108 Beacons Bend Rd · Crestview, FL 32536

$244,777

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 39 Days on market

Built 1988 9,583 sqft lot $278/sqft · 64% above area Est $261k · 6% under

---

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 +10.8/30.0
• ARV discount +10.3/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING UPDATED HOME WITH DOUBLE MASTER SUITES, NEW ROOF, NEW PAINT, NEW CARPET. .. PLUS 3 FREE BONUS GIFTS!!! Minutes from shopping, high school and NEW BYPASS ACCESS! Bring your own rocking chairs to relax on the covered front porch and enjoy views of the shaded Cul de sac in this hidden North Crestview gem! NO HOA! Step inside to a warm and inviting living room featuring vaulted ceilings, neutral ceramic tile flooring, and large windows that flood the home with natural light, creating an open and airy feel. Perfect for relaxing or entertaining! The well-appointed kitchen is a true highlight, offering cabinet storage with a large center island! Newer stainless steel refrigerator with ice maker & water dispenser! Easy-clean glass top stove! Dishwasher and industrial style sink sprayer! Enjoy nature views and bird watching from your kitchen window overlooking the shaded backyard. Just off the kitchen, the dining area features tray ceilings and sliding glass doors that lead to the backyard -- your own private retreat! This home offers a split floor plan with TWO MASTER SUITES, each featuring updated bathrooms and walk-in closets, providing flexibility for multi-generational living or guests. A third bedroom is tucked down the hallway for added privacy. Step outside to enjoy a fully fenced backyard complete with mature shade trees, including a producing orange tree! Fire pit for cozy evenings, raised wooden flower beds, and a Storage shed for extra space! Additional features include a 2-car garage with workshop area and attic storage. Located in the county -- bring your chickens and enjoy the freedom of country-style living! FREE BONUS ITEMS INCLUDED: 1. Riding zero turn lawnmower 2. Electric lawn equipment (blower & weed eater) 3. Washer/Dryer Call today to schedule your private showing -- this one won't last long!

Key facts

• Covered front porch
• Double master suites
• New carpet

Tags

• DOUBLE MASTER SUITES
• NEW ROOF
• NEW PAINT
• NEW CARPET
• COVERED FRONT PORCH
• CUL DE SAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (31.9% below list).
• Recommended offer: $167k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Market conditions: Rents rising (+1.2%/yr); 349 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $68k; list at $245k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,779 (31.9% 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 39 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 12.2

CMA / ARV

• ARV (median comp): $260,816
• List price: $244,777
• Delta: -6.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Beacons Bend Rd	0.05mi	2/1.0	864 (-2%)	1mo	$164,900	$191	94
2517 Sunset Dr	0.53mi	3/2.0 (+1)	936 (+6%)	1mo	$197,000	$210	55
2512 Sunset Dr	0.50mi	3/2.0 (+1)	941 (+7%)	14mo	$175,000	$186	44

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-49,925
• Equity at exit: $36,497

10-year hold

• IRR: -19.1%
• Equity multiple: 0.05×
• Total profit: $-65,110
• Equity at exit: $21,164

Cash invested: $68,538 (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: 349
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-112

Break-even live

Break-even rent $1,809

Max offer price $225,060

Occupancy floor —

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: $61,194
• Closing costs: $7,343
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$1,840	$1.47	13d	66	1.15mi
205 Powell Dr Crestview, FL	3.0	1.5	1008	$1,400	$1.39	43d	1	1.41mi

Listing history 12 events

1. 2026-05-10
   status Pending 1863-char remark

   Show marketing remark (1863 chars)

   CHARMING UPDATED HOME WITH DOUBLE MASTER SUITES, NEW ROOF, NEW PAINT, NEW CARPET. .. PLUS 3 FREE BONUS GIFTS!!! Minutes from shopping, high school and NEW BYPASS ACCESS! Bring your own rocking chairs to relax on the covered front porch and enjoy views of the shaded Cul de sac in this hidden North Crestview gem! NO HOA! Step inside to a warm and inviting living room featuring vaulted ceilings, neutral ceramic tile flooring, and large windows that flood the home with natural light, creating an open and airy feel. Perfect for relaxing or entertaining! The well-appointed kitchen is a true highlight, offering cabinet storage with a large center island! Newer stainless steel refrigerator with ice maker & water dispenser! Easy-clean glass top stove! Dishwasher and industrial style sink sprayer! Enjoy nature views and bird watching from your kitchen window overlooking the shaded backyard. Just off the kitchen, the dining area features tray ceilings and sliding glass doors that lead to the backyard -- your own private retreat! This home offers a split floor plan with TWO MASTER SUITES, each featuring updated bathrooms and walk-in closets, providing flexibility for multi-generational living or guests. A third bedroom is tucked down the hallway for added privacy. Step outside to enjoy a fully fenced backyard complete with mature shade trees, including a producing orange tree! Fire pit for cozy evenings, raised wooden flower beds, and a Storage shed for extra space! Additional features include a 2-car garage with workshop area and attic storage. Located in the county -- bring your chickens and enjoy the freedom of country-style living! FREE BONUS ITEMS INCLUDED: 1. Riding zero turn lawnmower 2. Electric lawn equipment (blower & weed eater) 3. Washer/Dryer Call today to schedule your private showing -- this one won't last long!

2. 2026-04-25
   price $244,777 1863-char remark

   Show marketing remark (1863 chars)

   CHARMING UPDATED HOME WITH DOUBLE MASTER SUITES, NEW ROOF, NEW PAINT, NEW CARPET. .. PLUS 3 FREE BONUS GIFTS!!! Minutes from shopping, high school and NEW BYPASS ACCESS! Bring your own rocking chairs to relax on the covered front porch and enjoy views of the shaded Cul de sac in this hidden North Crestview gem! NO HOA! Step inside to a warm and inviting living room featuring vaulted ceilings, neutral ceramic tile flooring, and large windows that flood the home with natural light, creating an open and airy feel. Perfect for relaxing or entertaining! The well-appointed kitchen is a true highlight, offering cabinet storage with a large center island! Newer stainless steel refrigerator with ice maker & water dispenser! Easy-clean glass top stove! Dishwasher and industrial style sink sprayer! Enjoy nature views and bird watching from your kitchen window overlooking the shaded backyard. Just off the kitchen, the dining area features tray ceilings and sliding glass doors that lead to the backyard -- your own private retreat! This home offers a split floor plan with TWO MASTER SUITES, each featuring updated bathrooms and walk-in closets, providing flexibility for multi-generational living or guests. A third bedroom is tucked down the hallway for added privacy. Step outside to enjoy a fully fenced backyard complete with mature shade trees, including a producing orange tree! Fire pit for cozy evenings, raised wooden flower beds, and a Storage shed for extra space! Additional features include a 2-car garage with workshop area and attic storage. Located in the county -- bring your chickens and enjoy the freedom of country-style living! FREE BONUS ITEMS INCLUDED: 1. Riding zero turn lawnmower 2. Electric lawn equipment (blower & weed eater) 3. Washer/Dryer Call today to schedule your private showing -- this one won't last long!

3. 2026-04-01
   listed $249,999 Active 1863-char remark

   Show marketing remark (1863 chars)

   CHARMING UPDATED HOME WITH DOUBLE MASTER SUITES, NEW ROOF, NEW PAINT, NEW CARPET. .. PLUS 3 FREE BONUS GIFTS!!! Minutes from shopping, high school and NEW BYPASS ACCESS! Bring your own rocking chairs to relax on the covered front porch and enjoy views of the shaded Cul de sac in this hidden North Crestview gem! NO HOA! Step inside to a warm and inviting living room featuring vaulted ceilings, neutral ceramic tile flooring, and large windows that flood the home with natural light, creating an open and airy feel. Perfect for relaxing or entertaining! The well-appointed kitchen is a true highlight, offering cabinet storage with a large center island! Newer stainless steel refrigerator with ice maker & water dispenser! Easy-clean glass top stove! Dishwasher and industrial style sink sprayer! Enjoy nature views and bird watching from your kitchen window overlooking the shaded backyard. Just off the kitchen, the dining area features tray ceilings and sliding glass doors that lead to the backyard -- your own private retreat! This home offers a split floor plan with TWO MASTER SUITES, each featuring updated bathrooms and walk-in closets, providing flexibility for multi-generational living or guests. A third bedroom is tucked down the hallway for added privacy. Step outside to enjoy a fully fenced backyard complete with mature shade trees, including a producing orange tree! Fire pit for cozy evenings, raised wooden flower beds, and a Storage shed for extra space! Additional features include a 2-car garage with workshop area and attic storage. Located in the county -- bring your chickens and enjoy the freedom of country-style living! FREE BONUS ITEMS INCLUDED: 1. Riding zero turn lawnmower 2. Electric lawn equipment (blower & weed eater) 3. Washer/Dryer Call today to schedule your private showing -- this one won't last long!

4. 2015-11-05
   soldstatus $68,000
5. 2015-10-30
   soldstatus $68,000 563-char remark

   Show marketing remark (563 chars)

   This REO home is situated just minutes from schools, businesses, and other amenities. Built in 1988 this home has 3 bedrooms and 2 baths. Along with split bedroom design, this homes living room has vaulted ceilings and kitchen is very accommodating for homes this size and the dining area is very usable. Indoor laundry is just off the dining and leads to the 2 car garage. Home has vinyl siding and large deck off the back as well as a fenced back yard. With just a little TLC this home is perfect for first time buyers and investors. Call today before its gone!

6. 2015-10-30
   soldstatus $68,000 563-char remark

   Show marketing remark (563 chars)

   This REO home is situated just minutes from schools, businesses, and other amenities. Built in 1988 this home has 3 bedrooms and 2 baths. Along with split bedroom design, this homes living room has vaulted ceilings and kitchen is very accommodating for homes this size and the dining area is very usable. Indoor laundry is just off the dining and leads to the 2 car garage. Home has vinyl siding and large deck off the back as well as a fenced back yard. With just a little TLC this home is perfect for first time buyers and investors. Call today before its gone!

7. 2015-08-04
   listed $69,900 563-char remark

   Show marketing remark (563 chars)

   This REO home is situated just minutes from schools, businesses, and other amenities. Built in 1988 this home has 3 bedrooms and 2 baths. Along with split bedroom design, this homes living room has vaulted ceilings and kitchen is very accommodating for homes this size and the dining area is very usable. Indoor laundry is just off the dining and leads to the 2 car garage. Home has vinyl siding and large deck off the back as well as a fenced back yard. With just a little TLC this home is perfect for first time buyers and investors. Call today before its gone!

8. 2009-10-23
   soldstatus $109,900
9. 2009-10-16
   soldstatus $109,900
10. 2009-10-16
    soldstatus $109,900
11. 2009-09-01
    listed $109,900
12. 2009-09-01
    listed $109,900

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $2,032 · $169/mo
• Expected delta: +$1,509/yr (+$126/mo · 288.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $20,013
• − Mortgage interest: −$13,711
• − Property taxes: −$522
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$7,121
• Taxable loss: −$5,767
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $45/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): 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

+122.7% since first listed

12 events — show timeline

• 2026-05-10 Pending — ECAR
• 2026-04-25 Price Changed $244,777 ECAR
• 2026-04-01 Listed $249,999 ECAR
• 2015-11-05 Sold (Public Records) $68,000 Public Records
• 2015-10-30 Sold (MLS) $68,000 NAMLS
• 2015-10-30 Sold (MLS) $68,000 ECAR
• 2015-08-04 Listed $69,900 NAMLS
• 2009-10-23 Sold (Public Records) $109,900 Public Records
• 2009-10-16 Sold (MLS) $109,900 NAMLS
• 2009-10-16 Sold (MLS) $109,900 ECAR
• 2009-09-01 Listed $109,900 NAMLS
• 2009-09-01 Listed $109,900 ECAR

Property tax history

-3.5%/yr

Latest (2025): $522 · +5.0% YoY. Source: county tax records.