328 Dixie St · Crestview, FL 32536

$99,900

3 bd · 2.0 ba · 1,197 sqft · SingleFamily public records · 17 Days on market

Built 1946 0.26 ac lot $83/sqft · 52% below area ↓ 39% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

Key facts

• 0.26 acre lot
• Built 1946
• Listed 17 days

Property features AI

Finance

• HOA & community: Subdivision: NORTHWOOD ADDN

Exterior

• Utilities: Electric service; Public water; Public sewer
• Home design: Florida Cottage style; Single-story; Built in 1946
• Construction: 1315 total building area (per county records)
• Exterior features: Corner lot; Level lot; City street frontage; Lot accessed via city road; Zoned: City

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms (all on the first floor)
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room located on the first floor; Kitchen located on the first floor; Dining area on the first floor; Total of 5 rooms
• Laundry & utility: Electric water heater (serves household utilities)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• Zoned schools: Northwood Elementary School (math 63% / reading 56%, grade B-, #690 of 2,144 statewide, top 34%, 828 students, 63% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL) — zoned schools average 53% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 351 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.85%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (median comp): $226,502
• List price: $99,900
• Delta: -55.89%
• 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
302 Dixie St	0.04mi	3/1.0	1,212 (+1%)	1mo	$183,000	$151	91
292 E North Ave	0.34mi	3/2.0	1,203 (+0%)	3mo	$217,400	$181	81
502 E North Ave	0.21mi	3/2.0	1,267 (+6%)	2mo	$248,050	$196	79
1350 N Pearl St	0.24mi	3/2.0	1,230 (+3%)	9mo	$248,900	$202	77
196 Mcarthur St	0.51mi	2/2.0 (-1)	1,154 (-4%)	0mo	$227,000	$197	65
103 Adkinson Dr	0.58mi	3/1.5	1,264 (+6%)	2mo	$205,000	$162	60
202 Mc Arthur St	0.53mi	3/2.0	1,291 (+8%)	6mo	$215,000	$167	57
117 Jeff Dr	0.68mi	3/2.0	1,107 (-8%)	2mo	$225,000	$203	54
192 Adkinson Dr Dr	0.66mi	3/1.0	1,247 (+4%)	6mo	$122,400	$98	54
441 Panagra Ln	0.61mi	4/2.0 (+1)	1,304 (+9%)	3mo	$254,500	$195	49
128 Salvadore Dr	0.71mi	4/1.5 (+1)	1,350 (+13%)	0mo	$235,000	$174	39
131 Adkinson Dr	0.60mi	4/1.0 (+1)	1,332 (+11%)	8mo	$110,000	$83	37

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: 14.9%
• Equity multiple: 1.58×
• Total profit: $16,357
• Equity at exit: $14,895

10-year hold

• IRR: 22.2%
• Equity multiple: 2.73×
• Total profit: $48,522
• Equity at exit: $8,638

Cash invested: $27,972 (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: 351
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$524
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $556

Break-even live

Break-even rent $898

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $612	-5% $584	+0% $556	+5% $528	+10% $499
Rent	-10% $429	-5% $493	+0% $556	+5% $619	+10% $682
Rate	-1.0pp $606	-0.5pp $581	base $556	+0.5pp $530	+1.0pp $504

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Dixie St Crestview, FL	3.0	1.0	1386	$1,400	$1.01	45d	1	0.03mi
498 North Ave E Unit A Crestview, FL	2.0	2.0	1081	$1,450	$1.34	45d	1	0.16mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,375	$1.25	22d	1	0.34mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,400	$1.27	45d	1	0.34mi
830 Arbor Lake Dr Crestview, FL	2.0	2.5	1200	$1,400	$1.17	14d	1	0.36mi
131 Adkinson Dr Crestview, FL	4.0	1.0	1332	$1,750	$1.31	14d	1	0.61mi
812 Carlton St Crestview, FL	3.0	2.5	1393	$1,495	$1.07	22d	1	0.67mi
398 N Spring St Crestview, FL	2.0	1.0	1200	$1,300	$1.08	45d	1	0.72mi
257 Lindberg St Crestview, FL	2.0	1.0	832	$1,100	$1.32	45d	1	0.76mi
205 Powell Dr Crestview, FL	3.0	1.5	1008	$1,400	$1.39	45d	1	0.97mi
132 Cabana Way Crestview, FL	3.0	2.0	1408	$1,750	$1.24	14d	1	0.98mi
800 Spring Creek Blvd Crestview, FL	1.0–3.0	1.0–2.0	1009	$1,900	$1.88	14d	28	1.00mi
178 Cabana Way Crestview, FL	4.0	2.0	1284	$1,800	$1.40	45d	1	1.05mi
401 S Booker St Crestview, FL	3.0	1.5	1040	$1,225	$1.18	45d	1	1.12mi
816 W Walnut Ave Crestview, FL	3.0	2.0	1297	$1,595	$1.23	45d	1	1.12mi
168 Cabana Way Crestview, FL	3.0	2.0	1100	$1,700	$1.55	22d	1	1.12mi
503 W Griffith Ave Crestview, FL	3.0	1.0	962	$1,395	$1.45	45d	1	1.14mi
156 Cabana Way Crestview, FL	4.0	2.0	1244	$1,800	$1.45	45d	1	1.14mi
502 Hyde Park Dr Crestview, FL	3.0	2.0	1302	$1,795	$1.38	14d	1	1.17mi
815 Valley Rd Crestview, FL	3.0	2.5	1373	$1,550	$1.13	45d	1	1.30mi
107 Hampton Dr Crestview, FL	2.0	1.5	972	$1,300	$1.34	22d	1	1.39mi
122 Hampton Dr Crestview, FL	2.0	1.5	1080	$1,195	$1.11	45d	1	1.43mi
122 Hampton Dr Unit 1 Crestview, FL	2.0	2.0	1080	$1,195	$1.11	45d	1	1.43mi
124 Hampton Dr Crestview, FL	2.0	1.5	952	$1,195	$1.26	22d	1	1.43mi
124 Hampton Dr Unit 1 Crestview, FL	2.0	1.5	952	$1,195	$1.26	45d	1	1.43mi
2942 Sholtz Ave Crestview, FL	3.0	2.0	1266	$1,600	$1.26	45d	1	1.47mi

Listing history 15 events

1. 2026-06-03
   status $99,900 Pending 17 DOM
2. 2026-06-02
   days on market $99,900 Active 17 DOM
3. 2026-06-01
   days on market $99,900 Active 16 DOM
4. 2026-05-31
   days on market $99,900 Active 15 DOM
5. 2026-05-30
   days on market $99,900 Active 14 DOM
6. 2026-05-13
   status Pending 343-char remark
7. 2026-05-07
   listed $99,900 Active 343-char remark
8. 2024-10-14
   soldstatus $130,000
9. 2024-10-11
   soldstatus $130,000 Sold 367-char remark

   Show marketing remark (367 chars)

   Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

10. 2024-09-30
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

11. 2024-09-10
    price $145,000 367-char remark

    Show marketing remark (367 chars)

    Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

12. 2024-05-09
    price $155,000 367-char remark

    Show marketing remark (367 chars)

    Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

13. 2024-04-05
    status Active 367-char remark

    Show marketing remark (367 chars)

    Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

14. 2024-04-01
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

15. 2024-03-27
    listed $165,000 Active 367-char remark

    Show marketing remark (367 chars)

    Situated on a nice level corner lot in the heart of Crestview, this 3 bd/1.5 ba cottage style home features a covered front porch and large open deck on one side. Spacious kitchen with center island and adjoining dining space. Living room and bedrooms have original hardwood flooring. New roof in 2023! Lot is zoned Mixed Use. Buyer to verify all areas of importance!

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $19,223
• − Mortgage interest: −$5,596
• − Property taxes: −$1,729
• − Insurance: −$500
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,906
• Taxable income: $5,416
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $5,371/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

• Census place: Crestview, FL
• 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

-39.5% since first listed

12 events — show timeline

• 2026-06-02 Pending — ECAR
• 2026-05-22 Relisted — ECAR
• 2026-05-13 Pending — ECAR
• 2026-05-07 Listed $99,900 ECAR
• 2024-10-14 Sold (Public Records) $130,000 Public Records
• 2024-10-11 Sold (MLS) $130,000 ECAR
• 2024-09-30 Pending — ECAR
• 2024-09-10 Price Changed $145,000 ECAR
• 2024-05-09 Price Changed $155,000 ECAR
• 2024-04-05 Relisted — ECAR
• 2024-04-01 Pending — ECAR
• 2024-03-27 Listed $165,000 ECAR

Property tax history

+14.2%/yr

Latest (2025): $1,729 · +351.5% YoY. Source: county tax records.