469 Stillwell Blvd · Crestview, FL 32539

$183,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 129 Days on market

Built 1976 0.28 ac lot Est $228k · 20% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bathroom home has much to offer! Complete with all furnishings, TVs, washer and dryer and shed. Has been newly painted, new blinds, cabinets painted, wainscot in dinning room and backsplash in kitchen, new ceiling fans in bedrooms, new bathroom vanities, paint on shutters and exterior doors. HVAC 2020. All information deemed important to be verified by the buyer. Call for a showing as this one will not last long!

Key facts

• 0.28 acre lot
• Built 1976
• Listed 128 days

Property features AI

Exterior

• Utilities: Electric service; Public water; Public sewer
• Home design: Single-story home; Traditional architectural style; Built in 1976
• Construction: Brick construction; Shingle roof
• Exterior features: Lot roughly 0.28 acre (about 80 x 150) with city street frontage; City road access; Subdivision: CRESTVIEW; Zoned for single-family residential

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Three bedrooms; Master bedroom located on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric heat control
• Interior features: Traditional style interior; First-floor living areas
• Laundry & utility: Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/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 $181k (0.9% below list).
• Recommended offer: $161k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Walker Elementary School (math 52% / reading 55%, grade C, #949 of 2,144 statewide, top 45%, 864 students, 61% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 526 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 129 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $161,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 0.99% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $228,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
472 Stillwell Blvd	0.04mi	3/2.0	1,322 (-4%)	9mo	$200,000	$151	84
548 Hyde Park Dr	0.14mi	3/2.0	1,276 (-7%)	2mo	$266,000	$208	79
2893 Pansy Ave	0.20mi	2/2.0 (-1)	1,376 (+0%)	8mo	$187,500	$136	79
516 Hyde Park Dr	0.18mi	3/2.0	1,290 (-6%)	5mo	$162,000	$126	78
960 Valley Rd	0.26mi	3/2.0	1,407 (+2%)	8mo	$227,000	$161	77
1126 Farmer St	0.43mi	3/2.0	1,327 (-4%)	3mo	$220,000	$166	72
2920 Patch Ave	0.21mi	3/2.0	1,514 (+10%)	5mo	$270,000	$178	69
402 Serene Ct	0.43mi	3/2.0	1,238 (-10%)	2mo	$250,000	$202	62
202 Mc Arthur St	0.60mi	3/2.0	1,291 (-6%)	6mo	$215,000	$167	56
390 Brackin St	0.51mi	3/2.0	1,257 (-9%)	9mo	$245,000	$195	55
438 Brackin St	0.43mi	3/2.0	1,562 (+14%)	6mo	$250,000	$160	52
632 Long Dr	0.46mi	3/1.0	1,170 (-15%)	9mo	$160,000	$137	42

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-15,980
• Equity at exit: $27,286

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-9,663
• Equity at exit: $15,822

Cash invested: $51,240 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$960
• Tax from tax record: −$102 /mo · $1,219/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $296

Break-even live

Break-even rent $1,440

Max offer price $183,000

Occupancy floor 79%

Sensitivity live

Price	-10% $399	-5% $348	+0% $296	+5% $244	+10% $192
Rent	-10% $152	-5% $224	+0% $296	+5% $367	+10% $439
Rate	-1.0pp $388	-0.5pp $342	base $296	+0.5pp $248	+1.0pp $200

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Hyde Park Dr Crestview, FL	3.0	2.0	1302	$1,795	$1.38	14d	1	0.09mi
815 Valley Rd Crestview, FL	3.0	2.5	1373	$1,550	$1.13	45d	1	0.23mi
311 Dahlquist Dr Crestview, FL	4.0	2.5	1770	$2,050	$1.16	22d	1	0.23mi
507 Eisenhower Dr Crestview, FL	3.0	2.0	1809	$2,200	$1.22	45d	1	0.27mi
2942 Sholtz Ave Crestview, FL	3.0	2.0	1266	$1,600	$1.26	45d	1	0.37mi
304 Strawbridge Dr Crestview, FL	4.0	2.0	1650	$1,850	$1.12	14d	1	0.37mi
107 Hampton Dr Crestview, FL	2.0	1.5	972	$1,300	$1.34	22d	1	0.73mi
124 Hampton Dr Unit 1 Crestview, FL	2.0	1.5	952	$1,195	$1.26	45d	1	0.78mi
122 Hampton Dr Crestview, FL	2.0	1.5	1080	$1,195	$1.11	45d	1	0.78mi
122 Hampton Dr Unit 1 Crestview, FL	2.0	2.0	1080	$1,195	$1.11	45d	1	0.78mi
124 Hampton Dr Crestview, FL	2.0	1.5	952	$1,195	$1.26	22d	1	0.78mi
812 Carlton St Crestview, FL	3.0	2.5	1393	$1,495	$1.07	22d	1	0.89mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	45d	1	0.93mi
205 Powell Dr Crestview, FL	3.0	1.5	1008	$1,400	$1.39	45d	1	1.12mi
326 Dixie St Crestview, FL	3.0	1.0	1386	$1,400	$1.01	45d	1	1.13mi
498 North Ave E Unit A Crestview, FL	2.0	2.0	1081	$1,450	$1.34	45d	1	1.25mi
408 Arbor Lake Dr Crestview, FL	3.0	2.5	1755	$1,900	$1.08	14d	1	1.35mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,375	$1.25	22d	1	1.41mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,400	$1.27	45d	1	1.41mi
830 Arbor Lake Dr Crestview, FL	2.0	2.5	1200	$1,400	$1.17	14d	1	1.42mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	22d	1	1.49mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	45d	1	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $183,000 Active 129 DOM
2. 2026-06-18
   days on market $183,000 Active 126 DOM
3. 2026-06-17
   days on market $183,000 Active 125 DOM
4. 2026-06-16
   remarks 270-char remark
5. 2026-06-16
   listed $183,000 Active 124 DOM

ⓘ 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: $1,219 · $102/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$300/yr (+$25/mo · 24.6%)

ⓘ 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 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: $21,771
• − Mortgage interest: −$10,251
• − Property taxes: −$1,219
• − Insurance: −$915
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,324
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $3,410/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

+283.6% since first listed

27 events — show timeline

• 2026-06-16 Price Changed $183,000 ECAR
• 2026-06-16 Relisted — ECAR
• 2026-04-07 Price Changed $190,000 ECAR
• 2026-03-02 Price Changed $195,000 ECAR
• 2026-02-09 Listed $200,000 ECAR
• 2022-05-06 Sold (Public Records) $245,000 Public Records
• 2022-04-22 Sold (Public Records) $245,000 Public Records
• 2022-04-20 Sold (MLS) $245,000 NAMLS
• 2022-04-20 Sold (MLS) $245,000 ECAR
• 2022-03-03 Pending — ECAR
• 2022-03-03 Listing Removed — NAMLS
• 2022-02-28 Listed $240,000 ECAR
• 2022-02-28 Listed $240,000 NAMLS
• 2020-08-10 Sold (Public Records) $121,000 Public Records
• 2020-07-27 Sold (MLS) $121,000 NAMLS
• 2020-07-27 Sold (MLS) $121,000 ECAR
• 2020-06-08 Pending — ECAR
• 2020-05-30 Price Changed $130,000 ECAR
• 2020-05-06 Listed $139,000 ECAR
• 2020-05-06 Listed $130,000 NAMLS
• 2015-07-30 Sold (Public Records) $79,000 Public Records
• 2015-07-29 Sold (MLS) $79,000 NAMLS
• 2015-07-29 Sold (MLS) $79,000 ECAR
• 2015-04-24 Listed $79,772 NAMLS
• 2015-02-27 Sold (MLS) $35,000 ECAR
• 2015-02-27 Sold (MLS) $35,000 NAMLS
• 2014-09-25 Listed $47,700 NAMLS

Property tax history

+8.7%/yr

Latest (2025): $1,219 · +3.7% YoY. Source: county tax records.