3455 Sparco Dr · Crestview, FL 32539

$319,000

3 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 5 Days on market

Built 2011 0.54 ac lot Est $321k · at est.

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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 +12.3/30.0
• ARV discount +7.8/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

Key facts

• 0.54 acre lot
• 2 garage spots
• Built 2011

Property features AI

Finance

• HOA & community: Homeowners association with management services; Subdivision: ASHTIN ESTATES

Exterior

• Parking: Oversized garage; Attached 2-car garage (approximately 21 x 21)
• Utilities: Community water; Septic tank; Electric service; TV cable available; Underground utilities
• Home design: Ranch-style single-story home; Built in 2011
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Private yard; Privacy fencing; Covered and open patio; Porch; Level, interior lot with covenants and restrictions; Paved county road frontage (110 x 212 lot dimensions)

Interior

• Kitchen: Kitchen on first floor; Kitchen island; Dishwasher; Microwave; Refrigerator; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom on first floor with walk-in closet; primary bedroom is carpeted
• Flooring: Laminate; Tile; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom features double vanity, garden tub, separate shower, and tile
• Heating & cooling: Central heat; Heat pump (air-to-air); Central air conditioning; High-efficiency AC; Ceiling fans; Electric heat control; Ridge vent
• Interior features: Breakfast bar; Cathedral and vaulted ceilings; Kitchen island; Pantry; Pull-down attic stairs; Shelving; Split-bedroom layout; Washer/Dryer hookup; Painted woodwork; Double-pane windows
• Laundry & utility: Laundry room on first floor; Washer/Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-56 ($-671/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (23.8% below list).
• Recommended offer: $243k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Bob Sikes Elementary School (math 53% / reading 60%, grade C+, #816 of 2,144 statewide, top 39%, 829 students, 52% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL).
• Market conditions: Rents flat; 526 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 39% 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 $10k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 15y 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 $260k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $243,219 (23.8% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $321,090
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3481 Sparco Dr	0.21mi	4/2.0 (+1)	1,846 (-5%)	0mo	$304,900	$165	76
3490 Sparco Dr	0.29mi	4/2.0 (+1)	1,830 (-6%)	11mo	$285,000	$156	62
6168 Hayes Dr	0.46mi	3/2.0	1,769 (-9%)	8mo	$230,000	$130	56
3593 Autumn Woods Dr	0.61mi	4/2.0 (+1)	1,830 (-6%)	4mo	$285,000	$156	54
6157 Garden City Rd	0.32mi	3/2.0	1,684 (-14%)	20mo	$245,000	$145	46
3561 Autumn Woods Dr	0.58mi	3/2.0	1,838 (-6%)	22mo	$317,000	$172	45
3534 Sugar Maple Ln	0.74mi	4/2.0 (+1)	1,830 (-6%)	22mo	$325,000	$178	32
3431 Phoenix Ct	0.75mi	4/2.0 (+1)	1,787 (-8%)	18mo	$299,900	$168	32
3430 Phoenix Ct	0.75mi	4/2.0 (+1)	1,787 (-8%)	20mo	$309,900	$173	30

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-62,208
• Equity at exit: $47,564

10-year hold

• IRR: -20.8%
• Equity multiple: 0.04×
• Total profit: $-85,713
• Equity at exit: $27,581

Cash invested: $89,320 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,432 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-56

Break-even live

Break-even rent $2,503

Max offer price $309,119

Occupancy floor 97%

Sensitivity live

Price	-10% $125	-5% $34	+0% $-56	+5% $-146	+10% $-237
Rent	-10% $-248	-5% $-152	+0% $-56	+5% $40	+10% $136
Rate	-1.0pp $105	-0.5pp $25	base $-56	+0.5pp $-139	+1.0pp $-223

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3467 Sparco Dr Crestview, FL	4.0	2.5	2348	$2,800	$1.19	45d	1	0.13mi
3540 Shadbush Ln Crestview, FL	4.0	2.0	1747	$1,800	$1.03	15d	1	0.76mi
3527 Horne Hollow Rd Crestview, FL	4.0	2.0	1685	$1,500	$0.89	45d	1	0.88mi
6109 Buckshot Dr Crestview, FL	4.0	2.0	2137	$2,100	$0.98	15d	1	1.03mi

Listing history 28 events

1. 2026-05-21
   status Active
2. 2026-05-21
   price $319,000
3. 2026-05-16
   status Pending
4. 2026-05-16
   listed $324,900 Active
5. 2021-07-06
   soldstatus $260,000
6. 2021-07-02
   soldstatus $260,000 Sold 768-char remark

   Show marketing remark (768 chars)

   SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

7. 2021-07-02
   soldstatus $260,000 768-char remark

   Show marketing remark (768 chars)

   SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

8. 2021-05-03
   status Pending 768-char remark

   Show marketing remark (768 chars)

   SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

9. 2021-05-02
   status Active 768-char remark

   Show marketing remark (768 chars)

   SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

10. 2021-04-21
    status Pending 768-char remark

    Show marketing remark (768 chars)

    SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

11. 2021-04-19
    listed $260,000 Active 768-char remark

    Show marketing remark (768 chars)

    SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

12. 2021-04-17
    listed $260,000 768-char remark

    Show marketing remark (768 chars)

    SEMI-CUSTOM BRICK HOME on a 1/2 ACRE FLAT LOT.. NOW AVAILABLE.. and this one is in ASHTIN ESTATES!!! The scale of this 3 BR/2 bath beauty LIVES LARGE (just under 2000 sf).. courtesy of the impressive cathedral ceilings and the strategically placed dormer window that floods the entry with sunlight. Windows abound and new light fixtures can be found throughout. The kitchen features premium cherry cabinetry with raised panel doors.. upgraded granite countertops.. stainless steel appliance suite.. and is surrounded by open concept living.. dining.. and work space. Handscraped ''Acacia'' wood-look floors lead you to the various wings (master and guest). There are spacious bedrooms in the guest wing.. and one very spacious master suite off the kitchen. (continued)

13. 2018-12-10
    historical
14. 2018-12-08
    listed $215,900
15. 2017-06-20
    soldstatus $198,000
16. 2017-05-30
    soldstatus $198,000
17. 2017-05-30
    soldstatus $198,000
18. 2017-05-30
    soldstatus $198,000
19. 2017-01-17
    listed $200,000
20. 2017-01-16
    listed $200,000
21. 2015-03-17
    soldstatus $170,000
22. 2015-03-12
    soldstatus $170,000
23. 2015-03-12
    soldstatus $170,000
24. 2014-01-13
    listed $165,000
25. 2011-08-01
    soldstatus $200,000
26. 2011-08-01
    soldstatus $200,000
27. 2011-05-01
    listed $205,000
28. 2011-05-01
    listed $205,000

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: +$589/yr (+$49/mo · 28.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 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: $29,186
• − Mortgage interest: −$17,869
• − Property taxes: −$2,059
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$9,280
• Taxable loss: −$6,286
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $838/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

+55.6% since first listed

29 events — show timeline

• 2026-05-26 Pending — ECAR
• 2026-05-21 Relisted — ECAR
• 2026-05-21 Price Changed $319,000 ECAR
• 2026-05-16 Pending — ECAR
• 2026-05-16 Listed $324,900 ECAR
• 2021-07-06 Sold (Public Records) $260,000 Public Records
• 2021-07-02 Sold (MLS) $260,000 ECAR
• 2021-07-02 Sold (MLS) $260,000 NAMLS
• 2021-05-03 Pending — ECAR
• 2021-05-02 Relisted — ECAR
• 2021-04-21 Pending — ECAR
• 2021-04-19 Listed $260,000 ECAR
• 2021-04-17 Listed $260,000 NAMLS
• 2018-12-10 Listing Removed — NAMLS
• 2018-12-08 Listed $215,900 NAMLS
• 2017-06-20 Sold (Public Records) $198,000 Public Records
• 2017-05-30 Sold (MLS) $198,000 NAMLS
• 2017-05-30 Sold (MLS) $198,000 PARMLS
• 2017-05-30 Sold (MLS) $198,000 ECAR
• 2017-01-17 Listed $200,000 NAMLS
• 2017-01-16 Listed $200,000 PARMLS
• 2015-03-17 Sold (Public Records) $170,000 Public Records
• 2015-03-12 Sold (MLS) $170,000 NAMLS
• 2015-03-12 Sold (MLS) $170,000 ECAR
• 2014-01-13 Listed $165,000 NAMLS
• 2011-08-01 Sold (MLS) $200,000 ECAR
• 2011-08-01 Sold (MLS) $200,000 NAMLS
• 2011-05-01 Listed $205,000 ECAR
• 2011-05-01 Listed $205,000 NAMLS

Property tax history

+4.3%/yr

Latest (2025): $2,059 · +3.3% YoY. Source: county tax records.