101 Stephens Ln · Crestview, FL 32539

$214,900

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 178 Days on market

Built 1985 0.52 ac lot $194/sqft · 7% below area Est $263k · 18% 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 +16.5/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4-bedroom, 2-bathroom home set on a spacious and beautifully cleared half-acre lot. Offering both privacy and room to grow, this property features a welcoming brick exterior and a bright, inviting interior perfect for comfortable everyday living. Step inside to an open-layout living and dining area filled with natural light and updated flooring. The kitchen offers ample cabinet space, stainless steel appliances, and easy flow for cooking and entertaining. A versatile bonus room provides the ideal space for a home office, playroom, or hobby area. All bedrooms are generously sized, and both bathrooms are well maintained for move-in-ready convenience. Outside, enjoy the peaceful surroundings, mature trees, and the freedom of a wide-open yard.

Key facts

• Brick exterior
• Updated flooring
• Ample cabinet space

Tags

• BRICK EXTERIOR
• UPDATED FLOORING
• AMPLE CABINET SPACE
• STAINLESS STEEL APPLIANCES
• VERSATILE BONUS ROOM
• WIDE-OPEN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $124 ($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 $181k (15.9% below list).
• Recommended offer: $181k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 flat; 526 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 $1k of loan paydown is wiped out by about $6k 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 178 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; list at $215k implies a 51% 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,695 (15.9% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (median comp): $263,371
• List price: $214,900
• Delta: -18.40%
• 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
6114 Clover St	0.10mi	3/2.0	1,245 (+12%)	2mo	$259,050	$208	73
6118 Clover St	0.12mi	3/2.0	1,245 (+12%)	2mo	$259,050	$208	72
105 Windsor Dr	0.16mi	3/2.0	1,000 (-10%)	7mo	$185,000	$185	71
101 Stephens Ln	0.00mi	4/2.0 (+1)	1,268 (+14%)	1mo	$190,000	$150	70
6134 Clover St	0.19mi	3/2.0	1,245 (+12%)	1mo	$260,000	$209	70
3382 Polly Ln	0.36mi	3/1.0	1,046 (-6%)	6mo	$165,000	$158	66
6112 Sonny Ln	0.38mi	3/2.0	1,215 (+10%)	1mo	$245,000	$202	65
3316 Colonial Ct	0.40mi	3/1.0	1,150 (+4%)	8mo	$230,000	$200	64
3375 Mclain Dr	0.55mi	3/2.0	1,200 (+8%)	3mo	$229,000	$191	58
3329 Broadview Cir	0.31mi	3/2.0	1,227 (+11%)	16mo	$202,000	$165	54
6143 Sonny Ln	0.45mi	3/1.5	999 (-10%)	12mo	$206,000	$206	50
6154 Garden City Rd	0.67mi	3/2.0	1,166 (+5%)	12mo	$229,500	$197	50

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-32,096
• Equity at exit: $32,042

10-year hold

• IRR: -12.0%
• Equity multiple: 0.37×
• Total profit: $-37,834
• Equity at exit: $18,581

Cash invested: $60,172 (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: 526
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $124

Break-even live

Break-even rent $1,650

Max offer price $214,900

Occupancy floor 88%

Sensitivity live

Price	-10% $246	-5% $185	+0% $124	+5% $63	+10% $2
Rent	-10% $-19	-5% $53	+0% $124	+5% $195	+10% $267
Rate	-1.0pp $232	-0.5pp $179	base $124	+0.5pp $68	+1.0pp $12

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: $53,725
• Closing costs: $6,447
• 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	22d	1	0.77mi

Listing history 17 events

1. 2026-05-12
   status Active 774-char remark

   Show marketing remark (774 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home set on a spacious and beautifully cleared half-acre lot. Offering both privacy and room to grow, this property features a welcoming brick exterior and a bright, inviting interior perfect for comfortable everyday living. Step inside to an open-layout living and dining area filled with natural light and updated flooring. The kitchen offers ample cabinet space, stainless steel appliances, and easy flow for cooking and entertaining. A versatile bonus room provides the ideal space for a home office, playroom, or hobby area. All bedrooms are generously sized, and both bathrooms are well maintained for move-in-ready convenience. Outside, enjoy the peaceful surroundings, mature trees, and the freedom of a wide-open yard.

2. 2026-04-24
   price $214,900 774-char remark

   Show marketing remark (774 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home set on a spacious and beautifully cleared half-acre lot. Offering both privacy and room to grow, this property features a welcoming brick exterior and a bright, inviting interior perfect for comfortable everyday living. Step inside to an open-layout living and dining area filled with natural light and updated flooring. The kitchen offers ample cabinet space, stainless steel appliances, and easy flow for cooking and entertaining. A versatile bonus room provides the ideal space for a home office, playroom, or hobby area. All bedrooms are generously sized, and both bathrooms are well maintained for move-in-ready convenience. Outside, enjoy the peaceful surroundings, mature trees, and the freedom of a wide-open yard.

3. 2026-03-18
   price $224,900 774-char remark

   Show marketing remark (774 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home set on a spacious and beautifully cleared half-acre lot. Offering both privacy and room to grow, this property features a welcoming brick exterior and a bright, inviting interior perfect for comfortable everyday living. Step inside to an open-layout living and dining area filled with natural light and updated flooring. The kitchen offers ample cabinet space, stainless steel appliances, and easy flow for cooking and entertaining. A versatile bonus room provides the ideal space for a home office, playroom, or hobby area. All bedrooms are generously sized, and both bathrooms are well maintained for move-in-ready convenience. Outside, enjoy the peaceful surroundings, mature trees, and the freedom of a wide-open yard.

4. 2026-01-12
   price $229,900 774-char remark

   Show marketing remark (774 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home set on a spacious and beautifully cleared half-acre lot. Offering both privacy and room to grow, this property features a welcoming brick exterior and a bright, inviting interior perfect for comfortable everyday living. Step inside to an open-layout living and dining area filled with natural light and updated flooring. The kitchen offers ample cabinet space, stainless steel appliances, and easy flow for cooking and entertaining. A versatile bonus room provides the ideal space for a home office, playroom, or hobby area. All bedrooms are generously sized, and both bathrooms are well maintained for move-in-ready convenience. Outside, enjoy the peaceful surroundings, mature trees, and the freedom of a wide-open yard.

5. 2025-11-23
   listed $239,900 Active 774-char remark

   Show marketing remark (774 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home set on a spacious and beautifully cleared half-acre lot. Offering both privacy and room to grow, this property features a welcoming brick exterior and a bright, inviting interior perfect for comfortable everyday living. Step inside to an open-layout living and dining area filled with natural light and updated flooring. The kitchen offers ample cabinet space, stainless steel appliances, and easy flow for cooking and entertaining. A versatile bonus room provides the ideal space for a home office, playroom, or hobby area. All bedrooms are generously sized, and both bathrooms are well maintained for move-in-ready convenience. Outside, enjoy the peaceful surroundings, mature trees, and the freedom of a wide-open yard.

6. 2020-09-09
   soldstatus $142,500
7. 2014-01-15
   historical
8. 2013-10-03
   listed $45,000
9. 2013-10-03
   listed $45,000
10. 2009-03-18
    historical
11. 2008-09-07
    listed $130,000
12. 2008-09-07
    listed $130,000
13. 2004-07-06
    soldstatus $79,000
14. 2004-06-30
    soldstatus $79,000
15. 2004-06-30
    soldstatus $79,000
16. 2004-05-06
    listed $82,000
17. 2004-05-06
    listed $82,000

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$740/yr (+$62/mo · 71.0%)

ⓘ 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 6/10 Major
• 🌡 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: $21,683
• − Mortgage interest: −$12,038
• − Property taxes: −$1,043
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,252
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $2,015/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

+162.1% since first listed

17 events — show timeline

• 2026-05-12 Relisted — ECAR
• 2026-04-24 Price Changed $214,900 ECAR
• 2026-03-18 Price Changed $224,900 ECAR
• 2026-01-12 Price Changed $229,900 ECAR
• 2025-11-23 Listed $239,900 ECAR
• 2020-09-09 Sold (Public Records) $142,500 Public Records
• 2014-01-15 Listing Removed — NAMLS
• 2013-10-03 Listed $45,000 NAMLS
• 2013-10-03 Listed $45,000 ECAR
• 2009-03-18 Listing Removed — NAMLS
• 2008-09-07 Listed $130,000 NAMLS
• 2008-09-07 Listed $130,000 ECAR
• 2004-07-06 Sold (Public Records) $79,000 Public Records
• 2004-06-30 Sold (MLS) $79,000 ECAR
• 2004-06-30 Sold (MLS) $79,000 NAMLS
• 2004-05-06 Listed $82,000 ECAR
• 2004-05-06 Listed $82,000 NAMLS

Property tax history

+1.1%/yr

Latest (2025): $1,043 · -27.5% YoY. Source: county tax records.