232 Baycliff Dr · Crestview, FL 32536

$289,999

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 37 Days on market

Built 2023 5,716 sqft lot $181/sqft · 10% below area Est $307k · 6% under $33/mo HOA · 2% of rent

---

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 +10.1/15.0
• Cash flow +8.3/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 3 bed 2 bath 4 sided brick home in Ridgeway Landing. This is a 1530 sq ft Craftsman home sure to please on a corner lot.The property is fully sodded and professionally landscaped with an auto timed sprinkler system. This community offers a pool and bath house.The interior has been upgraded with durable LVP flooring in all rooms but bedrooms which are carpeted. The master bedroom has its own en suite with a dual vanity and separate shower and garden tub. The kitchen comes with Frigidaire appliances(Microwave, Dishwasher and Smooth top Stove) The laundry room is ready with hookups and are electric. This home has a 10 yr. Bonded Builders Warranty and the community has underground utilities. Minutes from shopping, dining and schools!

Key facts

• 5,716 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Subdivision: RIDGEWAY LANDING; Community allows pets; Community pool

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Electric service; Public water; Public sewer
• Home design: Craftsman-style single-story home; Built in 2023; Entry level: first floor
• Construction: Brick and vinyl trim construction; Shingle roof; Slab foundation
• Exterior features: Sprinkler system; Open patio; Porch; Community pool; Corner lot; Covenants; Level lot; Survey available; City street frontage; City/paved road access; Paved road surface

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Freezer
• Bedrooms: 3 bedrooms; Primary bedroom on the first floor with trey ceiling and walk-in closet
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom with garden tub and separate shower
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric heat control
• Interior features: Breakfast bar; Recessed lighting; Pantry; Washer/dryer hookup
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (26.7% below list).
• Recommended offer: $213k (26.7% below list) — sets the bar for 1% rule.

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 rising (+1.2%/yr); 351 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 37 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,558 (26.7% 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 37 days. Have you received any prior offers? Is the seller open to a 27% 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. 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: 0.73% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 11.4

CMA / ARV

• ARV (median comp): $307,421
• List price: $289,999
• Delta: -5.67%
• 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
125 Ridgeway Cir	0.04mi	3/2.0	1,522 (-5%)	5mo	$290,000	$191	86
182 Ridgeway Cir	0.15mi	3/2.5	1,648 (+3%)	5mo	$318,470	$193	82
186 Ridgeway Cir	0.16mi	3/2.0	1,522 (-5%)	4mo	$309,707	$203	81
172 Ridgeway Cir	0.13mi	3/2.0	1,727 (+8%)	6mo	$320,607	$186	75
180 Ridgeway Cir	0.15mi	3/2.0	1,425 (-11%)	3mo	$304,707	$214	72
184 Ridgeway Cir	0.16mi	3/2.0	1,425 (-11%)	5mo	$299,707	$210	71
142 Ridgeway Cir	0.02mi	4/2.0 (+1)	1,820 (+14%)	2mo	$327,500	$180	70
501 Jones Rd	0.58mi	3/2.0	1,650 (+3%)	0mo	$250,000	$152	68
170 Ridgeway Cir	0.14mi	4/2.0 (+1)	1,820 (+14%)	6mo	$320,707	$176	60
178 Ridgeway Cir	0.14mi	4/2.0 (+1)	1,820 (+14%)	6mo	$320,707	$176	60
188 Ridgeway Cir	0.17mi	4/2.5 (+1)	1,817 (+14%)	5mo	$328,302	$181	58
286 Jones Rd	0.58mi	3/2.0	1,390 (-13%)	3mo	$254,000	$183	49

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 · 1.17% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.17×
• Total profit: $-67,581
• Equity at exit: $43,240

10-year hold

• IRR: -26.8%
• Equity multiple: -0.18×
• Total profit: $-95,631
• Equity at exit: $25,074

Cash invested: $81,200 (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 32536

• Home prices YoY: -16.2%
• Rents YoY: 1.2%
• Active inventory: 351
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$267 /mo · $3,209/yr
• Insurance: −$121
• HOA: −$33
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-263

Break-even live

Break-even rent $2,458

Max offer price $243,572

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-181	+0% $-263	+5% $-345	+10% $-427
Rent	-10% $-431	-5% $-347	+0% $-263	+5% $-179	+10% $-95
Rate	-1.0pp $-117	-0.5pp $-189	base $-263	+0.5pp $-338	+1.0pp $-414

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Old Bethel Rd Crestview, FL	1.0–3.0	1.0–2.0	1253	$2,295	$1.83	15d	66	0.35mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	45d	1	0.64mi
2544 Kingston Rd Crestview, FL	3.0	2.0	1533	$2,095	$1.37	22d	1	0.90mi
6381 Havenmist Ln Crestview, FL	4.0	2.0	1844	$1,900	$1.03	45d	1	1.18mi
2823 Lake Silver Rd Crestview, FL	3.0	2.0	1595	$2,300	$1.44	45d	1	1.33mi
5735 Wildwood Rd Crestview, FL	3.0	1.5	1570	$1,875	$1.19	15d	1	1.46mi
311 Dahlquist Dr Crestview, FL	4.0	2.5	1770	$2,050	$1.16	22d	1	1.48mi
2606 Saltgrass Way Crestview, FL	4.0	2.0	1387	$1,850	$1.33	22d	1	1.49mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: electricpool

Listing history 24 events

1. 2026-06-21
   days on market $289,999 Active 37 DOM
2. 2026-06-18
   days on market $289,999 Active 34 DOM
3. 2026-06-17
   days on market $289,999 Active 33 DOM
4. 2026-06-16
   days on market $289,999 Active 32 DOM
5. 2026-06-15
   days on market $289,999 Active 31 DOM
6. 2026-06-14
   days on market $289,999 Active 29 DOM
7. 2026-06-13
   days on market $289,999 Active 28 DOM
8. 2026-06-10
   days on market $289,999 Active 26 DOM
9. 2026-06-09
   days on market $289,999 Active 25 DOM
10. 2026-06-08
    days on market $289,999 Active 24 DOM
11. 2026-06-07
    days on market $289,999 Active 23 DOM
12. 2026-06-05
    days on market $289,999 Active 20 DOM
13. 2026-06-02
    days on market $289,999 Active 18 DOM
14. 2026-06-01
    days on market $289,999 Active 17 DOM
15. 2026-05-31
    days on market $289,999 Active 16 DOM
16. 2026-05-30
    days on market $289,999 Active 15 DOM
17. 2026-05-15
    listed $289,999 Active 793-char remark
18. 2024-02-20
    price $320,000
19. 2024-01-22
    listed $325,000 Active
20. 2023-07-13
    soldstatus $307,742 Sold

    Show marketing remark (753 chars)

    Come see this 3 bed 2 bath 4 sided brick home in Ridgeway Landing. This is a 1530 sq ft Craftsman home sure to please on a corner lot.The property is fully sodded and professionally landscaped with an auto timed sprinkler system. This community offers a pool and bath house.The interior has been upgraded with durable LVP flooring in all rooms but bedrooms which are carpeted. The master bedroom has its own en suite with a dual vanity and separate shower and garden tub. The kitchen comes with Frigidaire appliances(Microwave, Dishwasher and Smooth top Stove) The laundry room is ready with hookups and are electric. This home has a 10 yr. Bonded Builders Warranty and the community has underground utilities. Minutes from shopping, dining and schools!

21. 2023-06-14
    status Pending

    Show marketing remark (753 chars)

    Come see this 3 bed 2 bath 4 sided brick home in Ridgeway Landing. This is a 1530 sq ft Craftsman home sure to please on a corner lot.The property is fully sodded and professionally landscaped with an auto timed sprinkler system. This community offers a pool and bath house.The interior has been upgraded with durable LVP flooring in all rooms but bedrooms which are carpeted. The master bedroom has its own en suite with a dual vanity and separate shower and garden tub. The kitchen comes with Frigidaire appliances(Microwave, Dishwasher and Smooth top Stove) The laundry room is ready with hookups and are electric. This home has a 10 yr. Bonded Builders Warranty and the community has underground utilities. Minutes from shopping, dining and schools!

22. 2023-05-16
    price $307,742

    Show marketing remark (753 chars)

    Come see this 3 bed 2 bath 4 sided brick home in Ridgeway Landing. This is a 1530 sq ft Craftsman home sure to please on a corner lot.The property is fully sodded and professionally landscaped with an auto timed sprinkler system. This community offers a pool and bath house.The interior has been upgraded with durable LVP flooring in all rooms but bedrooms which are carpeted. The master bedroom has its own en suite with a dual vanity and separate shower and garden tub. The kitchen comes with Frigidaire appliances(Microwave, Dishwasher and Smooth top Stove) The laundry room is ready with hookups and are electric. This home has a 10 yr. Bonded Builders Warranty and the community has underground utilities. Minutes from shopping, dining and schools!

23. 2023-04-10
    price $297,742

    Show marketing remark (753 chars)

    Come see this 3 bed 2 bath 4 sided brick home in Ridgeway Landing. This is a 1530 sq ft Craftsman home sure to please on a corner lot.The property is fully sodded and professionally landscaped with an auto timed sprinkler system. This community offers a pool and bath house.The interior has been upgraded with durable LVP flooring in all rooms but bedrooms which are carpeted. The master bedroom has its own en suite with a dual vanity and separate shower and garden tub. The kitchen comes with Frigidaire appliances(Microwave, Dishwasher and Smooth top Stove) The laundry room is ready with hookups and are electric. This home has a 10 yr. Bonded Builders Warranty and the community has underground utilities. Minutes from shopping, dining and schools!

24. 2023-02-19
    listed $291,742 Active

    Show marketing remark (753 chars)

    Come see this 3 bed 2 bath 4 sided brick home in Ridgeway Landing. This is a 1530 sq ft Craftsman home sure to please on a corner lot.The property is fully sodded and professionally landscaped with an auto timed sprinkler system. This community offers a pool and bath house.The interior has been upgraded with durable LVP flooring in all rooms but bedrooms which are carpeted. The master bedroom has its own en suite with a dual vanity and separate shower and garden tub. The kitchen comes with Frigidaire appliances(Microwave, Dishwasher and Smooth top Stove) The laundry room is ready with hookups and are electric. This home has a 10 yr. Bonded Builders Warranty and the community has underground utilities. Minutes from shopping, dining and schools!

ⓘ 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: $3,209 · $267/mo
• Projected year-2 tax: $3,209 · $267/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 8/10 Severe 5 d/yr ≥107°F today · 14 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: $25,507
• − Mortgage interest: −$16,244
• − Property taxes: −$3,209
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$396
• − Depreciation: −$8,436
• Taxable loss: −$8,310
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-1,159/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): 25,599
• Household income: $78,119
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 634.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 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: ▼ -51.48%
• Current HPI: 265.9926
• Rent YoY: ▲ 1.17%
• 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

-0.6% since first listed

8 events — show timeline

• 2026-05-15 Listed $289,999 ECAR
• 2024-02-20 Price Changed $320,000 ECAR
• 2024-01-22 Listed $325,000 ECAR
• 2023-07-13 Sold (MLS) $307,742 ECAR
• 2023-06-14 Pending — ECAR
• 2023-05-16 Price Changed $307,742 ECAR
• 2023-04-10 Price Changed $297,742 ECAR
• 2023-02-19 Listed $291,742 ECAR

Property tax history

+95.8%/yr

Latest (2025): $3,209 · -3.5% YoY. Source: county tax records.