6288 Old Bethel Rd · Crestview, FL 32536

$259,000

3 bd · 2.0 ba · 1,623 sqft · SingleFamily public records · 103 Days on market

Built 1971 0.69 ac lot $160/sqft · 18% below area Est $316k · 18% 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).

• Cash flow +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional ranch style home 3/2 with a den and a small office. The .69 acre of property is adorned with many ornamental plants and mature trees. This home is ready for a makeover to add your personal touches. It is a great location to have a small office for your home business. Let your imagination flow! Home is being sold as AS-IS. The Roof & Water Heater are aged. HVAC is 2 yrs old and Electrical updated. Cash or Conventional buyers only Friendship lane is a private road.

Key facts

• Private road
• Hvac updated
• Ranch style home

Tags

• RANCH STYLE HOME
• SMALL OFFICE
• ORNAMENTAL PLANTS
• MATURE TREES
• PRIVATE ROAD
• HVAC UPDATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $182 ($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 $218k (15.9% below list).
• Recommended offer: $218k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 351 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k of loan paydown is wiped out by about $8k 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 103 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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.
• Current owner paid $16k; list at $259k implies a 1504% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,742 (15.9% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $316,298
• List price: $259,000
• Delta: -18.12%
• 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
182 Ridgeway Cir	0.35mi	3/2.5	1,648 (+2%)	5mo	$318,470	$193	75
2832 Blackbird Ct	0.55mi	3/2.0	1,616 (-0%)	2mo	$322,000	$199	72
186 Ridgeway Cir	0.34mi	3/2.0	1,522 (-6%)	4mo	$309,707	$203	70
2834 Blackbird Ct	0.70mi	3/2.0	1,616 (-0%)	2mo	$323,300	$200	65
2831 Blackbird Ct	0.56mi	3/2.0	1,533 (-6%)	2mo	$300,049	$196	63
125 Ridgeway Cir	0.51mi	3/2.0	1,522 (-6%)	5mo	$290,000	$191	62
180 Ridgeway Cir	0.35mi	3/2.0	1,425 (-12%)	3mo	$304,707	$214	61
184 Ridgeway Cir	0.35mi	3/2.0	1,425 (-12%)	5mo	$299,707	$210	60
142 Ridgeway Cir	0.51mi	4/2.0 (+1)	1,820 (+12%)	2mo	$327,500	$180	50
2807 San Antone Ct	0.61mi	3/2.0	1,848 (+14%)	1mo	$364,635	$197	48
2804 Blackbird Ct	0.68mi	4/2.0 (+1)	1,823 (+12%)	2mo	$347,000	$190	41
2801 Blackbird Ct	0.71mi	4/2.0 (+1)	1,823 (+12%)	0mo	$348,000	$191	41

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-34,419
• Equity at exit: $38,618

10-year hold

• IRR: -7.3%
• Equity multiple: 0.57×
• Total profit: $-31,093
• Equity at exit: $22,394

Cash invested: $72,520 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $182

Break-even live

Break-even rent $1,947

Max offer price $259,000

Occupancy floor 87%

Sensitivity live

Price	-10% $329	-5% $256	+0% $182	+5% $109	+10% $36
Rent	-10% $10	-5% $96	+0% $182	+5% $268	+10% $354
Rate	-1.0pp $313	-0.5pp $248	base $182	+0.5pp $115	+1.0pp $47

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Old Bethel Rd Crestview, FL	1.0–3.0	1.0–2.0	1253	$2,295	$1.83	15d	66	0.20mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	45d	1	0.88mi
2823 Lake Silver Rd Crestview, FL	3.0	2.0	1595	$2,300	$1.44	45d	1	1.01mi
6381 Havenmist Ln Crestview, FL	4.0	2.0	1844	$1,900	$1.03	45d	1	1.27mi
2544 Kingston Rd Crestview, FL	3.0	2.0	1533	$2,095	$1.37	22d	1	1.30mi
2624 Saltgrass Way Crestview, FL	4.0	2.0	1747	$1,895	$1.08	45d	1	1.38mi

Listing history 17 events

1. 2026-06-21
   days on market $259,000 Active 103 DOM
2. 2026-06-18
   days on market $259,000 Active 100 DOM
3. 2026-06-17
   days on market $259,000 Active 99 DOM
4. 2026-06-16
   days on market $259,000 Active 98 DOM
5. 2026-06-15
   days on market $259,000 Active 97 DOM
6. 2026-06-14
   days on market $259,000 Active 95 DOM
7. 2026-06-13
   days on market $259,000 Active 94 DOM
8. 2026-06-10
   days on market $259,000 Active 92 DOM
9. 2026-06-09
   days on market $259,000 Active 91 DOM
10. 2026-06-08
    days on market $259,000 Active 90 DOM
11. 2026-06-07
    statusdays on market $259,000 Active 89 DOM
12. 2026-04-23
    price $259,000 494-char remark

    Show marketing remark (494 chars)

    Traditional ranch style home 3/2 with a den and a small office. The .69 acre of property is adorned with many ornamental plants and mature trees. This home is ready for a makeover to add your personal touches. It is a great location to have a small office for your home business. Let your imagination flow! Home is being sold as AS-IS. The Roof & Water Heater are aged. HVAC is 2 yrs old and Electrical updated. Cash or Conventional buyers only Friendship lane is a private road.

13. 2026-03-10
    status Active 494-char remark

    Show marketing remark (494 chars)

    Traditional ranch style home 3/2 with a den and a small office. The .69 acre of property is adorned with many ornamental plants and mature trees. This home is ready for a makeover to add your personal touches. It is a great location to have a small office for your home business. Let your imagination flow! Home is being sold as AS-IS. The Roof & Water Heater are aged. HVAC is 2 yrs old and Electrical updated. Cash or Conventional buyers only Friendship lane is a private road.

14. 2026-02-23
    historical 494-char remark

    Show marketing remark (494 chars)

    Traditional ranch style home 3/2 with a den and a small office. The .69 acre of property is adorned with many ornamental plants and mature trees. This home is ready for a makeover to add your personal touches. It is a great location to have a small office for your home business. Let your imagination flow! Home is being sold as AS-IS. The Roof & Water Heater are aged. HVAC is 2 yrs old and Electrical updated. Cash or Conventional buyers only Friendship lane is a private road.

15. 2026-02-17
    listed $269,900 Active 494-char remark

    Show marketing remark (494 chars)

    Traditional ranch style home 3/2 with a den and a small office. The .69 acre of property is adorned with many ornamental plants and mature trees. This home is ready for a makeover to add your personal touches. It is a great location to have a small office for your home business. Let your imagination flow! Home is being sold as AS-IS. The Roof & Water Heater are aged. HVAC is 2 yrs old and Electrical updated. Cash or Conventional buyers only Friendship lane is a private road.

16. 1999-11-18
    listed $115,000
17. 1977-01-01
    soldstatus $16,143

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$1,289/yr (+$107/mo · 149.7%)

ⓘ 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 ≥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: $26,129
• − Mortgage interest: −$14,508
• − Property taxes: −$861
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$7,535
• Taxable loss: −$2,250
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $2,727/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

+1504.4% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $259,000 NAMLS
• 2026-03-10 Relisted — NAMLS
• 2026-02-23 Listing Removed — NAMLS
• 2026-02-17 Listed $269,900 NAMLS
• 1999-11-18 Listed $115,000 ECAR
• 1977-01-01 Sold (Public Records) $16,143 Public Records

Property tax history

+0.9%/yr

Latest (2025): $861 · +4.3% YoY. Source: county tax records.