164 Swaying Pine Ct · Crestview, FL 32539

$175,000

3 bd · 3.0 ba · 1,356 sqft · Townhouse public records · 43 Days on market

Built 2006 1,742 sqft lot $129/sqft · at area comps Est $184k · at est. $35/mo HOA · 2% of rent

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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 +18.4/30.0
• ARV discount +9.7/15.0
• DSCR +5.8/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering a $5,000 closing credit with acceptable offer! Welcome home to easy living in the heart of South Crestview! This meticulously maintained 3 bedroom, 2.5 bathroom townhome is the definition of move-in ready. Step inside to find durable tile flooring throughout the downstairs living areas, fresh paint throughout the home, and a functional layout perfect for everyday living. Upstairs offers cozy carpeted bedrooms providing comfort and privacy for the whole family. Outside, enjoy a privacy fenced backyard with beautiful new Sod installed June 2026 , giving you your own retreat rarely found in townhome communities. The newer roof (2022) adds peace of mind, while the 1-car ga

Key facts

• Newer roof
• $35 HOA
• Garage

Tags

• PRIVACY FENCED BACKYARD
• NEWER ROOF
• EASY ACCESS TO LOCAL BASES
• EASY ACCESS TO BEACHES

Property features AI

Finance

• HOA & community: Homeowners association (management provided); Fees include accounting and management; Subdivision: ROLLING PINES

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electric service; TV cable
• Home design: Townhome; 2 stories; Built in 2006; Resid Multi-Family zoning
• Construction: Shingle roof; Frame, brick and vinyl siding and trim; Slab foundation
• Exterior features: Rain gutters; Privacy fencing; Open patio; Porch; Level interior lot; Covenants and restrictions; City street frontage; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom on second floor with carpeting and walk-in closet
• Flooring: Tile; Carpet
• Bathrooms: 3 bathrooms total (2 full, 1 half)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Freshly painted; Pantry; Washer/dryer hookup; Window treatments
• Laundry & utility: Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $174k (0.7% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• 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: Riverside Elementary School (math 57% / reading 58%, grade C+, #764 of 2,144 statewide, top 36%, 947 students, 58% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1k of loan paydown is wiped out by about $5k 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 43 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $129k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $184,123
• List price: $175,000
• Delta: -4.96%
• 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
361 Crooked Pine Trl	0.04mi	3/2.5	1,356 (0%)	1mo	$175,000	$129	96
151 Swaying Pine Ct	0.04mi	3/2.5	1,356 (0%)	1mo	$180,000	$133	95
122 Swaying Pine Ct	0.09mi	3/2.5	1,356 (0%)	2mo	$175,000	$129	92
363 Crooked Pine Trl	0.03mi	3/2.5	1,356 (0%)	11mo	$164,000	$121	87
222 Swaying Pine Ct	0.12mi	3/2.5	1,356 (0%)	6mo	$180,000	$133	87
314 Crooked Pine Trl	0.13mi	3/2.5	1,356 (0%)	8mo	$182,000	$134	85
381 Crooked Pine Trl	0.02mi	3/2.5	1,356 (0%)	21mo	$209,000	$154	80
182 Swaying Pine Ct	0.03mi	3/2.5	1,440 (+6%)	10mo	$185,000	$128	77
210 Swaying Pine Ct	0.09mi	3/2.5	1,356 (0%)	22mo	$188,000	$139	76
278 Swaying Pine Ct	0.21mi	3/2.5	1,356 (0%)	20mo	$170,000	$125	71
151 E Iron Horse Dr	0.17mi	3/2.5	1,554 (+15%)	4mo	$215,000	$138	62
114 E Iron Horse Dr	0.20mi	3/2.5	1,551 (+14%)	16mo	$225,000	$145	52

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-22,903
• Equity at exit: $26,093

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-25,504
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$918
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$73
• HOA: −$35
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $162

Break-even live

Break-even rent $1,533

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $261	-5% $212	+0% $162	+5% $113	+10% $63
Rent	-10% $25	-5% $93	+0% $162	+5% $231	+10% $299
Rate	-1.0pp $250	-0.5pp $207	base $162	+0.5pp $117	+1.0pp $71

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,300	$0.96	45d	1	0.04mi
365 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,350	$1.00	15d	1	0.06mi
147 Swaying Pine Ct Crestview, FL	3.0	2.5	1309	$1,395	$1.07	22d	1	0.08mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	22d	1	0.09mi
347 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,500	$1.11	15d	1	0.10mi
343 Crooked Pine Trl Unit 1 Crestview, FL	3.0	2.5	1415	$1,350	$0.95	15d	1	0.11mi
234 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,350	$0.94	45d	1	0.12mi
240 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,400	$1.03	45d	1	0.13mi
111 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,300	$0.90	45d	1	0.16mi
295 Limestone Cir Crestview, FL	3.0	2.0	1107	$1,625	$1.47	45d	1	0.19mi
177 Iron Horse Dr E Crestview, FL	3.0	2.5	1551	$1,700	$1.10	45d	1	0.22mi
124 Sandstone Trl Crestview, FL	3.0	2.0	1748	$1,900	$1.09	15d	1	0.23mi
648 Alysheba Dr Crestview, FL	3.0	2.0	1341	$1,800	$1.34	22d	1	0.26mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,952	$1.37	14d	6	0.30mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	15d	1	0.38mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	22d	1	0.38mi
111 Steeplechase Dr Crestview, FL	3.0	2.0	1637	$1,795	$1.10	45d	1	0.45mi
114 Blooming Cv Crestview, FL	3.0	2.0	1712	$2,095	$1.22	22d	1	0.48mi
210 Lyla Ln Crestview, FL	4.0	2.0	1815	$2,295	$1.26	45d	1	0.54mi
812 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,195	$1.20	45d	1	0.55mi
157 Blooming Cv Crestview, FL	3.0	2.0	1727	$1,995	$1.16	45d	1	0.56mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$2,095	$1.21	15d	1	0.58mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$1,999	$1.16	22d	1	0.58mi
916 Merganser Way Crestview, FL	3.0	2.0	1631	$1,950	$1.20	22d	1	0.59mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$2,202	$2.00	15d	20	0.63mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,000	$1.09	22d	1	0.67mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,100	$1.15	45d	1	0.67mi
661 Brookmeade Dr Crestview, FL	4.0	2.0	1637	$2,200	$1.34	15d	1	0.70mi
14 Flora Cv Crestview, FL	3.0	2.0	1357	$1,750	$1.29	22d	1	0.71mi
1035 Limpkin St Crestview, FL	4.0	2.0	1830	$2,300	$1.26	45d	1	0.72mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	22d	1	0.78mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	15d	1	0.78mi
3016 Aplin Rd Crestview, FL	3.0	2.0	1280	$1,400	$1.09	45d	1	0.79mi
719 Quintana St Crestview, FL	4.0	2.0	1768	$2,000	$1.13	45d	1	0.82mi
727 Quintana St Crestview, FL	4.0	2.0	1768	$2,300	$1.30	15d	1	0.82mi
475 Aplin Rd Crestview, FL	1.0–2.0	1.0–2.0	764	$999	$1.31	45d	5	0.83mi
107 Trenton Ave Crestview, FL	4.0	3.0	1799	$2,150	$1.20	45d	1	0.94mi
413 Scarborough St Crestview, FL	4.0	2.0	1768	$2,100	$1.19	15d	1	1.00mi
440 Scarborough St Crestview, FL	4.0	2.0	1387	$2,100	$1.51	45d	1	1.02mi
4799 Coronado Cir Crestview, FL	3.0	2.0	1476	$2,200	$1.49	15d	1	1.07mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 19 events

1. 2026-06-21
   days on market $175,000 Active 43 DOM
2. 2026-06-18
   days on market $175,000 Active 40 DOM
3. 2026-06-17
   days on market $175,000 Active 39 DOM
4. 2026-06-16
   days on market $175,000 Active 38 DOM
5. 2026-06-15
   days on market $175,000 Active 37 DOM
6. 2026-06-14
   days on market $175,000 Active 35 DOM
7. 2026-06-13
   days on market $175,000 Active 34 DOM
8. 2026-06-10
   days on market $175,000 Active 32 DOM
9. 2026-06-09
   days on market $175,000 Active 31 DOM
10. 2026-06-08
    days on market $175,000 Active 30 DOM
11. 2026-06-07
    days on market $175,000 Active 29 DOM
12. 2026-06-05
    days on market $175,000 Active 26 DOM
13. 2026-06-02
    days on market $175,000 Active 24 DOM
14. 2026-06-01
    days on market $175,000 Active 23 DOM
15. 2026-05-31
    pricedays on market $175,000 Active 22 DOM
16. 2026-05-30
    days on market $178,900 Active 21 DOM
17. 2026-05-17
    price $182,900 794-char remark
18. 2026-05-08
    listed $185,000 Active 794-char remark
19. 2006-06-26
    soldstatus $128,800

ⓘ 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: $2,221 · $185/mo
• Projected year-2 tax: $2,221 · $185/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,853
• − Mortgage interest: −$9,803
• − Property taxes: −$2,221
• − Insurance: −$875
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$420
• − Depreciation: −$5,091
• Taxable loss: −$894
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,159/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

+35.9% since first listed

5 events — show timeline

• 2026-05-30 Price Changed $175,000 ECAR
• 2026-05-23 Price Changed $178,900 ECAR
• 2026-05-17 Price Changed $182,900 ECAR
• 2026-05-08 Listed $185,000 ECAR
• 2006-06-26 Sold (Public Records) $128,800 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,221 · +3.0% YoY. Source: county tax records.