4803 Young Rd · Crestview, FL 32539

$229,000

3 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 79 Days on market

Built 1994 0.40 ac lot $201/sqft · 21% below area Est $289k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Schools +5.2/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home on the south end of Crestview. The home features wood laminate flooring throughout, tile in the wet areas, a vaulted ceiling, an eat-in kitchen, a pantry, and kitchen appliances. The home has been freshly painted in a neutral color throughout. The large backyard is privacy fenced. No HOA and located in the county for lower property taxes.

Key facts

• Tile in wet areas
• Pantry
• Kitchen appliances

Tags

• WOOD LAMINATE FLOORING
• TILE IN WET AREAS
• VAULTED CEILING
• EAT-IN KITCHEN
• PANTRY
• KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $53 ($631/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 $186k (18.6% below list).
• Recommended offer: $186k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 flat; 521 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 30% 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

• It's been on market 79 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $64k; list at $229k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,426 (18.6% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $289,312
• List price: $229,000
• Delta: -20.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4803 Young Rd	0.00mi	3/2.0	1,142 (0%)	0mo	$235,900	$207	100
109 E Pinoak Ct	0.39mi	3/2.0	1,161 (+2%)	12mo	$190,000	$164	69
4826 Primrose St	0.43mi	3/1.5	1,040 (-9%)	2mo	$185,000	$178	61
4814 Primrose St	0.45mi	3/1.5	1,100 (-4%)	17mo	$160,000	$145	57
4877 Kensington Ln	0.71mi	3/2.0	1,112 (-3%)	7mo	$249,900	$225	57
215 W Pinoak Ct	0.62mi	3/2.0	1,050 (-8%)	8mo	$229,500	$219	51
4855 Kensington Ln	0.56mi	3/2.0	1,292 (+13%)	11mo	$112,000	$87	43
217 W Pinoak Ct	0.61mi	3/2.0	1,000 (-12%)	20mo	$190,000	$190	34
4797 Old Mill Ct	0.68mi	3/2.0	1,302 (+14%)	22mo	$244,187	$188	27

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-39,080
• Equity at exit: $34,145

10-year hold

• IRR: -15.8%
• Equity multiple: 0.21×
• Total profit: $-50,349
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $53

Break-even live

Break-even rent $1,798

Max offer price $229,000

Occupancy floor 92%

Sensitivity live

Price	-10% $182	-5% $117	+0% $53	+5% $-12	+10% $-77
Rent	-10% $-95	-5% $-21	+0% $53	+5% $126	+10% $200
Rate	-1.0pp $168	-0.5pp $111	base $53	+0.5pp $-7	+1.0pp $-67

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4799 Coronado Cir Crestview, FL	3.0	2.0	1476	$2,200	$1.49	14d	1	0.19mi
440 Scarborough St Crestview, FL	4.0	2.0	1387	$2,100	$1.51	44d	1	0.37mi
2991 Windsor Cir Crestview, FL	3.0	2.0	1010	$1,600	$1.58	14d	1	0.64mi
648 Alysheba Dr Crestview, FL	3.0	2.0	1341	$1,800	$1.34	21d	1	0.70mi
240 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,400	$1.03	44d	1	0.78mi
234 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,350	$0.94	44d	1	0.79mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,952	$1.37	14d	6	0.92mi
365 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,350	$1.00	14d	1	0.93mi
400 Brown Pl Crestview, FL	3.0	2.0	1224	$2,000	$1.63	44d	1	0.93mi
163 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,300	$0.96	44d	1	0.95mi
347 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,500	$1.11	14d	1	0.97mi
343 Crooked Pine Trl Unit 1 Crestview, FL	3.0	2.5	1415	$1,350	$0.95	14d	1	0.97mi
147 Swaying Pine Ct Crestview, FL	3.0	2.5	1309	$1,395	$1.07	21d	1	0.98mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	21d	1	0.98mi
111 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,300	$0.90	44d	1	1.04mi
295 Limestone Cir Crestview, FL	3.0	2.0	1107	$1,625	$1.47	44d	1	1.09mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	14d	1	1.24mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	21d	1	1.24mi
3016 Aplin Rd Crestview, FL	3.0	2.0	1280	$1,400	$1.09	44d	1	1.36mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$2,202	$2.00	14d	20	1.49mi

Listing history 8 events

1. 2026-05-17
   status Pending 359-char remark

   Show marketing remark (359 chars)

   Move-in ready home on the south end of Crestview. The home features wood laminate flooring throughout, tile in the wet areas, a vaulted ceiling, an eat-in kitchen, a pantry, and kitchen appliances. The home has been freshly painted in a neutral color throughout. The large backyard is privacy fenced. No HOA and located in the county for lower property taxes.

2. 2026-04-10
   price $229,000 359-char remark

   Show marketing remark (359 chars)

   Move-in ready home on the south end of Crestview. The home features wood laminate flooring throughout, tile in the wet areas, a vaulted ceiling, an eat-in kitchen, a pantry, and kitchen appliances. The home has been freshly painted in a neutral color throughout. The large backyard is privacy fenced. No HOA and located in the county for lower property taxes.

3. 2026-02-27
   listed $238,900 Active 359-char remark

   Show marketing remark (359 chars)

   Move-in ready home on the south end of Crestview. The home features wood laminate flooring throughout, tile in the wet areas, a vaulted ceiling, an eat-in kitchen, a pantry, and kitchen appliances. The home has been freshly painted in a neutral color throughout. The large backyard is privacy fenced. No HOA and located in the county for lower property taxes.

4. 2026-01-26
   historical $1,500
5. 2026-01-10
   price $1,500
6. 2026-01-03
   listed $1,600
7. 1995-01-23
   soldstatus $64,500
8. 1994-07-01
   soldstatus $8,000

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$415/yr (+$35/mo · 27.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,371
• − Mortgage interest: −$12,828
• − Property taxes: −$1,486
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$6,662
• Taxable loss: −$3,329
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,430/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

+2762.5% since first listed

8 events — show timeline

• 2026-05-17 Pending — ECAR
• 2026-04-10 Price Changed $229,000 ECAR
• 2026-02-27 Listed $238,900 ECAR
• 2026-01-26 Rental Removed $1,500 ECAR
• 2026-01-10 Price Changed $1,500 ECAR
• 2026-01-03 Listed for Rent $1,600 ECAR
• 1995-01-23 Sold (Public Records) $64,500 Public Records
• 1994-07-01 Sold (Public Records) $8,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,486 · +2.1% YoY. Source: county tax records.