310 Springwood Cir · Crestview, FL 32536

$195,000

3 bd · 2.0 ba · 1,762 sqft · SingleFamily public records · 54 Days on market

Built 1986 0.33 ac lot $111/sqft · 30% below area Est $277k · 30% under

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Why this score? — see what drove the B- 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This investor special is situated on a charming lot in a prime Crestview location providing excellent proximity to local amenities and major transport routes. The home presents a significant opportunity for those looking to undertake a full renovation or a professional flip in a well-established neighborhood. The interior offers a blank canvas for modernization and is being sold in as-is condition. With its functional layout and spacious lot, this property is ideal for an owner-occupant looking to build equity or an investor seeking their next project. Schedule your showing today to explore the possibilities and vision this property has to offer.

Key facts

• Crestview location
• Blank canvas
• Spacious lot

Tags

• CRESTVIEW LOCATION
• FUNCTIONAL LAYOUT
• SPACIOUS LOT
• BLANK CANVAS

Property features AI

Finance

• HOA & community: Subdivision: METES & BOUNDS

Exterior

• Parking: Garage (converted garage also noted)
• Utilities: Electric service; Public water; Septic tank; Water heater - electric
• Home design: Ranch-style home; Single-story; Facing entry on first floor
• Construction: Built in 1986; Vinyl siding; Composite shingle roof; Slab foundation
• Exterior features: Private yard; Open patio; Rain gutters; Chain link, full fenced lot, and privacy fencing

Interior

• Kitchen: Kitchen on the first floor; Dishwasher
• Bedrooms: 3 bedrooms total; Primary bedroom on the first floor with carpeting and a walk-in closet
• Flooring: Carpet in the primary bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric heat controls
• Interior features: Breakfast bar; Vaulted ceilings; Fireplace; Wallpaper; Washer/dryer hookup
• Laundry & utility: Laundry room on the first floor; Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Northwood Elementary School (math 63% / reading 56%, grade B-, #690 of 2,144 statewide, top 34%, 828 students, 63% FRL); Crestview High School (math 49% / reading 54%, grade D+, #167 of 667 statewide, top 25%, 2,315 students, 42% FRL) — zoned schools average 53% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 351 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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 $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 54 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $195k implies a 268% 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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $276,730
• List price: $195,000
• Delta: -29.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2233 Lewis St	0.31mi	4/2.0 (+1)	1,775 (+1%)	2mo	$294,787	$166	78
202 Mary Ln	0.15mi	3/2.0	1,623 (-8%)	3mo	$285,000	$176	78
106 Huron Trl	0.37mi	4/2.0 (+1)	1,823 (+4%)	3mo	$319,050	$175	70
2364 Susan Dr	0.22mi	4/2.0 (+1)	1,605 (-9%)	1mo	$270,000	$168	69
108 Huron Trl	0.37mi	4/2.0 (+1)	1,823 (+4%)	5mo	$339,000	$186	68
5308 Marilea Ct	0.36mi	4/2.0 (+1)	1,752 (-1%)	13mo	$265,000	$151	67
107 Shell Dr	0.53mi	3/2.0	1,700 (-4%)	6mo	$340,000	$200	64
5227 Moore Loop	0.29mi	4/2.0 (+1)	1,691 (-4%)	13mo	$385,000	$228	64
129 Arapaho Trl	0.55mi	3/2.0	1,860 (+6%)	7mo	$332,000	$178	59
212 Warrior St	0.37mi	4/3.0 (+1)	1,891 (+7%)	13mo	$314,900	$167	50
231 Seneca Trl	0.51mi	3/2.0	2,024 (+15%)	4mo	$340,000	$168	48
209 Silverton Loop	0.51mi	4/2.5 (+1)	1,965 (+12%)	13mo	$290,000	$148	39

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: -2.6%
• Equity multiple: 0.91×
• Total profit: $-5,183
• Equity at exit: $29,075

10-year hold

• IRR: 5.2%
• Equity multiple: 1.35×
• Total profit: $19,174
• Equity at exit: $16,860

Cash invested: $54,600 (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: 351
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $475

Break-even live

Break-even rent $1,499

Max offer price $195,000

Occupancy floor 72%

Sensitivity live

Price	-10% $586	-5% $531	+0% $475	+5% $420	+10% $365
Rent	-10% $309	-5% $392	+0% $475	+5% $558	+10% $641
Rate	-1.0pp $574	-0.5pp $525	base $475	+0.5pp $425	+1.0pp $374

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Windmill Way Crestview, FL	4.0	2.5	2322	$2,200	$0.95	22d	1	0.25mi
2155 Hagood Loop Crestview, FL	4.0	2.0	2560	$2,300	$0.90	45d	1	0.29mi
800 Spring Creek Blvd Crestview, FL	1.0–3.0	1.0–2.0	1009	$1,900	$1.88	15d	28	0.71mi
131 Adkinson Dr Crestview, FL	4.0	1.0	1332	$1,750	$1.31	15d	1	1.10mi
197 W 1st Ave Crestview, FL	3.0	2.0	1547	$2,395	$1.55	22d	1	1.22mi
132 Cabana Way Crestview, FL	3.0	2.0	1408	$1,750	$1.24	15d	1	1.24mi
156 Cabana Way Crestview, FL	4.0	2.0	1244	$1,800	$1.45	45d	1	1.31mi
178 Cabana Way Crestview, FL	4.0	2.0	1284	$1,800	$1.40	45d	1	1.39mi
408 Arbor Lake Dr Crestview, FL	3.0	2.5	1755	$1,900	$1.08	15d	1	1.39mi
5735 Wildwood Rd Crestview, FL	3.0	1.5	1570	$1,875	$1.19	15d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $195,000 Active 54 DOM
2. 2026-06-18
   days on market $195,000 Active 51 DOM
3. 2026-06-17
   days on market $195,000 Active 50 DOM
4. 2026-06-16
   days on market $195,000 Active 49 DOM
5. 2026-06-15
   price $195,000 Active 48 DOM
6. 2026-06-15
   days on market $205,000 Active 48 DOM
7. 2026-06-14
   days on market $205,000 Active 46 DOM
8. 2026-06-13
   days on market $205,000 Active 45 DOM
9. 2026-06-10
   days on market $205,000 Active 43 DOM
10. 2026-06-09
    days on market $205,000 Active 42 DOM
11. 2026-06-08
    days on market $205,000 Active 41 DOM
12. 2026-06-07
    days on market $205,000 Active 40 DOM
13. 2026-06-05
    days on market $205,000 Active 37 DOM
14. 2026-06-02
    days on market $205,000 Active 35 DOM
15. 2026-06-01
    days on market $205,000 Active 34 DOM
16. 2026-05-31
    days on market $205,000 Active 33 DOM
17. 2026-05-30
    days on market $205,000 Active 32 DOM
18. 2026-04-28
    listed $205,000 Active 654-char remark
19. 1987-02-01
    soldstatus $53,000

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$651/yr (+$54/mo · 67.3%)

ⓘ 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 · 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: $25,214
• − Mortgage interest: −$10,923
• − Property taxes: −$967
• − Insurance: −$975
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$5,673
• Taxable income: $2,642
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $5,072/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

+267.9% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $195,000 ECAR
• 2026-04-28 Listed $205,000 ECAR
• 1987-02-01 Sold (Public Records) $53,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $967 · +3.6% YoY. Source: county tax records.