6226 Travelers Rest Ct · Crestview, FL 32539

$284,999

4 bd · 3.0 ba · 2,040 sqft · SingleFamily public records · 49 Days on market

Built 2022 0.32 ac lot $140/sqft · 15% below area Est $336k · 15% 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 +16.7/30.0
• ARV discount +14.3/15.0
• DSCR +5.2/10.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• 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

Come check out this BEAUTIFUL NEW 2 Story Home in the Lake Ridge Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor. Outside, there is a relaxing covered patio spa

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• HOA & community: Subdivision: Lake Ridge Estates

Exterior

• Parking: Attached 2-car garage; Garage parking
• Security: Smoke detector(s)
• Utilities: Electric service; Public water; Public sewer
• Home design: Split-level design; 2 stories; Built in 2022; Zoned for single-family residential
• Construction: Slab foundation
• Exterior features: Cul-de-sac lot; Paved road access; Paved road surface

Interior

• Kitchen: Kitchen on the first floor; Dishwasher; Disposal; Microwave
• Bedrooms: 4 bedrooms (one on the first floor, remaining bedrooms on the second floor; master includes walk-in closet)
• Bathrooms: 2 full bathrooms; Master bathroom with double vanity
• Heating & cooling: Central air conditioning
• Interior features: Pantry; Washer/dryer hookup; Double pane windows; Smoke detector(s)
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $253k (11.4% below list).
• Recommended offer: $253k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 521 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 41% 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 $9k 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 49 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $15k (5%) 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; 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 $252,541 (11.4% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (median comp): $335,595
• List price: $284,999
• Delta: -15.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6174 Johnson Ln	0.31mi	4/2.0	2,142 (+5%)	9mo	$439,900	$205	65
3267 Chappelwood Dr	0.20mi	4/3.0	2,346 (+15%)	23mo	$340,000	$145	47
6159 Old Hickory Rd	0.72mi	3/2.0 (-1)	1,884 (-8%)	4mo	$273,000	$145	41
6168 Hayes Dr	0.53mi	3/2.0 (-1)	1,769 (-13%)	8mo	$230,000	$130	37

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-42,070
• Equity at exit: $42,494

10-year hold

• IRR: -12.0%
• Equity multiple: 0.37×
• Total profit: $-49,888
• Equity at exit: $24,642

Cash invested: $79,800 (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: 521
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $177

Break-even live

Break-even rent $2,301

Max offer price $284,999

Occupancy floor 88%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3467 Sparco Dr Crestview, FL	4.0	2.5	2348	$2,800	$1.19	43d	1	1.05mi
3527 Horne Hollow Rd Crestview, FL	4.0	2.0	1685	$1,500	$0.89	43d	1	1.42mi

Listing history 37 events

1. 2026-06-18
   days on market $284,999 Active 49 DOM
2. 2026-06-17
   days on market $284,999 Active 48 DOM
3. 2026-06-16
   days on market $284,999 Active 47 DOM
4. 2026-06-15
   days on market $284,999 Active 46 DOM
5. 2026-06-14
   days on market $284,999 Active 44 DOM
6. 2026-06-13
   days on market $284,999 Active 43 DOM
7. 2026-06-10
   days on market $284,999 Active 41 DOM
8. 2026-06-09
   days on market $284,999 Active 40 DOM
9. 2026-06-08
   days on market $284,999 Active 39 DOM
10. 2026-06-07
    days on market $284,999 Active 38 DOM
11. 2026-06-05
    pricedays on market $284,999 Active 35 DOM
12. 2026-06-02
    days on market $289,900 Active 33 DOM
13. 2026-06-01
    days on market $289,900 Active 32 DOM
14. 2026-05-31
    days on market $289,900 Active 31 DOM
15. 2026-05-30
    days on market $289,900 Active 30 DOM
16. 2026-04-30
    listed $299,999 Active 790-char remark
17. 2022-07-12
    soldstatus $327,990
18. 2022-06-30
    soldstatus $327,990 Sold 798-char remark

    Show marketing remark (798 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Lake Ridge Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor. Outside, there is a relaxing covered patio spa

19. 2022-06-30
    soldstatus $327,990 Sold 798-char remark

    Show marketing remark (798 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Lake Ridge Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor. Outside, there is a relaxing covered patio spa

20. 2021-12-08
    status Pending 798-char remark

    Show marketing remark (798 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Lake Ridge Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor. Outside, there is a relaxing covered patio spa

21. 2021-12-07
    historical 798-char remark

    Show marketing remark (798 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Lake Ridge Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor. Outside, there is a relaxing covered patio spa

22. 2021-12-03
    listed $324,990 Active 798-char remark

    Show marketing remark (798 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Lake Ridge Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor. Outside, there is a relaxing covered patio spa

23. 2021-12-03
    listed $324,990 798-char remark

    Show marketing remark (798 chars)

    Come check out this BEAUTIFUL NEW 2 Story Home in the Lake Ridge Community! The desirable Essex Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes, Range with Microwave hood, and Dishwasher). On the 1st floor, there is a flex room and a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath with dual vanity sinks and a walk-in closet. The other three bedrooms contain a walk- closet and share a secondary full-sized bath. This desirable plan also comes complete with an additional loft space and a Walk-in Laundry room is on the 2nd floor. Outside, there is a relaxing covered patio spa

24. 2021-12-02
    historical
25. 2021-11-29
    historical
26. 2021-11-05
    listed $317,990 Active
27. 2021-11-05
    listed $317,990
28. 2021-06-29
    soldstatus $30,000 Sold
29. 2021-06-29
    soldstatus $30,000
30. 2021-03-25
    status Pending
31. 2021-01-15
    price $36,000
32. 2021-01-09
    price $29,900
33. 2020-12-23
    price $37,900
34. 2020-12-22
    status Active
35. 2020-08-31
    historical
36. 2020-08-15
    listed $26,900 Active
37. 2020-08-15
    listed $36,000

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $2,456 · $205/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 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: $30,305
• − Mortgage interest: −$15,964
• − Property taxes: −$2,456
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$8,291
• Taxable loss: −$2,680
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $2,769/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

+691.7% since first listed

24 events — show timeline

• 2026-06-03 Price Changed $284,999 ECAR
• 2026-05-20 Price Changed $289,900 ECAR
• 2026-04-30 Listed $299,999 ECAR
• 2022-07-12 Sold (Public Records) $327,990 Public Records
• 2022-06-30 Sold (MLS) $327,990 NAMLS
• 2022-06-30 Sold (MLS) $327,990 ECAR
• 2021-12-08 Pending — ECAR
• 2021-12-07 Listing Removed — NAMLS
• 2021-12-03 Listed $324,990 ECAR
• 2021-12-03 Listed $324,990 NAMLS
• 2021-12-02 Delisted — ECAR
• 2021-11-29 Listing Removed — NAMLS
• 2021-11-05 Listed $317,990 ECAR
• 2021-11-05 Listed $317,990 NAMLS
• 2021-06-29 Sold (MLS) $30,000 ECAR
• 2021-06-29 Sold (MLS) $30,000 NAMLS
• 2021-03-25 Pending — ECAR
• 2021-01-15 Price Changed $36,000 ECAR
• 2021-01-09 Price Changed $29,900 ECAR
• 2020-12-23 Price Changed $37,900 ECAR
• 2020-12-22 Relisted — ECAR
• 2020-08-31 Delisted — ECAR
• 2020-08-15 Listed $26,900 ECAR
• 2020-08-15 Listed $36,000 NAMLS

Property tax history

+26.3%/yr

Latest (2025): $2,456 · -18.6% YoY. Source: county tax records.