5047 Poinsetta Ave · Crestview, FL 32539

$245,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 77 Days on market

Built 2005 0.25 ac lot Est $225k · 9% over

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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 +13.0/30.0
• Schools +5.2/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• ARV discount +3.5/15.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-Bedroom2 bath home in Crestview! Your new home has been thoughtfully updated inside and out. From the moment you arrive, you'll notice the fresh new exterior paint, new sod in the front yard, and brand-new privacy fence that create inviting curb appeal. Inside, the home shines with new interior paint, luxury vinyl plank flooring, and abundant closet space. The kitchen features stainless steel appliances, quartz countertops, a pantry for extra storage, and easy access to the spacious laundry room. Major upgrades provide peace of mind, including a new roof, new hot water heater, upgraded air conditioning system, new front and rear doors, and new rain gutters. A garage do

Key facts

• New privacy fence
• New interior paint
• 0.25 acre lot

Tags

• UPDATED EXTERIOR PAINT
• NEW PRIVACY FENCE
• NEW INTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• PANTRY FOR EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (21.9% below list).
• Recommended offer: $191k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 flat; 526 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/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 $7k 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 77 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $160k; list at $245k implies a 53% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,396 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $224,802
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4643 Eagle Way	0.09mi	3/2.0	1,302 (+5%)	1mo	$195,000	$150	87
4643 Falcon Way	0.07mi	3/2.0	1,210 (-3%)	9mo	$250,000	$207	85
5047 Poinsetta Ave	0.00mi	3/2.0	1,354 (+9%)	1mo	$245,000	$181	84
4620 Eagle Way	0.22mi	3/2.0	1,329 (+7%)	6mo	$233,000	$175	73
4618 Eagle Way	0.22mi	3/2.0	1,355 (+9%)	4mo	$240,000	$177	71
5302 Kervin Rd	0.56mi	3/2.0	1,223 (-2%)	6mo	$229,900	$188	66
5316 Kervin Rd	0.67mi	3/2.0	1,223 (-2%)	2mo	$235,900	$193	64
4645 Dove Way	0.16mi	3/2.0	1,428 (+15%)	5mo	$257,630	$180	64
4704 CANARY Way	0.44mi	3/2.0	1,183 (-5%)	12mo	$185,000	$156	62
5154 Rosebud Ave	0.35mi	3/2.0	1,386 (+12%)	7mo	$240,000	$173	58
5325 B Kervin Rd	0.75mi	3/2.0	1,212 (-2%)	8mo	$249,900	$206	54
5367 Highview Dr	0.68mi	3/2.0	1,361 (+10%)	3mo	$247,500	$182	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: -19.6%
• Equity multiple: 0.33×
• Total profit: $-45,925
• Equity at exit: $36,530

10-year hold

• IRR: -19.2%
• Equity multiple: 0.09×
• Total profit: $-62,156
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-12

Break-even live

Break-even rent $1,929

Max offer price $242,897

Occupancy floor 96%

Sensitivity live

Price	-10% $127	-5% $57	+0% $-12	+5% $-81	+10% $-151
Rent	-10% $-163	-5% $-88	+0% $-12	+5% $64	+10% $139
Rate	-1.0pp $111	-0.5pp $50	base $-12	+0.5pp $-75	+1.0pp $-140

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5654 Falcon Way Crestview, FL	2.0	1.0	966	$1,560	$1.61	45d	1	0.10mi
4624 Dove Way Crestview, FL	3.0	2.0	1369	$2,100	$1.53	15d	1	0.28mi
5312 Kervin Rd Crestview, FL	3.0	2.0	1210	$1,750	$1.45	15d	1	0.61mi

Listing history 12 events

1. 2026-04-21
   status Pending
2. 2026-04-21
   status Active
3. 2026-03-17
   status Pending
4. 2026-03-12
   status Pending
5. 2026-02-23
   price $245,000
6. 2026-01-29
   price $246,000
7. 2026-01-29
   status Active
8. 2025-12-11
   listed $245,000 Active
9. 2025-09-22
   soldstatus $160,000
10. 2025-09-17
    soldstatus $160,000 Sold
11. 2025-08-14
    historical
12. 2025-08-03
    listed $160,000

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$389/yr (+$32/mo · 23.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,968
• − Mortgage interest: −$13,724
• − Property taxes: −$1,645
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$7,127
• Taxable loss: −$4,428
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $920/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

+53.1% since first listed

12 events — show timeline

• 2026-04-21 Pending — ECAR
• 2026-04-21 Relisted — ECAR
• 2026-03-17 Pending — ECAR
• 2026-03-12 Pending — ECAR
• 2026-02-23 Price Changed $245,000 ECAR
• 2026-01-29 Price Changed $246,000 ECAR
• 2026-01-29 Relisted — ECAR
• 2025-12-11 Listed $245,000 ECAR
• 2025-09-22 Sold (Public Records) $160,000 Public Records
• 2025-09-17 Sold (MLS) $160,000 ECAR
• 2025-08-14 Delisted — ECAR
• 2025-08-03 Listed $160,000 ECAR

Property tax history

+13.9%/yr

Latest (2025): $1,645 · +4.8% YoY. Source: county tax records.