197 Swaying Pine Ct · Crestview, FL 32539

$144,000

3 bd · 3.0 ba · 1,356 sqft · Townhouse public records · 38 Days on market

Built 2006 3,484 sqft lot $106/sqft · 21% below area Est $182k · 21% under $35/mo HOA · 2% of rent

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.2/10.0
• Schools +5.2/10.0
• 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

Come look at this beautiful 3 bed 2.5 bath townhome with 1 car garage in the lovely Rolling Pines complex. This is the largest floor plan available in the community and one of the only units with a covered patio in the back! Call today for more details before it's gone!!!

Key facts

• Largest floor plan
• Covered patio
• $35 HOA

Tags

• LARGEST FLOOR PLAN
• COVERED PATIO

Property features AI

Finance

• HOA & community: Located in the Rolling Pines subdivision

Exterior

• Parking: Attached garage (1 space); Driveway parking for 2 cars
• Utilities: Electric service; Public water; Public sewer
• Home design: Townhome style; 2 stories; Built in 2006; Zoned residential multi-family
• Construction: Siding with brick front and vinyl trim; Composite shingle roof; Slab foundation
• Exterior features: Covered patio; Paved road access

Interior

• Kitchen: Dishwasher; Electric water heater; Pantry; Breakfast bar
• Bedrooms: 3 bedrooms; Master bedroom on second floor with carpet, cathedral ceiling and walk-in closet
• Flooring: Vinyl; Carpet
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: Central air; Ceiling fans
• Interior features: Breakfast bar; Pantry; Washer/dryer hookup; Double-pane windows
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $144k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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; 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 $996 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $139,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 1.22% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $181,614
• List price: $144,000
• Delta: -20.71%
• 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
361 Crooked Pine Trl	0.11mi	3/2.5	1,356 (0%)	1mo	$175,000	$129	92
151 Swaying Pine Ct	0.10mi	3/2.5	1,356 (0%)	1mo	$180,000	$133	92
222 Swaying Pine Ct	0.06mi	3/2.5	1,356 (0%)	6mo	$180,000	$133	90
122 Swaying Pine Ct	0.16mi	3/2.5	1,356 (0%)	2mo	$175,000	$129	89
363 Crooked Pine Trl	0.11mi	3/2.5	1,356 (0%)	11mo	$164,000	$121	84
314 Crooked Pine Trl	0.21mi	3/2.5	1,356 (0%)	8mo	$182,000	$134	81
210 Swaying Pine Ct	0.04mi	3/2.5	1,356 (0%)	22mo	$188,000	$139	78
381 Crooked Pine Trl	0.08mi	3/2.5	1,356 (0%)	21mo	$209,000	$154	77
182 Swaying Pine Ct	0.04mi	3/2.5	1,440 (+6%)	10mo	$185,000	$128	77
278 Swaying Pine Ct	0.14mi	3/2.5	1,356 (0%)	20mo	$170,000	$125	75
151 E Iron Horse Dr	0.25mi	3/2.5	1,554 (+15%)	4mo	$215,000	$138	59
114 E Iron Horse Dr	0.27mi	3/2.5	1,551 (+14%)	16mo	$225,000	$145	48

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,480
• Equity at exit: $21,471

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,286
• Equity at exit: $12,450

Cash invested: $40,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$755
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$60
• HOA: −$35
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $326

Break-even live

Break-even rent $1,346

Max offer price $144,000

Occupancy floor 76%

Sensitivity live

Price	-10% $407	-5% $366	+0% $326	+5% $285	+10% $244
Rent	-10% $187	-5% $256	+0% $326	+5% $395	+10% $464
Rate	-1.0pp $398	-0.5pp $362	base $326	+0.5pp $288	+1.0pp $250

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,350	$0.94	44d	1	0.07mi
240 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,400	$1.03	44d	1	0.08mi
163 Swaying Pine Ct Crestview, FL	3.0	2.5	1356	$1,300	$0.96	44d	1	0.11mi
365 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,350	$1.00	14d	1	0.13mi
147 Swaying Pine Ct Crestview, FL	3.0	2.5	1309	$1,395	$1.07	22d	1	0.14mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	22d	1	0.15mi
347 Crooked Pine Trl Crestview, FL	3.0	2.5	1356	$1,500	$1.11	14d	1	0.17mi
343 Crooked Pine Trl Unit 1 Crestview, FL	3.0	2.5	1415	$1,350	$0.95	14d	1	0.18mi
648 Alysheba Dr Crestview, FL	3.0	2.0	1341	$1,800	$1.34	22d	1	0.19mi
111 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,300	$0.90	44d	1	0.22mi
295 Limestone Cir Crestview, FL	3.0	2.0	1107	$1,625	$1.47	44d	1	0.25mi
124 Sandstone Trl Crestview, FL	3.0	2.0	1748	$1,900	$1.09	14d	1	0.27mi
177 Iron Horse Dr E Crestview, FL	3.0	2.5	1551	$1,700	$1.10	44d	1	0.28mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,952	$1.37	14d	6	0.35mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	14d	1	0.40mi
4 Holly Rd Crestview, FL	3.0	2.0	1165	$1,725	$1.48	22d	1	0.40mi
114 Blooming Cv Crestview, FL	3.0	2.0	1712	$2,095	$1.22	22d	1	0.43mi
111 Steeplechase Dr Crestview, FL	3.0	2.0	1637	$1,795	$1.10	44d	1	0.45mi
210 Lyla Ln Crestview, FL	4.0	2.0	1815	$2,295	$1.26	44d	1	0.49mi
157 Blooming Cv Crestview, FL	3.0	2.0	1727	$1,995	$1.16	44d	1	0.51mi
812 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,195	$1.20	44d	1	0.52mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$2,095	$1.21	14d	1	0.53mi
201 Lyla Ln Crestview, FL	3.0	2.0	1727	$1,999	$1.16	22d	1	0.53mi
916 Merganser Way Crestview, FL	3.0	2.0	1631	$1,950	$1.20	22d	1	0.55mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,100	$1.15	45d	1	0.64mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,000	$1.09	22d	1	0.64mi
301 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1100	$2,202	$2.00	14d	20	0.66mi
1035 Limpkin St Crestview, FL	4.0	2.0	1830	$2,300	$1.26	44d	1	0.68mi
661 Brookmeade Dr Crestview, FL	4.0	2.0	1637	$2,200	$1.34	14d	1	0.68mi
14 Flora Cv Crestview, FL	3.0	2.0	1357	$1,750	$1.29	22d	1	0.77mi
719 Quintana St Crestview, FL	4.0	2.0	1768	$2,000	$1.13	44d	1	0.82mi
727 Quintana St Crestview, FL	4.0	2.0	1768	$2,300	$1.30	14d	1	0.82mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	22d	1	0.83mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	14d	1	0.83mi
3016 Aplin Rd Crestview, FL	3.0	2.0	1280	$1,400	$1.09	44d	1	0.85mi
475 Aplin Rd Crestview, FL	1.0–2.0	1.0–2.0	764	$999	$1.31	44d	5	0.89mi
107 Trenton Ave Crestview, FL	4.0	3.0	1799	$2,150	$1.20	44d	1	0.91mi
413 Scarborough St Crestview, FL	4.0	2.0	1768	$2,100	$1.19	14d	1	0.99mi
440 Scarborough St Crestview, FL	4.0	2.0	1387	$2,100	$1.51	44d	1	0.99mi
4799 Coronado Cir Crestview, FL	3.0	2.0	1476	$2,200	$1.49	14d	1	1.02mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 25 events

1. 2026-06-18
   days on market $144,000 Active 38 DOM
2. 2026-06-17
   days on market $144,000 Active 37 DOM
3. 2026-06-16
   days on market $144,000 Active 36 DOM
4. 2026-06-15
   days on market $144,000 Active 35 DOM
5. 2026-06-14
   days on market $144,000 Active 33 DOM
6. 2026-06-13
   pricedays on market $144,000 Active 32 DOM
7. 2026-06-10
   days on market $149,000 Active 30 DOM
8. 2026-06-09
   days on market $149,000 Active 29 DOM
9. 2026-06-08
   days on market $149,000 Active 28 DOM
10. 2026-06-07
    days on market $149,000 Active 27 DOM
11. 2026-06-05
    days on market $149,000 Active 24 DOM
12. 2026-06-02
    days on market $149,000 Active 22 DOM
13. 2026-06-01
    days on market $149,000 Active 21 DOM
14. 2026-05-31
    days on market $149,000 Active 20 DOM
15. 2026-05-30
    days on market $149,000 Active 19 DOM
16. 2026-05-11
    listed $149,000 Active 701-char remark
17. 2021-03-29
    soldstatus $137,000
18. 2021-03-22
    soldstatus $137,000 Sold 272-char remark

    Show marketing remark (272 chars)

    Come look at this beautiful 3 bed 2.5 bath townhome with 1 car garage in the lovely Rolling Pines complex. This is the largest floor plan available in the community and one of the only units with a covered patio in the back! Call today for more details before it's gone!!!

19. 2021-03-22
    soldstatus $137,000 272-char remark

    Show marketing remark (272 chars)

    Come look at this beautiful 3 bed 2.5 bath townhome with 1 car garage in the lovely Rolling Pines complex. This is the largest floor plan available in the community and one of the only units with a covered patio in the back! Call today for more details before it's gone!!!

20. 2021-02-02
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Come look at this beautiful 3 bed 2.5 bath townhome with 1 car garage in the lovely Rolling Pines complex. This is the largest floor plan available in the community and one of the only units with a covered patio in the back! Call today for more details before it's gone!!!

21. 2021-01-04
    listed $144,900 Active 272-char remark

    Show marketing remark (272 chars)

    Come look at this beautiful 3 bed 2.5 bath townhome with 1 car garage in the lovely Rolling Pines complex. This is the largest floor plan available in the community and one of the only units with a covered patio in the back! Call today for more details before it's gone!!!

22. 2021-01-04
    listed $144,900 272-char remark

    Show marketing remark (272 chars)

    Come look at this beautiful 3 bed 2.5 bath townhome with 1 car garage in the lovely Rolling Pines complex. This is the largest floor plan available in the community and one of the only units with a covered patio in the back! Call today for more details before it's gone!!!

23. 2017-12-12
    soldstatus $98,000
24. 2006-04-12
    soldstatus $165,000
25. 2006-04-07
    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: $2,556 · $213/mo
• Projected year-2 tax: $2,556 · $213/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: $21,095
• − Mortgage interest: −$8,066
• − Property taxes: −$2,556
• − Insurance: −$720
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$420
• − Depreciation: −$4,189
• Taxable income: $1,768
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,483/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

+11.8% since first listed

11 events — show timeline

• 2026-06-12 Price Changed $144,000 ECAR
• 2026-05-11 Listed $149,000 ECAR
• 2021-03-29 Sold (Public Records) $137,000 Public Records
• 2021-03-22 Sold (MLS) $137,000 NAMLS
• 2021-03-22 Sold (MLS) $137,000 ECAR
• 2021-02-02 Pending — ECAR
• 2021-01-04 Listed $144,900 ECAR
• 2021-01-04 Listed $144,900 NAMLS
• 2017-12-12 Sold (Public Records) $98,000 Public Records
• 2006-04-12 Sold (Public Records) $165,000 Public Records
• 2006-04-07 Sold (Public Records) $128,800 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,556 · +61.2% YoY. Source: county tax records.