4249 Barlow Rd · Crestview, FL 32536

$179,999

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 52 Days on market

Built 1995 1.03 ac lot

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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).

• Cash flow +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently renovated 2-bedroom, 2-bathroom mobile home situated on approximately 1 acre in a quiet and peaceful neighborhood. This property offers a spacious and functional layout with a comfortable living area that flows into the kitchen, making it ideal for everyday living or a relaxed lifestyle. The home features tile bathrooms, adding a clean and updated feel, along with major upgrades including a new AC system and new water heater, providing efficiency and peace of mind for the future owner. Enjoy the privacy and freedom that comes with a full acre of land, offering plenty of space for outdoor activities, parking, pets, or future. or future additions. With no HOA, you have the flexibilit

Key facts

• 1.03 acre lot
• Built 1995
• Listed 52 days

Property features AI

Finance

• HOA & community: Subdivision: SHOAL RIVER UNREC; Pets allowed

Exterior

• Parking: Detached, covered carport
• Utilities: Electric service; Septic tank; TV cable available
• Home design: Mobile home style; Single-story; Entry and main living areas on the first floor; Property faces unspecified direction
• Construction: Shake roof; Built in 1995
• Exterior features: Dirt/clay road access; Pets allowed (community)

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Kitchen on the first floor
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (first floor)
• Heating & cooling: Central air conditioning; Electric-powered AC
• Interior features: Shelving; Washer/dryer hookup; 6 total rooms
• Laundry & utility: Dedicated laundry room (approx. 5' x 8'); Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $155k (13.8% below list).
• Recommended offer: $155k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Zoned schools: Antioch Elementary School (math 64% / reading 69%, grade B+, #473 of 2,144 statewide, top 23%, 1,016 students, 45% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL).
• Market conditions: Rents rising (+1.2%/yr); 349 active listings in the ZIP; solid renter incomes; 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 $5k 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 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $180k implies a 3114% 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,238 (13.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.17% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-22,155
• Equity at exit: $26,838

10-year hold

• IRR: -6.0%
• Equity multiple: 0.64×
• Total profit: $-17,981
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $155

Break-even live

Break-even rent $1,356

Max offer price $179,999

Occupancy floor 85%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $179,999 Active 52 DOM
2. 2026-06-17
   days on market $179,999 Active 51 DOM
3. 2026-06-16
   days on market $179,999 Active 50 DOM
4. 2026-06-15
   days on market $179,999 Active 49 DOM
5. 2026-06-14
   days on market $179,999 Active 47 DOM
6. 2026-06-13
   days on market $179,999 Active 46 DOM
7. 2026-06-10
   days on market $179,999 Active 44 DOM
8. 2026-06-09
   days on market $179,999 Active 43 DOM
9. 2026-06-08
   days on market $179,999 Active 42 DOM
10. 2026-06-07
    pricedays on market $179,999 Active 41 DOM
11. 2026-06-05
    days on market $190,000 Active 38 DOM
12. 2026-06-02
    days on market $190,000 Active 36 DOM
13. 2026-06-01
    days on market $190,000 Active 35 DOM
14. 2026-05-31
    days on market $190,000 Active 34 DOM
15. 2026-05-30
    days on market $190,000 Active 33 DOM
16. 2026-04-27
    listed $190,000 Active 796-char remark
17. 2003-05-21
    soldstatus $5,600

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$870/yr (+$73/mo · 139.6%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,629
• − Mortgage interest: −$10,083
• − Property taxes: −$624
• − Insurance: −$900
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,236
• Taxable loss: −$1,195
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $2,153/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

+3114.3% since first listed

3 events — show timeline

• 2026-06-06 Price Changed $179,999 ECAR
• 2026-04-27 Listed $190,000 ECAR
• 2003-05-21 Sold (Public Records) $5,600 Public Records

Property tax history

+18.5%/yr

Latest (2025): $624 · +15.6% YoY. Source: county tax records.