916 N Lloyd St · Crestview, FL 32536

$199,900

4 bd · 2.0 ba · 2,052 sqft · Land public records · 56 Days on market

Built 2022 0.33 ac lot $97/sqft · 27% below area Est $274k · 27% under ↓ 5% since listing

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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).

• Cash flow +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• 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

Priced to Move! This 4 Bedroom 2 Bath home is ready to go. Outside it sits on a pretty 0.33 acre lot with paved driveway, offering ample room for the kids to play. Inside, the home features both a living room and Den area offering plenty of room for entertaining or the ability to separate entertainment spaces for a larger family. The kitchen area boasts ample cabinetry, a center island, and flows wonderfully to the dining and living room areas. The Master Suite offers a large bedroom with walk in closet, and a gorgeous bathroom with double vanity, walk-in shower and a large soaker tub. On the opposite end of the home, you will find the other 3 guest rooms as well as the secondary full bath.

Key facts

• Ample cabinetry
• Living room
• Paved driveway

Tags

• PAVED DRIVEWAY
• LIVING ROOM
• DEN AREA
• AMPLE CABINETRY
• CENTER ISLAND
• WALK IN CLOSET

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Electricity available; Public sewer
• Home design: Double-wide mobile home; Single-story (first level); Zoned for city, mobile home, and single-family residential
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Paved lot; City street frontage; Public maintained road

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom (first level); Additional bedrooms (first level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Den; Dining room; Living room
• Laundry & utility: Laundry room (first level); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $200k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: Rents rising (+1.2%/yr); 349 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 33% 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 $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 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.07% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $274,323
• List price: $199,900
• Delta: -27.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-15,003
• Equity at exit: $29,806

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-960
• Equity at exit: $17,284

Cash invested: $55,972 (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: 349
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $334

Break-even live

Break-even rent $1,721

Max offer price $199,900

Occupancy floor 79%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 W 1st Ave Crestview, FL	3.0	2.0	1547	$2,395	$1.55	21d	1	0.22mi
408 Arbor Lake Dr Crestview, FL	3.0	2.5	1755	$1,900	$1.08	13d	1	0.25mi
821 N Brett St Crestview, FL	3.0	2.0	2131	$1,800	$0.84	43d	1	0.31mi
132 Cabana Way Crestview, FL	3.0	2.0	1408	$1,750	$1.24	13d	1	0.67mi
489 Eisenhower Dr Crestview, FL	4.0	2.5	1919	$2,095	$1.09	43d	1	1.12mi
202 Wainwright Dr Crestview, FL	4.0	2.5	2002	$1,890	$0.94	21d	1	1.12mi
448 Eisenhower Dr Crestview, FL	5.0	3.0	2019	$2,550	$1.26	43d	1	1.16mi
311 Dahlquist Dr Crestview, FL	4.0	2.5	1770	$2,050	$1.16	21d	1	1.20mi
507 Eisenhower Dr Crestview, FL	3.0	2.0	1809	$2,200	$1.22	43d	1	1.20mi
751 Amos St Unit B Crestview, FL	3.0	2.5	2163	$1,695	$0.78	13d	1	1.23mi
304 Strawbridge Dr Crestview, FL	4.0	2.0	1650	$1,850	$1.12	13d	1	1.25mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	43d	1	1.32mi

Listing history 16 events

1. 2026-06-18
   days on market $199,900 Active 56 DOM
2. 2026-06-17
   days on market $199,900 Active 55 DOM
3. 2026-06-16
   days on market $199,900 Active 54 DOM
4. 2026-06-15
   days on market $199,900 Active 53 DOM
5. 2026-06-14
   days on market $199,900 Active 51 DOM
6. 2026-06-13
   days on market $199,900 Active 50 DOM
7. 2026-06-10
   days on market $199,900 Active 48 DOM
8. 2026-06-09
   days on market $199,900 Active 47 DOM
9. 2026-06-08
   days on market $199,900 Active 46 DOM
10. 2026-06-07
    pricedays on market $199,900 Active 45 DOM
11. 2026-06-05
    days on market $209,900 Active 42 DOM
12. 2026-06-02
    days on market $209,900 Active 40 DOM
13. 2026-06-01
    days on market $209,900 Active 39 DOM
14. 2026-05-31
    days on market $209,900 Active 38 DOM
15. 2026-05-30
    days on market $209,900 Active 37 DOM
16. 2026-04-23
    listed $209,900 Active 751-char remark

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $2,737 · $228/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $25,720
• − Mortgage interest: −$11,198
• − Property taxes: −$2,737
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$5,815
• Taxable income: $856
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $3,798/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

-4.8% since first listed

2 events — show timeline

• 2026-06-05 Price Changed $199,900 CPARMLS
• 2026-04-23 Listed $209,900 CPARMLS

Property tax history

+29.2%/yr

Latest (2025): $2,737 · +14.9% YoY. Source: county tax records.