223 Runnymeade Dr · Crestview, FL 32539

$244,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 39 Days on market

Built 1996 0.31 ac lot $193/sqft · at area comps Est $244k · at est.

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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).

• Cash flow +11.7/30.0
• ARV discount +7.3/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and affordable home located on a spacious . 32-acre lot in a convenient Crestview location near shopping, dining, healthcare, and military bases. This home features a bright living room with cathedral ceilings and a corner fireplace, plus brand new carpet throughout. The primary bedroom offers a coffered ceiling and walk-in closet, and the kitchen includes ample cabinetry and new flooring with all major appliances, including washer and dryer. Major updates include roof (2020), HVAC (2024), and water heater (2025). Enjoy a large, privacy-fenced backyard with plenty of space to relax or entertain

Key facts

• Crestview location
• Ample cabinetry
• New flooring

Tags

• SPACIOUS LOT
• CRESTVIEW LOCATION
• BRIGHT LIVING ROOM
• CORNER FIREPLACE
• AMPLE CABINETRY
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-70 ($-844/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (27.9% below list).
• Recommended offer: $177k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 flat; 526 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

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 ($238k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $15k (6%) 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,605 (27.9% 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 28% 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: 0.72% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

• ARV (median comp): $243,767
• List price: $244,900
• Delta: 0.46%
• 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
223 Runnymeade Dr	0.00mi	3/2.0	1,272 (0%)	1mo	$240,000	$189	100
585 Brock Ave	0.60mi	3/2.0	1,267 (-0%)	2mo	$239,850	$189	70
579 Brock Ave	0.60mi	3/2.0	1,267 (-0%)	4mo	$244,800	$193	68
583 Brock Ave	0.60mi	3/2.0	1,267 (-0%)	4mo	$239,900	$189	68
577 Brock Ave	0.60mi	3/2.0	1,267 (-0%)	4mo	$244,800	$193	68
860 S Rayburn St	0.65mi	3/2.0	1,267 (-0%)	2mo	$244,900	$193	67
858 Rayburn St	0.65mi	3/2.0	1,267 (-0%)	3mo	$244,900	$193	67
202 Ladue Ave	0.67mi	3/2.0	1,281 (+1%)	5mo	$245,500	$192	64
591 Brock Ave	0.60mi	3/2.0	1,187 (-7%)	5mo	$199,999	$168	57
593 Brock Ave	0.60mi	3/2.0	1,187 (-7%)	5mo	$199,900	$168	56
420 E Williams Ave	0.49mi	3/2.0	1,106 (-13%)	4mo	$195,900	$177	52
703 Brock Ave	0.62mi	3/1.0	1,121 (-12%)	4mo	$145,000	$129	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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-49,253
• Equity at exit: $36,515

10-year hold

• IRR: -21.9%
• Equity multiple: 0.00×
• Total profit: $-68,388
• Equity at exit: $21,174

Cash invested: $68,572 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-70

Break-even live

Break-even rent $1,855

Max offer price $232,469

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-1	+0% $-70	+5% $-140	+10% $-209
Rent	-10% $-210	-5% $-140	+0% $-70	+5% $-1	+10% $69
Rate	-1.0pp $53	-0.5pp $-8	base $-70	+0.5pp $-134	+1.0pp $-198

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 Aplin Rd Crestview, FL	1.0–2.0	1.0–2.0	764	$999	$1.31	46d	5	0.21mi
14 Flora Cv Crestview, FL	3.0	2.0	1357	$1,750	$1.29	23d	1	0.30mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$2,202	$2.00	15d	20	0.31mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	15d	1	0.46mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	23d	1	0.46mi
111 Steeplechase Dr Crestview, FL	3.0	2.0	1637	$1,795	$1.10	46d	1	0.53mi
223 Johnson Ct #223 Crestview, FL	3.0	2.5	1496	$1,450	$0.97	46d	1	0.53mi
408 Church St Crestview, FL	2.0	2.0	1086	$1,200	$1.10	46d	1	0.54mi
124 Sandstone Trl Crestview, FL	3.0	2.0	1748	$1,900	$1.09	15d	1	0.55mi
211 Johnson Ct Crestview, FL	3.0	2.5	1534	$1,450	$0.95	23d	1	0.56mi
295 Limestone Cir Crestview, FL	3.0	2.0	1107	$1,625	$1.47	46d	1	0.58mi
204 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	46d	1	0.59mi
202 Johnson Ct Crestview, FL	3.0	2.5	1496	$1,450	$0.97	46d	1	0.59mi
111 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,300	$0.90	46d	1	0.64mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	23d	1	0.69mi
661 Brookmeade Dr Crestview, FL	4.0	2.0	1637	$2,200	$1.34	15d	1	0.69mi
147 Swaying Pine Ct Crestview, FL	3.0	2.5	1309	$1,395	$1.07	23d	1	0.70mi
343 Crooked Pine Trl Unit 1 Crestview, FL	3.0	2.5	1415	$1,350	$0.95	15d	1	0.71mi
347 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,500	$1.11	15d	1	0.71mi
163 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,300	$0.96	46d	1	0.72mi
177 Iron Horse Dr E Crestview, FL	3.0	2.5	1551	$1,700	$1.10	46d	1	0.73mi
365 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,350	$1.00	15d	1	0.75mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	23d	1	0.79mi
812 E Edney Ave Crestview, FL	2.0	2.0	1024	$1,400	$1.37	46d	1	0.79mi
114 Blooming Cv Crestview, FL	3.0	2.0	1712	$2,095	$1.22	23d	1	0.83mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,952	$1.37	15d	6	0.87mi
234 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,350	$0.94	46d	1	0.88mi
107 Trenton Ave Crestview, FL	4.0	3.0	1799	$2,150	$1.20	46d	1	0.88mi
240 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,400	$1.03	46d	1	0.89mi
210 Lyla Ln Crestview, FL	4.0	2.0	1815	$2,295	$1.26	46d	1	0.89mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$2,095	$1.21	15d	1	0.91mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$1,999	$1.16	23d	1	0.91mi
157 Blooming Cv Crestview, FL	3.0	2.0	1727	$1,995	$1.16	46d	1	0.95mi
3016 Aplin Rd Crestview, FL	3.0	2.0	1280	$1,400	$1.09	46d	1	0.98mi
648 Alysheba Dr Crestview, FL	3.0	2.0	1341	$1,800	$1.34	23d	1	0.98mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	15d	1	1.03mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	23d	1	1.03mi
503 W Griffith Ave Crestview, FL	3.0	1.0	962	$1,395	$1.45	46d	1	1.09mi
401 S Booker St Crestview, FL	3.0	1.5	1040	$1,225	$1.18	46d	1	1.10mi
200 Mirage Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$1,904	$1.73	15d	34	1.27mi

Listing history 18 events

1. 2026-05-12
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Well-maintained and affordable home located on a spacious . 32-acre lot in a convenient Crestview location near shopping, dining, healthcare, and military bases. This home features a bright living room with cathedral ceilings and a corner fireplace, plus brand new carpet throughout. The primary bedroom offers a coffered ceiling and walk-in closet, and the kitchen includes ample cabinetry and new flooring with all major appliances, including washer and dryer. Major updates include roof (2020), HVAC (2024), and water heater (2025). Enjoy a large, privacy-fenced backyard with plenty of space to relax or entertain

2. 2026-05-01
   price $244,900 617-char remark

   Show marketing remark (617 chars)

   Well-maintained and affordable home located on a spacious . 32-acre lot in a convenient Crestview location near shopping, dining, healthcare, and military bases. This home features a bright living room with cathedral ceilings and a corner fireplace, plus brand new carpet throughout. The primary bedroom offers a coffered ceiling and walk-in closet, and the kitchen includes ample cabinetry and new flooring with all major appliances, including washer and dryer. Major updates include roof (2020), HVAC (2024), and water heater (2025). Enjoy a large, privacy-fenced backyard with plenty of space to relax or entertain

3. 2026-04-20
   price $249,900 617-char remark

   Show marketing remark (617 chars)

   Well-maintained and affordable home located on a spacious . 32-acre lot in a convenient Crestview location near shopping, dining, healthcare, and military bases. This home features a bright living room with cathedral ceilings and a corner fireplace, plus brand new carpet throughout. The primary bedroom offers a coffered ceiling and walk-in closet, and the kitchen includes ample cabinetry and new flooring with all major appliances, including washer and dryer. Major updates include roof (2020), HVAC (2024), and water heater (2025). Enjoy a large, privacy-fenced backyard with plenty of space to relax or entertain

4. 2026-04-03
   listed $259,900 Active 617-char remark

   Show marketing remark (617 chars)

   Well-maintained and affordable home located on a spacious . 32-acre lot in a convenient Crestview location near shopping, dining, healthcare, and military bases. This home features a bright living room with cathedral ceilings and a corner fireplace, plus brand new carpet throughout. The primary bedroom offers a coffered ceiling and walk-in closet, and the kitchen includes ample cabinetry and new flooring with all major appliances, including washer and dryer. Major updates include roof (2020), HVAC (2024), and water heater (2025). Enjoy a large, privacy-fenced backyard with plenty of space to relax or entertain

5. 2026-03-26
   historical $1,650
6. 2025-11-19
   price $1,650
7. 2025-05-17
   price $1,750
8. 2025-04-09
   listed $1,850
9. 2025-03-20
   soldstatus $220,000
10. 2025-02-28
    price $259,995
11. 2025-01-16
    listed $269,995 Active
12. 2010-03-02
    soldstatus $115,700
13. 2010-02-26
    soldstatus $115,700
14. 2010-02-26
    soldstatus $115,700
15. 2010-01-15
    listed $115,700
16. 2010-01-15
    listed $115,700
17. 2009-10-19
    listed $125,000
18. 1996-01-01
    soldstatus $8,000

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$1,082/yr (+$90/mo · 113.8%)

ⓘ 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: $21,193
• − Mortgage interest: −$13,718
• − Property taxes: −$951
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$7,124
• Taxable loss: −$5,216
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $407/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

+2961.2% since first listed

18 events — show timeline

• 2026-05-12 Pending — ECAR
• 2026-05-01 Price Changed $244,900 ECAR
• 2026-04-20 Price Changed $249,900 ECAR
• 2026-04-03 Listed $259,900 ECAR
• 2026-03-26 Rental Removed $1,650 APPFOLIO
• 2025-11-19 Price Changed $1,650 APPFOLIO
• 2025-05-17 Price Changed $1,750 APPFOLIO
• 2025-04-09 Listed for Rent $1,850 APPFOLIO
• 2025-03-20 Sold (Public Records) $220,000 Public Records
• 2025-02-28 Price Changed $259,995 ECAR
• 2025-01-16 Listed $269,995 ECAR
• 2010-03-02 Sold (Public Records) $115,700 Public Records
• 2010-02-26 Sold (MLS) $115,700 ECAR
• 2010-02-26 Sold (MLS) $115,700 NAMLS
• 2010-01-15 Listed $115,700 ECAR
• 2010-01-15 Listed $115,700 NAMLS
• 2009-10-19 Listed $125,000 ECAR
• 1996-01-01 Sold (Public Records) $8,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $951 · +3.6% YoY. Source: county tax records.