207 Oglesby Ave · Crestview, FL 32536

$184,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 75 Days on market

Built 1974 0.31 ac lot $176/sqft · 16% below area Est $220k · 16% 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 +17.9/30.0
• ARV discount +14.7/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Everything. .This home has been completely transformed with high-quality improvements designed for comfort, safety, and long-term durability: • 🏗 New Trusses & Metal Roof - Engineered to last • ⚡ Full Electrical Rewire - Modern, safe, and up to code • ❄ New Central HVAC & Ductwork - Efficient climate control year-round • 🍽 Brand-New Kitchen & Bath - Stylish finishes and updated fixtures • 🛠 New Floors, Fans & Lighting - Fresh, modern ambiance throughout • 🚿 New Hot Water Heater - Reliable and energy-efficient 💰 $145,000 Invested - No corners cut, no surprises.

Key facts

• 0.31 acre lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $169k (8.7% below list).
• Recommended offer: $169k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 75 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $185k implies a 85% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,769 (8.7% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.91% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $220,316
• List price: $184,900
• Delta: -16.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Cabana Way	0.46mi	3/2.0	1,032 (-2%)	15mo	$210,000	$203	60
104 Cabana Way	0.55mi	3/2.0	1,100 (+5%)	5mo	$215,000	$195	58
705 School Ave	0.52mi	2/1.0 (-1)	1,026 (-2%)	12mo	$90,000	$88	57
740 Mcdonald St	0.63mi	3/1.0	1,075 (+2%)	12mo	$90,000	$84	56
134 Cabana Way	0.48mi	2/1.5 (-1)	1,107 (+5%)	8mo	$210,000	$190	55
405 Winddrift Ct	0.34mi	3/2.0	1,100 (+5%)	23mo	$285,000	$259	54
413 Winddrift Ct	0.42mi	3/2.0	1,100 (+5%)	22mo	$210,000	$191	50
170 Cabana Way	0.28mi	3/2.0	1,180 (+12%)	20mo	$239,900	$203	45

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-23,079
• Equity at exit: $27,569

10-year hold

• IRR: -6.3%
• Equity multiple: 0.62×
• Total profit: $-19,477
• Equity at exit: $15,987

Cash invested: $51,772 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$970
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $157

Break-even live

Break-even rent $1,490

Max offer price $184,900

Occupancy floor 86%

Sensitivity live

Price	-10% $261	-5% $209	+0% $157	+5% $104	+10% $52
Rent	-10% $23	-5% $90	+0% $157	+5% $223	+10% $290
Rate	-1.0pp $250	-0.5pp $204	base $157	+0.5pp $109	+1.0pp $60

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Cabana Way Crestview, FL	3.0	2.0	1100	$1,700	$1.55	22d	1	0.30mi
156 Cabana Way Crestview, FL	4.0	2.0	1244	$1,800	$1.45	44d	1	0.34mi
178 Cabana Way Crestview, FL	4.0	2.0	1284	$1,800	$1.40	44d	1	0.36mi
816 W Walnut Ave Crestview, FL	3.0	2.0	1297	$1,595	$1.23	44d	1	0.48mi
132 Cabana Way Crestview, FL	3.0	2.0	1408	$1,750	$1.24	14d	1	0.51mi
503 W Griffith Ave Crestview, FL	3.0	1.0	962	$1,395	$1.45	44d	1	0.73mi
398 N Spring St Crestview, FL	2.0	1.0	1200	$1,300	$1.08	44d	1	0.74mi
401 S Booker St Crestview, FL	3.0	1.5	1040	$1,225	$1.18	44d	1	0.75mi
202 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	44d	1	1.08mi
204 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	44d	1	1.08mi
800 Spring Creek Blvd Crestview, FL	1.0–3.0	1.0–2.0	1009	$1,900	$1.88	14d	28	1.13mi
257 Lindberg St Crestview, FL	2.0	1.0	832	$1,100	$1.32	44d	1	1.13mi
223 Johnson Ct #223 Crestview, FL	3.0	2.5	1496	$1,450	$0.97	44d	1	1.14mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,400	$1.27	44d	1	1.32mi
720 Arbor Lake Dr Crestview, FL	2.0	2.5	1100	$1,375	$1.25	22d	1	1.32mi
408 Church St Crestview, FL	2.0	2.0	1086	$1,200	$1.10	44d	1	1.33mi
498 North Ave E Unit A Crestview, FL	2.0	2.0	1081	$1,450	$1.34	44d	1	1.33mi
326 Dixie St Crestview, FL	3.0	1.0	1386	$1,400	$1.01	44d	1	1.34mi
830 Arbor Lake Dr Crestview, FL	2.0	2.5	1200	$1,400	$1.17	14d	1	1.35mi
131 Adkinson Dr Crestview, FL	4.0	1.0	1332	$1,750	$1.31	14d	1	1.39mi
812 Carlton St Crestview, FL	3.0	2.5	1393	$1,495	$1.07	22d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $184,900 Active 75 DOM
2. 2026-06-17
   days on market $184,900 Active 74 DOM
3. 2026-06-16
   days on market $184,900 Active 73 DOM
4. 2026-06-15
   days on market $184,900 Active 72 DOM
5. 2026-06-14
   days on market $184,900 Active 70 DOM
6. 2026-06-13
   days on market $184,900 Active 69 DOM
7. 2026-06-10
   days on market $184,900 Active 67 DOM
8. 2026-06-09
   days on market $184,900 Active 66 DOM
9. 2026-06-08
   days on market $184,900 Active 65 DOM
10. 2026-06-07
    days on market $184,900 Active 64 DOM
11. 2026-06-05
    pricedays on market $184,900 Active 61 DOM
12. 2026-06-02
    days on market $185,900 Active 59 DOM
13. 2026-06-01
    days on market $185,900 Active 58 DOM
14. 2026-05-31
    days on market $185,900 Active 57 DOM
15. 2026-05-30
    days on market $185,900 Active 56 DOM
16. 2026-05-14
    price $189,900
17. 2026-05-08
    price $195,900
18. 2026-04-04
    listed $199,900 Active
19. 2026-03-25
    price $205,900
20. 2026-02-17
    price $215,900
21. 2026-02-04
    price $218,900
22. 2026-01-18
    price $219,900
23. 2025-12-29
    price $224,900
24. 2025-12-13
    listed $225,900 Active
25. 2025-11-02
    price $235,900
26. 2025-10-26
    price $189,900
27. 2025-10-26
    listed $189,900 Active
28. 2025-10-03
    price $195,900
29. 2025-09-19
    price $198,900
30. 2025-08-28
    listed $199,900 Active
31. 2025-08-23
    price $215,900
32. 2025-08-16
    price $199,900
33. 2025-08-14
    price $202,900
34. 2025-08-13
    price $205,900
35. 2025-08-07
    price $209,900
36. 2025-08-04
    price $214,900
37. 2025-08-03
    price $218,900
38. 2025-07-26
    price $225,900
39. 2025-07-16
    price $215,900
40. 2025-07-07
    listed $219,900 Active
41. 2025-07-03
    price $225,900
42. 2025-07-03
    price $235,900
43. 2025-07-02
    listed $245,900 Active
44. 2025-07-02
    price $235,900
45. 2025-06-29
    price $225,900
46. 2025-06-26
    price $229,900
47. 2025-06-26
    price $235,900
48. 2025-06-24
    price $229,900
49. 2025-06-21
    price $235,900
50. 2025-06-20
    price $239,900

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,560 · $130/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 · 20 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: $20,252
• − Mortgage interest: −$10,357
• − Property taxes: −$1,560
• − Insurance: −$924
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,379
• Taxable loss: −$1,209
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $2,169/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

+26.6% since first listed

57 events — show timeline

• 2026-05-14 Price Changed $189,900 ECAR
• 2026-05-08 Price Changed $195,900 ECAR
• 2026-04-04 Listed $199,900 ECAR
• 2026-03-25 Price Changed $205,900 ECAR
• 2026-02-17 Price Changed $215,900 ECAR
• 2026-02-04 Price Changed $218,900 ECAR
• 2026-01-18 Price Changed $219,900 ECAR
• 2025-12-29 Price Changed $224,900 ECAR
• 2025-12-13 Listed $225,900 ECAR
• 2025-11-02 Price Changed $235,900 ECAR
• 2025-10-26 Price Changed $189,900 ECAR
• 2025-10-26 Listed $189,900 ECAR
• 2025-10-03 Price Changed $195,900 ECAR
• 2025-09-19 Price Changed $198,900 ECAR
• 2025-08-28 Listed $199,900 ECAR
• 2025-08-23 Price Changed $215,900 ECAR
• 2025-08-16 Price Changed $199,900 ECAR
• 2025-08-14 Price Changed $202,900 ECAR
• 2025-08-13 Price Changed $205,900 ECAR
• 2025-08-07 Price Changed $209,900 ECAR
• 2025-08-04 Price Changed $214,900 ECAR
• 2025-08-03 Price Changed $218,900 ECAR
• 2025-07-26 Price Changed $225,900 ECAR
• 2025-07-16 Price Changed $215,900 ECAR
• 2025-07-07 Listed $219,900 ECAR
• 2025-07-03 Price Changed $225,900 ECAR
• 2025-07-03 Price Changed $235,900 ECAR
• 2025-07-02 Price Changed $235,900 ECAR
• 2025-07-02 Listed $245,900 ECAR
• 2025-06-29 Price Changed $225,900 ECAR
• 2025-06-26 Price Changed $229,900 ECAR
• 2025-06-26 Price Changed $235,900 ECAR
• 2025-06-24 Price Changed $229,900 ECAR
• 2025-06-21 Price Changed $235,900 ECAR
• 2025-06-20 Price Changed $239,900 ECAR
• 2025-06-16 Price Changed $245,900 ECAR
• 2025-06-10 Price Changed $249,900 ECAR
• 2025-06-05 Price Changed $254,900 ECAR
• 2025-06-04 Price Changed $245,900 ECAR
• 2025-06-04 Price Changed $239,900 ECAR
• 2025-06-03 Price Changed $245,900 ECAR
• 2025-05-29 Listed $249,900 ECAR
• 2025-04-05 Listed $199,900 ECAR
• 2023-07-18 Delisted — ECAR
• 2023-07-13 Price Changed $149,899 ECAR
• 2023-07-12 Listed $149,900 ECAR
• 2022-10-13 Sold (Public Records) $100,000 Public Records
• 2022-10-07 Sold (MLS) $100,000 ECAR
• 2022-10-07 Sold (MLS) $100,000 NAMLS
• 2022-09-30 Pending — ECAR
• 2022-09-30 Pending — NAMLS
• 2022-08-19 Relisted — ECAR
• 2022-08-19 Relisted — NAMLS
• 2022-08-16 Pending — ECAR
• 2022-08-16 Pending — NAMLS
• 2022-08-12 Listed $150,000 ECAR
• 2022-08-04 Listed $150,000 NAMLS

Property tax history

+6.1%/yr

Latest (2025): $1,560 · +6.5% YoY. Source: county tax records.