200 Wainwright Dr · Crestview, FL 32539

$280,000

4 bd · 3.0 ba · 1,782 sqft · SingleFamily public records · 235 Days on market

Built 2011 5,227 sqft lot $157/sqft · 9% below area Est $306k · 9% under $37/mo HOA · 2% of rent

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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).

• ARV discount +11.3/15.0
• Cash flow +9.8/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

Key facts

• Flexible room
• Concrete patio
• Farmhouse sink

Tags

• CORNER LOT
• FARMHOUSE SINK
• PRIMARY SUITE ON MAIN FLOOR
• FLEXIBLE ROOM
• FULLY FENCED BACKYARD
• CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.6% below list).
• Recommended offer: $220k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Crestview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 flat; 526 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 35% 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 $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 235 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,500 (21.6% 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 235 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (median comp): $306,161
• List price: $280,000
• Delta: -8.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Lear Ct	0.17mi	3/2.5 (-1)	1,818 (+2%)	2mo	$274,900	$151	80
495 Eisenhower Dr	0.07mi	4/2.5	1,881 (+6%)	6mo	$270,000	$144	80
194 Wainwright Dr	0.04mi	3/2.5 (-1)	1,886 (+6%)	6mo	$299,900	$159	76
201 Wainwright Dr	0.03mi	4/2.5	2,003 (+12%)	2mo	$214,000	$107	75
498 Eisenhower Dr	0.11mi	5/3.0 (+1)	1,962 (+10%)	3mo	$240,000	$122	70
308 Brannon Ct	0.21mi	3/2.5 (-1)	1,672 (-6%)	3mo	$287,000	$172	70
499 Eisenhower Dr	0.08mi	5/2.5 (+1)	1,980 (+11%)	2mo	$279,000	$141	69
438 Brackin St	0.20mi	3/2.0 (-1)	1,562 (-12%)	6mo	$250,000	$160	56
108 A N Rayburn St	0.69mi	4/2.0	1,611 (-10%)	4mo	$309,900	$192	44
2920 Patch Ave	0.49mi	3/2.0 (-1)	1,514 (-15%)	5mo	$270,000	$178	39
301 Victory Ln	0.68mi	3/2.0 (-1)	1,530 (-14%)	6mo	$100,000	$65	31
408 Serene Ct	0.74mi	3/2.0 (-1)	2,019 (+13%)	6mo	$274,000	$136	29

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-62,946
• Equity at exit: $41,749

10-year hold

• IRR: -30.1%
• Equity multiple: -0.19×
• Total profit: $-93,375
• Equity at exit: $24,209

Cash invested: $78,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$291 /mo · $3,494/yr
• Insurance: −$117
• HOA: −$37
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-179

Break-even live

Break-even rent $2,422

Max offer price $248,351

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-100	+0% $-179	+5% $-258	+10% $-338
Rent	-10% $-353	-5% $-266	+0% $-179	+5% $-92	+10% $-6
Rate	-1.0pp $-38	-0.5pp $-108	base $-179	+0.5pp $-252	+1.0pp $-326

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Wainwright Dr Crestview, FL	4.0	2.5	2002	$1,890	$0.94	22d	1	0.02mi
448 Eisenhower Dr Crestview, FL	5.0	3.0	2019	$2,550	$1.26	45d	1	0.04mi
489 Eisenhower Dr Crestview, FL	4.0	2.5	1919	$2,095	$1.09	45d	1	0.08mi
507 Eisenhower Dr Crestview, FL	3.0	2.0	1809	$2,200	$1.22	45d	1	0.09mi
304 Strawbridge Dr Crestview, FL	4.0	2.0	1650	$1,850	$1.12	15d	1	0.14mi
311 Dahlquist Dr Crestview, FL	4.0	2.5	1770	$2,050	$1.16	22d	1	0.21mi
502 Hyde Park Dr Crestview, FL	3.0	2.0	1302	$1,795	$1.38	15d	1	0.39mi
815 Valley Rd Crestview, FL	3.0	2.5	1373	$1,550	$1.13	45d	1	0.49mi
812 Carlton St Crestview, FL	3.0	2.5	1393	$1,495	$1.07	22d	1	0.53mi
2942 Sholtz Ave Crestview, FL	3.0	2.0	1266	$1,600	$1.26	45d	1	0.72mi
326 Dixie St Crestview, FL	3.0	1.0	1386	$1,400	$1.01	45d	1	0.85mi
821 N Brett St Crestview, FL	3.0	2.0	2131	$1,800	$0.84	45d	1	0.93mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	45d	1	1.04mi
751 Amos St Unit B Crestview, FL	3.0	2.5	2163	$1,695	$0.78	15d	1	1.04mi
408 Arbor Lake Dr Crestview, FL	3.0	2.5	1755	$1,900	$1.08	15d	1	1.11mi
197 W 1st Ave Crestview, FL	3.0	2.0	1547	$2,395	$1.55	22d	1	1.35mi
131 Adkinson Dr Crestview, FL	4.0	1.0	1332	$1,750	$1.31	15d	1	1.42mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 49 events

1. 2026-06-21
   days on market $280,000 Active 235 DOM
2. 2026-06-18
   days on market $280,000 Active 232 DOM
3. 2026-06-17
   days on market $280,000 Active 231 DOM
4. 2026-06-16
   days on market $280,000 Active 230 DOM
5. 2026-06-15
   days on market $280,000 Active 229 DOM
6. 2026-06-14
   days on market $280,000 Active 227 DOM
7. 2026-06-13
   days on market $280,000 Active 226 DOM
8. 2026-06-10
   days on market $280,000 Active 224 DOM
9. 2026-06-09
   days on market $280,000 Active 223 DOM
10. 2026-06-08
    days on market $280,000 Active 222 DOM
11. 2026-06-07
    days on market $280,000 Active 221 DOM
12. 2026-06-05
    days on market $280,000 Active 218 DOM
13. 2026-06-02
    days on market $280,000 Active 216 DOM
14. 2026-06-01
    days on market $280,000 Active 215 DOM
15. 2026-05-31
    days on market $280,000 Active 214 DOM
16. 2026-05-30
    days on market $280,000 Active 213 DOM
17. 2026-05-05
    status Active 508-char remark

    Show marketing remark (508 chars)

    SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

18. 2026-04-28
    price $280,000 508-char remark

    Show marketing remark (508 chars)

    SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

19. 2026-03-31
    price $270,000 508-char remark

    Show marketing remark (508 chars)

    SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

20. 2026-01-27
    price $274,900 508-char remark

    Show marketing remark (508 chars)

    SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

21. 2026-01-01
    price $278,900 508-char remark

    Show marketing remark (508 chars)

    SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

22. 2025-11-24
    price $279,900 508-char remark

    Show marketing remark (508 chars)

    SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

23. 2025-10-22
    listed $287,900 Active 508-char remark

    Show marketing remark (508 chars)

    SELLER TO PAY $10K TOWARD BUYERS CLOSING COSTS! 4 bedrooms and 2.5 baths. Bright open layout with updated kitchen featuring newer stainless appliances and farmhouse sink. The primary suite on the main floor plus flex room for a kids room or an office. Upstairs includes two additional bedrooms and a cozy loft. Fenced backyard with concrete patio perfect for entertaining. Convenient to schools, shopping, dining, parks, and nearby military bases. Move in ready and priced to sell. Assumable VA loan 3.375%.

24. 2023-10-30
    price $285,000
25. 2023-10-17
    price $290,000
26. 2023-09-09
    price $294,900
27. 2023-08-23
    price $299,900
28. 2023-08-17
    price $304,900
29. 2023-07-29
    listed $309,900 Active
30. 2022-02-11
    soldstatus $260,000
31. 2022-02-07
    soldstatus $260,000 Sold
32. 2022-02-07
    soldstatus $260,000
33. 2022-01-08
    status Pending
34. 2022-01-05
    status Active
35. 2021-12-23
    status Pending
36. 2021-12-14
    listed $270,500 Active
37. 2021-12-12
    listed $270,500
38. 2020-08-14
    soldstatus $206,000
39. 2020-07-24
    soldstatus $206,000
40. 2020-07-24
    soldstatus $206,000 Sold
41. 2020-06-13
    status Pending
42. 2020-05-28
    listed $209,900 Active
43. 2020-05-28
    listed $209,900
44. 2011-08-17
    soldstatus $138,300
45. 2011-08-17
    soldstatus $138,300
46. 2011-06-15
    soldstatus $16,000
47. 2011-05-24
    listed $138,300
48. 2011-05-24
    listed $138,300
49. 2009-06-30
    soldstatus $740,000

ⓘ 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: $3,494 · $291/mo
• Projected year-2 tax: $3,494 · $291/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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,340
• − Mortgage interest: −$15,684
• − Property taxes: −$3,494
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$444
• − Depreciation: −$8,145
• Taxable loss: −$7,043
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-460/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

• Census place: Crestview, FL
• 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

-62.2% since first listed

33 events — show timeline

• 2026-05-05 Relisted — ECAR
• 2026-04-28 Price Changed $280,000 ECAR
• 2026-03-31 Price Changed $270,000 ECAR
• 2026-01-27 Price Changed $274,900 ECAR
• 2026-01-01 Price Changed $278,900 ECAR
• 2025-11-24 Price Changed $279,900 ECAR
• 2025-10-22 Listed $287,900 ECAR
• 2023-10-30 Price Changed $285,000 ECAR
• 2023-10-17 Price Changed $290,000 ECAR
• 2023-09-09 Price Changed $294,900 ECAR
• 2023-08-23 Price Changed $299,900 ECAR
• 2023-08-17 Price Changed $304,900 ECAR
• 2023-07-29 Listed $309,900 ECAR
• 2022-02-11 Sold (Public Records) $260,000 Public Records
• 2022-02-07 Sold (MLS) $260,000 NAMLS
• 2022-02-07 Sold (MLS) $260,000 ECAR
• 2022-01-08 Pending — ECAR
• 2022-01-05 Relisted — ECAR
• 2021-12-23 Pending — ECAR
• 2021-12-14 Listed $270,500 ECAR
• 2021-12-12 Listed $270,500 NAMLS
• 2020-08-14 Sold (Public Records) $206,000 Public Records
• 2020-07-24 Sold (MLS) $206,000 ECAR
• 2020-07-24 Sold (MLS) $206,000 NAMLS
• 2020-06-13 Pending — ECAR
• 2020-05-28 Listed $209,900 ECAR
• 2020-05-28 Listed $209,900 NAMLS
• 2011-08-17 Sold (MLS) $138,300 ECAR
• 2011-08-17 Sold (MLS) $138,300 NAMLS
• 2011-06-15 Sold (Public Records) $16,000 Public Records
• 2011-05-24 Listed $138,300 ECAR
• 2011-05-24 Listed $138,300 NAMLS
• 2009-06-30 Sold (Public Records) $740,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,494 · +2.6% YoY. Source: county tax records.