1304 Pinewood Ln · Crestview, FL 32539

$229,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 21 Days on market

Built 1977 0.27 ac lot Est $263k · 12% 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 +18.1/30.0
• ARV discount +13.1/15.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• 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

NOT A SHORT SALE. Need to close ASAP? We can make it happen!!! This home is located on a large level lot that has been completely fenced with a chain length in the front and a privacy fence in the back. Home has fresh paint, new carpet, and new laminate flooring . The Master bedroom as well as the 2 additional bedrooms have brand new carpet and the wet areas of the home have large tiled floors. The kitchen feels like a brand new home with custom wood cabinets, gorgeous new counter tops and stainless steel appliances, which all convey! The home has a split floor plan and large living room with big windows that allow the home to have tons of natural lighting. The 2 storage buildings (both are 8'x10') are on one large concrete pad. The pole barn is 35'x15'. The storage sheds and barn convey. The sellers are offering a Home Warranty (up to $380)with a full price offer! This home has so much to offer! Don miss out on this one!

Key facts

• New flooring
• New ac system
• Fresh interior paint

Tags

• NEW AC SYSTEM
• NEW FLOORING
• FRESH INTERIOR PAINT
• FULLY FENCED FRONT YARD

Property features AI

Finance

• Financial info: No additional financial details provided
• HOA & community: Subdivision: ADAMS POWELL EAST

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Electric service; Public water; Septic tank
• Home design: Single-story rustic-style home; Entry and main living areas on the first floor; Metal roof
• Construction: Brick construction; Built in 1977; Slab foundation
• Exterior features: Yard building; Chain link fencing; Cleared, level corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (master bedroom on the first floor)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric heat control
• Interior features: Newly painted; Washer/dryer hookup
• Laundry & utility: Laundry room on the first floor; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $204 ($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 $198k (13.7% below list).
• Recommended offer: $198k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Walker Elementary School (math 52% / reading 55%, grade C, #949 of 2,144 statewide, top 45%, 864 students, 61% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 521 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 32% of the median local income ($74k/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 $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 21 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $120k; list at $230k implies a 92% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,344 (13.7% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.36%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $262,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 Farmer St	0.51mi	3/2.0	1,327 (+2%)	3mo	$220,000	$166	70
1221 Pinewood Ln	0.06mi	3/1.5	1,385 (+6%)	22mo	$175,000	$126	66
1091 Farmer St	0.61mi	3/2.0	1,299 (-0%)	12mo	$235,000	$181	62
2940 Mccarty Ave	0.73mi	3/2.0	1,277 (-2%)	9mo	$272,900	$214	55
2938 Mccarty Ave	0.71mi	3/2.0	1,277 (-2%)	15mo	$277,000	$217	51
2891 Azalea Ave	0.72mi	3/2.0	1,336 (+3%)	14mo	$269,900	$202	50
2893 Pansy Ave	0.66mi	2/2.0 (-1)	1,376 (+6%)	8mo	$187,500	$136	48
2934 Mccarty Rd	0.72mi	3/2.0	1,272 (-2%)	18mo	$279,000	$219	48
149 4Th Ave	0.44mi	3/1.0	1,443 (+11%)	13mo	$137,500	$95	46
2930 Mccarty Rd	0.71mi	3/2.0	1,272 (-2%)	21mo	$280,000	$220	46
960 Valley Rd	0.74mi	3/2.0	1,407 (+8%)	8mo	$227,000	$161	45
5519 Royal St	0.73mi	3/2.0	1,175 (-10%)	10mo	$268,000	$228	42

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-29,984
• Equity at exit: $34,279

10-year hold

• IRR: -8.9%
• Equity multiple: 0.51×
• Total profit: $-31,498
• Equity at exit: $19,878

Cash invested: $64,372 (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: 521
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $204

Break-even live

Break-even rent $1,726

Max offer price $229,900

Occupancy floor 85%

Sensitivity live

Price	-10% $334	-5% $269	+0% $204	+5% $138	+10% $73
Rent	-10% $47	-5% $125	+0% $204	+5% $282	+10% $360
Rate	-1.0pp $319	-0.5pp $262	base $204	+0.5pp $144	+1.0pp $83

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2942 Sholtz Ave Crestview, FL	3.0	2.0	1266	$1,600	$1.26	44d	1	0.67mi
502 Hyde Park Dr Crestview, FL	3.0	2.0	1302	$1,795	$1.38	14d	1	0.91mi
815 Valley Rd Crestview, FL	3.0	2.5	1373	$1,550	$1.13	44d	1	0.92mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	44d	1	1.00mi
311 Dahlquist Dr Crestview, FL	4.0	2.5	1770	$2,050	$1.16	22d	1	1.06mi
507 Eisenhower Dr Crestview, FL	3.0	2.0	1809	$2,200	$1.22	44d	1	1.16mi
6260 Old Bethel Rd Crestview, FL	1.0–3.0	1.0–2.0	1253	$2,295	$1.83	14d	66	1.18mi
205 Powell Dr Crestview, FL	3.0	1.5	1008	$1,400	$1.39	44d	1	1.26mi
304 Strawbridge Dr Crestview, FL	4.0	2.0	1650	$1,850	$1.12	14d	1	1.27mi

Listing history 28 events

1. 2026-06-18
   days on market $229,900 Active 21 DOM
2. 2026-06-17
   days on market $229,900 Active 20 DOM
3. 2026-06-16
   days on market $229,900 Active 19 DOM
4. 2026-06-15
   pricedays on market $229,900 Active 18 DOM
5. 2026-06-14
   days on market $234,900 Active 16 DOM
6. 2026-06-13
   days on market $234,900 Active 15 DOM
7. 2026-06-10
   days on market $234,900 Active 13 DOM
8. 2026-06-09
   days on market $234,900 Active 12 DOM
9. 2026-06-08
   days on market $234,900 Active 11 DOM
10. 2026-06-07
    days on market $234,900 Active 10 DOM
11. 2026-06-05
    days on market $234,900 Active 7 DOM
12. 2026-06-02
    days on market $234,900 Active 5 DOM
13. 2026-06-01
    days on market $234,900 Active 4 DOM
14. 2026-05-31
    days on market $234,900 Active 3 DOM
15. 2026-05-30
    days on market $234,900 Active 2 DOM
16. 2026-05-28
    listed $234,900 Active
17. 2011-09-20
    soldstatus $119,900
18. 2011-09-19
    soldstatus $119,900 935-char remark

    Show marketing remark (935 chars)

    NOT A SHORT SALE. Need to close ASAP? We can make it happen!!! This home is located on a large level lot that has been completely fenced with a chain length in the front and a privacy fence in the back. Home has fresh paint, new carpet, and new laminate flooring . The Master bedroom as well as the 2 additional bedrooms have brand new carpet and the wet areas of the home have large tiled floors. The kitchen feels like a brand new home with custom wood cabinets, gorgeous new counter tops and stainless steel appliances, which all convey! The home has a split floor plan and large living room with big windows that allow the home to have tons of natural lighting. The 2 storage buildings (both are 8'x10') are on one large concrete pad. The pole barn is 35'x15'. The storage sheds and barn convey. The sellers are offering a Home Warranty (up to $380)with a full price offer! This home has so much to offer! Don miss out on this one!

19. 2011-09-19
    soldstatus $119,900 935-char remark

    Show marketing remark (935 chars)

    NOT A SHORT SALE. Need to close ASAP? We can make it happen!!! This home is located on a large level lot that has been completely fenced with a chain length in the front and a privacy fence in the back. Home has fresh paint, new carpet, and new laminate flooring . The Master bedroom as well as the 2 additional bedrooms have brand new carpet and the wet areas of the home have large tiled floors. The kitchen feels like a brand new home with custom wood cabinets, gorgeous new counter tops and stainless steel appliances, which all convey! The home has a split floor plan and large living room with big windows that allow the home to have tons of natural lighting. The 2 storage buildings (both are 8'x10') are on one large concrete pad. The pole barn is 35'x15'. The storage sheds and barn convey. The sellers are offering a Home Warranty (up to $380)with a full price offer! This home has so much to offer! Don miss out on this one!

20. 2010-09-15
    listed $119,900 935-char remark

    Show marketing remark (935 chars)

    NOT A SHORT SALE. Need to close ASAP? We can make it happen!!! This home is located on a large level lot that has been completely fenced with a chain length in the front and a privacy fence in the back. Home has fresh paint, new carpet, and new laminate flooring . The Master bedroom as well as the 2 additional bedrooms have brand new carpet and the wet areas of the home have large tiled floors. The kitchen feels like a brand new home with custom wood cabinets, gorgeous new counter tops and stainless steel appliances, which all convey! The home has a split floor plan and large living room with big windows that allow the home to have tons of natural lighting. The 2 storage buildings (both are 8'x10') are on one large concrete pad. The pole barn is 35'x15'. The storage sheds and barn convey. The sellers are offering a Home Warranty (up to $380)with a full price offer! This home has so much to offer! Don miss out on this one!

21. 2010-09-15
    listed $119,900 935-char remark

    Show marketing remark (935 chars)

    NOT A SHORT SALE. Need to close ASAP? We can make it happen!!! This home is located on a large level lot that has been completely fenced with a chain length in the front and a privacy fence in the back. Home has fresh paint, new carpet, and new laminate flooring . The Master bedroom as well as the 2 additional bedrooms have brand new carpet and the wet areas of the home have large tiled floors. The kitchen feels like a brand new home with custom wood cabinets, gorgeous new counter tops and stainless steel appliances, which all convey! The home has a split floor plan and large living room with big windows that allow the home to have tons of natural lighting. The 2 storage buildings (both are 8'x10') are on one large concrete pad. The pole barn is 35'x15'. The storage sheds and barn convey. The sellers are offering a Home Warranty (up to $380)with a full price offer! This home has so much to offer! Don miss out on this one!

22. 2005-11-18
    soldstatus $179,900
23. 2005-11-02
    soldstatus $179,900 757-char remark

    Show marketing remark (757 chars)

    PRICE JUST REDUCED!!!! THIS IS A MUST SEE!!!! This beautifully mantained home is in a quiet neighborhood perfect for raising a family. The home is close to the elementary, middle, and high school. Although the home was built in 1977, you would not be able to tell by looking at it. The home has had many updates such as a new metal roof that was put on in 2002, new carpet throughout and new tile in kitchen, dining, and both baths that were put in in 2004. A new AC unit was also installed in 2005. The lot is completly fenced with the back portion in privacy and the front in chain link. This house sits on two lots with the total land being a little over half an acre, a rare find these days. This home would be easy to move right into and call your own.

24. 2005-11-02
    soldstatus $179,900 757-char remark

    Show marketing remark (757 chars)

    PRICE JUST REDUCED!!!! THIS IS A MUST SEE!!!! This beautifully mantained home is in a quiet neighborhood perfect for raising a family. The home is close to the elementary, middle, and high school. Although the home was built in 1977, you would not be able to tell by looking at it. The home has had many updates such as a new metal roof that was put on in 2002, new carpet throughout and new tile in kitchen, dining, and both baths that were put in in 2004. A new AC unit was also installed in 2005. The lot is completly fenced with the back portion in privacy and the front in chain link. This house sits on two lots with the total land being a little over half an acre, a rare find these days. This home would be easy to move right into and call your own.

25. 2005-06-23
    listed $181,900 757-char remark

    Show marketing remark (757 chars)

    PRICE JUST REDUCED!!!! THIS IS A MUST SEE!!!! This beautifully mantained home is in a quiet neighborhood perfect for raising a family. The home is close to the elementary, middle, and high school. Although the home was built in 1977, you would not be able to tell by looking at it. The home has had many updates such as a new metal roof that was put on in 2002, new carpet throughout and new tile in kitchen, dining, and both baths that were put in in 2004. A new AC unit was also installed in 2005. The lot is completly fenced with the back portion in privacy and the front in chain link. This house sits on two lots with the total land being a little over half an acre, a rare find these days. This home would be easy to move right into and call your own.

26. 2005-06-23
    listed $181,900 757-char remark

    Show marketing remark (757 chars)

    PRICE JUST REDUCED!!!! THIS IS A MUST SEE!!!! This beautifully mantained home is in a quiet neighborhood perfect for raising a family. The home is close to the elementary, middle, and high school. Although the home was built in 1977, you would not be able to tell by looking at it. The home has had many updates such as a new metal roof that was put on in 2002, new carpet throughout and new tile in kitchen, dining, and both baths that were put in in 2004. A new AC unit was also installed in 2005. The lot is completly fenced with the back portion in privacy and the front in chain link. This house sits on two lots with the total land being a little over half an acre, a rare find these days. This home would be easy to move right into and call your own.

27. 1996-09-03
    soldstatus $51,000
28. 1990-05-01
    soldstatus $47,000

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$1,165/yr (+$97/mo · 156.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $23,801
• − Mortgage interest: −$12,878
• − Property taxes: −$743
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$6,688
• Taxable loss: −$1,466
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $2,795/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

+399.8% since first listed

13 events — show timeline

• 2026-05-28 Listed $234,900 ECAR
• 2011-09-20 Sold (Public Records) $119,900 Public Records
• 2011-09-19 Sold (MLS) $119,900 ECAR
• 2011-09-19 Sold (MLS) $119,900 NAMLS
• 2010-09-15 Listed $119,900 ECAR
• 2010-09-15 Listed $119,900 NAMLS
• 2005-11-18 Sold (Public Records) $179,900 Public Records
• 2005-11-02 Sold (MLS) $179,900 ECAR
• 2005-11-02 Sold (MLS) $179,900 NAMLS
• 2005-06-23 Listed $181,900 ECAR
• 2005-06-23 Listed $181,900 NAMLS
• 1996-09-03 Sold (Public Records) $51,000 Public Records
• 1990-05-01 Sold (Public Records) $47,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $743 · +4.4% YoY. Source: county tax records.