3365 Auburn Rd · Crestview, FL 32539

$199,900

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 2 Days on market

Built 1982 0.60 ac lot Est $249k · 20% 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 +16.4/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick, 3 Bedroom, 2 Bath on large lot just minutes from town~ This has a lot to offer! New carpet in the living room April 2018~ New Water heater Dec. 2017~ New HVAC June 2014 and NEW ROOF March 14, 2019~ Kitchen has breakfast bar , dining room has glass sliding door onto screened back porch~ Living room has wood burning fireplace~ Attached single car garage and a large detached 20 x 30 garage workshop~ 12 x 20 shed as well~ Chain link fenced back yard~

Key facts

• Shed
• Spacious back yard
• Workshop

Tags

• BREAKFAST BAR
• SPACIOUS BACK YARD
• WORKSHOP
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $171k (14.3% below list).
• Recommended offer: $171k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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 flat; 526 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $129k; list at $200k implies a 55% 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,260 (14.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $248,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6134 Clover St	0.34mi	3/2.0	1,245 (-2%)	1mo	$260,000	$209	80
6112 Sonny Ln	0.26mi	3/2.0	1,215 (-4%)	1mo	$245,000	$202	79
3375 Mclain Dr	0.20mi	3/2.0	1,200 (-6%)	3mo	$229,000	$191	79
6118 Clover St	0.34mi	3/2.0	1,245 (-2%)	2mo	$259,050	$208	79
6114 Clover St	0.38mi	3/2.0	1,245 (-2%)	2mo	$259,050	$208	78
3429 Melissa Ln	0.43mi	3/2.0	1,284 (+1%)	1mo	$250,000	$195	77
101 Stephens Ln	0.40mi	4/2.0 (+1)	1,268 (-0%)	1mo	$190,000	$150	76
6121 Robin Rd	0.39mi	3/2.0	1,328 (+5%)	1mo	$260,000	$196	73
6113 Tansey St	0.31mi	3/2.0	1,337 (+5%)	6mo	$265,000	$198	72
6115 Tansey St	0.29mi	3/2.0	1,398 (+10%)	2mo	$265,000	$190	68
6111 Tansey St	0.31mi	3/2.0	1,398 (+10%)	4mo	$265,000	$190	65
118 Stephens Ln	0.59mi	4/2.0 (+1)	1,444 (+14%)	1mo	$235,000	$163	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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-30,143
• Equity at exit: $29,806

10-year hold

• IRR: -12.3%
• Equity multiple: 0.36×
• Total profit: $-35,994
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $112

Break-even live

Break-even rent $1,571

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $169	+0% $112	+5% $55	+10% $-1
Rent	-10% $-23	-5% $44	+0% $112	+5% $180	+10% $247
Rate	-1.0pp $213	-0.5pp $163	base $112	+0.5pp $60	+1.0pp $8

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 Robin Rd Crestview, FL	3.0	2.0	960	$1,150	$1.20	22d	1	0.81mi
3527 Horne Hollow Rd Crestview, FL	4.0	2.0	1685	$1,500	$0.89	45d	1	0.84mi
3540 Shadbush Ln Crestview, FL	4.0	2.0	1747	$1,800	$1.03	14d	1	1.21mi

Listing history 15 events

1. 2026-06-21
   pricestatusdays on marketlisting id $199,900 Active 2 DOM
2. 2026-03-17
   status Pending
3. 2026-01-10
   status Pending
4. 2026-01-02
   listed $189,900 Active
5. 2019-05-07
   soldstatus $129,000
6. 2019-05-03
   soldstatus $129,000 458-char remark

   Show marketing remark (458 chars)

   Brick, 3 Bedroom, 2 Bath on large lot just minutes from town~ This has a lot to offer! New carpet in the living room April 2018~ New Water heater Dec. 2017~ New HVAC June 2014 and NEW ROOF March 14, 2019~ Kitchen has breakfast bar , dining room has glass sliding door onto screened back porch~ Living room has wood burning fireplace~ Attached single car garage and a large detached 20 x 30 garage workshop~ 12 x 20 shed as well~ Chain link fenced back yard~

7. 2019-05-03
   soldstatus $129,000 458-char remark

   Show marketing remark (458 chars)

   Brick, 3 Bedroom, 2 Bath on large lot just minutes from town~ This has a lot to offer! New carpet in the living room April 2018~ New Water heater Dec. 2017~ New HVAC June 2014 and NEW ROOF March 14, 2019~ Kitchen has breakfast bar , dining room has glass sliding door onto screened back porch~ Living room has wood burning fireplace~ Attached single car garage and a large detached 20 x 30 garage workshop~ 12 x 20 shed as well~ Chain link fenced back yard~

8. 2019-03-14
   listed $129,900 458-char remark

   Show marketing remark (458 chars)

   Brick, 3 Bedroom, 2 Bath on large lot just minutes from town~ This has a lot to offer! New carpet in the living room April 2018~ New Water heater Dec. 2017~ New HVAC June 2014 and NEW ROOF March 14, 2019~ Kitchen has breakfast bar , dining room has glass sliding door onto screened back porch~ Living room has wood burning fireplace~ Attached single car garage and a large detached 20 x 30 garage workshop~ 12 x 20 shed as well~ Chain link fenced back yard~

9. 2002-12-26
   soldstatus $78,500
10. 2002-12-16
    soldstatus $78,500 489-char remark

    Show marketing remark (489 chars)

    Immuclate all brick home on a one acre parcel, back yard fenced for the pets or little ones. Large 12x20 storage shed wired for electric but not connected. Large kitchen with breakfast bar, glass sliding doors from dining area leds to 25x10 screened porch, living room has built in shelving fireplace. Large laundryroom with pantry, plus a door that also leads to screened porch. Master bath had shower with handicapped rail. Make an appointment today to show this home. Shows beautifully.

11. 2002-12-16
    soldstatus $78,500 489-char remark

    Show marketing remark (489 chars)

    Immuclate all brick home on a one acre parcel, back yard fenced for the pets or little ones. Large 12x20 storage shed wired for electric but not connected. Large kitchen with breakfast bar, glass sliding doors from dining area leds to 25x10 screened porch, living room has built in shelving fireplace. Large laundryroom with pantry, plus a door that also leads to screened porch. Master bath had shower with handicapped rail. Make an appointment today to show this home. Shows beautifully.

12. 2002-11-01
    listed $77,000 489-char remark

    Show marketing remark (489 chars)

    Immuclate all brick home on a one acre parcel, back yard fenced for the pets or little ones. Large 12x20 storage shed wired for electric but not connected. Large kitchen with breakfast bar, glass sliding doors from dining area leds to 25x10 screened porch, living room has built in shelving fireplace. Large laundryroom with pantry, plus a door that also leads to screened porch. Master bath had shower with handicapped rail. Make an appointment today to show this home. Shows beautifully.

13. 2002-11-01
    listed $77,000 489-char remark

    Show marketing remark (489 chars)

    Immuclate all brick home on a one acre parcel, back yard fenced for the pets or little ones. Large 12x20 storage shed wired for electric but not connected. Large kitchen with breakfast bar, glass sliding doors from dining area leds to 25x10 screened porch, living room has built in shelving fireplace. Large laundryroom with pantry, plus a door that also leads to screened porch. Master bath had shower with handicapped rail. Make an appointment today to show this home. Shows beautifully.

14. 1989-03-01
    soldstatus $42,000
15. 1983-02-01
    soldstatus $43,000

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$347/yr (+$29/mo · 26.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $20,551
• − Mortgage interest: −$11,198
• − Property taxes: −$1,312
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,815
• Taxable loss: −$2,062
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,839/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): 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

+341.6% since first listed

14 events — show timeline

• 2026-03-17 Pending — ECAR
• 2026-01-10 Pending — ECAR
• 2026-01-02 Listed $189,900 ECAR
• 2019-05-07 Sold (Public Records) $129,000 Public Records
• 2019-05-03 Sold (MLS) $129,000 NAMLS
• 2019-05-03 Sold (MLS) $129,000 ECAR
• 2019-03-14 Listed $129,900 NAMLS
• 2002-12-26 Sold (Public Records) $78,500 Public Records
• 2002-12-16 Sold (MLS) $78,500 NAMLS
• 2002-12-16 Sold (MLS) $78,500 ECAR
• 2002-11-01 Listed $77,000 NAMLS
• 2002-11-01 Listed $77,000 ECAR
• 1989-03-01 Sold (Public Records) $42,000 Public Records
• 1983-02-01 Sold (Public Records) $43,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,312 · +3.7% YoY. Source: county tax records.