Public Records) $229,000 Public Records
• 2021-05-28 Sold (MLS) $229,000 ECAR
• 2021-05-28 Sold (MLS) $229,000 NAMLS
• 2021-04-14 Pending — ECAR
• 2021-04-09 Listed $229,000 ECAR
• 2021-03-10 Listed $229,000 NAMLS
• 2016-07-12 Sold (Public Records) $139,000 Public Records
• 2016-07-06 Sold (MLS) $139,000 ECAR
• 2016-07-06 Sold (MLS) $139,000 NAMLS
• 2015-11-24 Listed $144,500 NAMLS
• 2011-08-19 Sold (MLS) $97,000 ECAR
• 2011-08-19 Sold (MLS) $97,000 NAMLS
• 2010-02-12 Listed $104,500 ECAR
• 2010-02-12 Listed $104,500 NAMLS
• 2005-12-16 Listing Removed — NAMLS
• 2005-12-05 Listed $191,999 NAMLS
• 2005-12-05 Listed $191,999 ECAR

Property tax history

+2.7%/yr

Latest (2025): $1,619 · -11.4% YoY. Source: county tax records.