207 W Pinoak Ct · Crestview, FL 32539

$200,000

3 bd · 2.0 ba · 1,087 sqft · SingleFamily public records · 45 Days on market

Built 1987 0.41 ac lot $184/sqft · 15% below area Est $235k · 15% 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 +18.4/30.0
• ARV discount +14.2/15.0
• DSCR +5.8/10.0
• Schools +5.2/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE.

Key facts

• Spacious backyard
• Cozy fireplace
• Private bathroom

Tags

• COZY FIREPLACE
• FUNCTIONAL BREAKFAST BAR
• DEDICATED DINING SPACE
• PRIVATE BATHROOM
• REAR DECK
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Subdivision: SHOAL CREEK MANOR WEST

Exterior

• Parking: 3 driveway spaces
• Security: Smoke detectors
• Utilities: Electric service; Public water; Septic tank
• Home design: Ranch style; Single-story
• Construction: Built in 1987; Vinyl siding and trim; Shingle roof; County-recorded building area
• Exterior features: Open deck; Yard building; Partially fenced lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Master bedroom on the first floor with carpet and a tile master bathroom
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Crown molding; Fireplace; 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/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $185 ($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 $181k (9.6% below list).
• Recommended offer: $181k (9.6% 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: 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; 521 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 45 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 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 $70k; list at $200k implies a 186% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,770 (9.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (median comp): $235,290
• List price: $200,000
• Delta: -15.00%
• 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
215 W Pinoak Ct	0.07mi	3/2.0	1,050 (-3%)	8mo	$229,500	$219	85
4826 Primrose St	0.21mi	3/1.5	1,040 (-4%)	2mo	$185,000	$178	80
4814 Primrose St	0.16mi	3/1.5	1,100 (+1%)	17mo	$160,000	$145	75
361 John King Rd	0.26mi	3/1.5	1,014 (-7%)	0mo	$199,900	$197	74
109 E Pinoak Ct	0.21mi	3/2.0	1,161 (+7%)	12mo	$190,000	$164	69
4877 Kensington Ln	0.53mi	3/2.0	1,112 (+2%)	7mo	$249,900	$225	66
4803 Young Rd	0.57mi	3/2.0	1,142 (+5%)	0mo	$235,900	$207	65
218 W Walker Cir	0.46mi	3/2.0	999 (-8%)	3mo	$189,375	$190	63
4726 Connor Dr	0.25mi	3/2.0	1,225 (+13%)	12mo	$270,000	$220	57
404 Brown Pl	0.46mi	3/2.0	1,228 (+13%)	3mo	$214,195	$174	55
3354 Shoal Creek Cv	0.53mi	3/2.0	1,182 (+9%)	14mo	$210,000	$178	49
105 Cedar Point Rd	0.70mi	2/3.0 (-1)	1,182 (+9%)	6mo	$237,000	$201	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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-25,769
• Equity at exit: $29,821

10-year hold

• IRR: -8.9%
• Equity multiple: 0.51×
• Total profit: $-27,219
• Equity at exit: $17,292

Cash invested: $56,000 (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: 521
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $185

Break-even live

Break-even rent $1,573

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2991 Windsor Cir Crestview, FL	3.0	2.0	1010	$1,600	$1.58	13d	1	0.35mi
400 Brown Pl Crestview, FL	3.0	2.0	1224	$2,000	$1.63	43d	1	0.42mi
648 Alysheba Dr Crestview, FL	3.0	2.0	1341	$1,800	$1.34	20d	1	0.66mi
4799 Coronado Cir Crestview, FL	3.0	2.0	1476	$2,200	$1.49	13d	1	0.70mi
240 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,400	$1.03	43d	1	0.79mi
234 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,350	$0.94	43d	1	0.80mi
440 Scarborough St Crestview, FL	4.0	2.0	1387	$2,100	$1.51	43d	1	0.91mi
163 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,300	$0.96	43d	1	0.95mi
365 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,350	$1.00	13d	1	0.97mi
147 Swaying Pine Ct Crestview, FL	3.0	2.5	1309	$1,395	$1.07	20d	1	0.99mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	20d	1	1.00mi
347 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,500	$1.11	13d	1	1.01mi
343 Crooked Pine Trl Unit 1 Crestview, FL	3.0	2.5	1415	$1,350	$0.95	13d	1	1.02mi
111 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,300	$0.90	43d	1	1.07mi
295 Limestone Cir Crestview, FL	3.0	2.0	1107	$1,625	$1.47	43d	1	1.08mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,952	$1.37	13d	6	1.10mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	13d	1	1.12mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	20d	1	1.12mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$2,202	$2.00	13d	20	1.33mi

Listing history 35 events

1. 2026-06-18
   days on market $200,000 Active 45 DOM
2. 2026-06-17
   days on market $200,000 Active 44 DOM
3. 2026-06-16
   days on market $200,000 Active 43 DOM
4. 2026-06-15
   days on market $200,000 Active 42 DOM
5. 2026-06-14
   days on market $200,000 Active 40 DOM
6. 2026-06-13
   days on market $200,000 Active 39 DOM
7. 2026-06-10
   days on market $200,000 Active 37 DOM
8. 2026-06-09
   days on market $200,000 Active 36 DOM
9. 2026-06-08
   days on market $200,000 Active 35 DOM
10. 2026-06-07
    days on market $200,000 Active 34 DOM
11. 2026-06-05
    days on market $200,000 Active 31 DOM
12. 2026-06-02
    days on market $200,000 Active 29 DOM
13. 2026-06-01
    days on market $200,000 Active 28 DOM
14. 2026-05-31
    days on market $200,000 Active 27 DOM
15. 2026-05-30
    days on market $200,000 Active 26 DOM
16. 2026-05-11
    historical $1,500
17. 2026-05-04
    listed $200,000 Active 1256-char remark
18. 2026-04-02
    listed $1,500
19. 2026-04-02
    historical $1,500
20. 2025-12-18
    listed $1,500
21. 2024-09-16
    historical $1,500
22. 2024-09-14
    listed $1,500
23. 2024-09-13
    historical $1,500
24. 2024-08-21
    listed $1,500
25. 2014-04-10
    soldstatus $70,000
26. 2014-04-09
    soldstatus $70,000 11-char remark

    Show marketing remark (11 chars)

    SHORT SALE.

27. 2014-04-09
    soldstatus $70,000 11-char remark

    Show marketing remark (11 chars)

    SHORT SALE.

28. 2013-10-26
    listed $75,000 11-char remark

    Show marketing remark (11 chars)

    SHORT SALE.

29. 2005-05-16
    soldstatus $132,000
30. 2005-04-28
    soldstatus $132,000

    Show marketing remark (621 chars)

    Lovely home w/large fenced yard on deadend street in quiet area located south of I-10. Two decks--One deck off kitchen for a quick cup of morning coffee or evening BBQ. Second deck faces XL back yard to watch pets or children. Kitchen has pass-thru window to living room. Small dining/breakfast area in a bay alcove w/windows. Carpet and tile throughout. Washer/dryer closet just outside master bedroom and near two other bedrooms. Storage shed in back yard stays and all kitchen appliances stay. New roof installed in 2004 prior to IVAN and wood-burning fireplace make this a cozy home. Buyer should verify measurements.

31. 2005-04-28
    soldstatus $132,000

    Show marketing remark (621 chars)

    Lovely home w/large fenced yard on deadend street in quiet area located south of I-10. Two decks--One deck off kitchen for a quick cup of morning coffee or evening BBQ. Second deck faces XL back yard to watch pets or children. Kitchen has pass-thru window to living room. Small dining/breakfast area in a bay alcove w/windows. Carpet and tile throughout. Washer/dryer closet just outside master bedroom and near two other bedrooms. Storage shed in back yard stays and all kitchen appliances stay. New roof installed in 2004 prior to IVAN and wood-burning fireplace make this a cozy home. Buyer should verify measurements.

32. 2005-04-01
    listed $145,500

    Show marketing remark (621 chars)

    Lovely home w/large fenced yard on deadend street in quiet area located south of I-10. Two decks--One deck off kitchen for a quick cup of morning coffee or evening BBQ. Second deck faces XL back yard to watch pets or children. Kitchen has pass-thru window to living room. Small dining/breakfast area in a bay alcove w/windows. Carpet and tile throughout. Washer/dryer closet just outside master bedroom and near two other bedrooms. Storage shed in back yard stays and all kitchen appliances stay. New roof installed in 2004 prior to IVAN and wood-burning fireplace make this a cozy home. Buyer should verify measurements.

33. 2005-04-01
    listed $145,500

    Show marketing remark (621 chars)

    Lovely home w/large fenced yard on deadend street in quiet area located south of I-10. Two decks--One deck off kitchen for a quick cup of morning coffee or evening BBQ. Second deck faces XL back yard to watch pets or children. Kitchen has pass-thru window to living room. Small dining/breakfast area in a bay alcove w/windows. Carpet and tile throughout. Washer/dryer closet just outside master bedroom and near two other bedrooms. Storage shed in back yard stays and all kitchen appliances stay. New roof installed in 2004 prior to IVAN and wood-burning fireplace make this a cozy home. Buyer should verify measurements.

34. 1998-07-20
    soldstatus $57,000
35. 1993-03-01
    soldstatus $47,700

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$330/yr (+$28/mo · 24.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $21,692
• − Mortgage interest: −$11,203
• − Property taxes: −$1,330
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$5,818
• Taxable loss: −$1,130
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $2,492/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

-96.9% since first listed

20 events — show timeline

• 2026-05-11 Rental Removed $1,500 ECAR
• 2026-05-04 Listed $200,000 ECAR
• 2026-04-02 Listed for Rent $1,500 ECAR
• 2026-04-02 Rental Removed $1,500 ECAR
• 2025-12-18 Listed for Rent $1,500 ECAR
• 2024-09-16 Rental Removed $1,500 BUILDIUM
• 2024-09-14 Listed for Rent $1,500 BUILDIUM
• 2024-09-13 Rental Removed $1,500 ECAR
• 2024-08-21 Listed for Rent $1,500 ECAR
• 2014-04-10 Sold (Public Records) $70,000 Public Records
• 2014-04-09 Sold (MLS) $70,000 ECAR
• 2014-04-09 Sold (MLS) $70,000 NAMLS
• 2013-10-26 Listed $75,000 NAMLS
• 2005-05-16 Sold (Public Records) $132,000 Public Records
• 2005-04-28 Sold (MLS) $132,000 NAMLS
• 2005-04-28 Sold (MLS) $132,000 ECAR
• 2005-04-01 Listed $145,500 NAMLS
• 2005-04-01 Listed $145,500 ECAR
• 1998-07-20 Sold (Public Records) $57,000 Public Records
• 1993-03-01 Sold (Public Records) $47,700 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,330 · +2.3% YoY. Source: county tax records.