225 Swaying Pine Ct · Crestview, FL 32539

$150,000

3 bd · 3.0 ba · 1,573 sqft · Townhouse public records · 58 Days on market

Built 2006 1,742 sqft lot $95/sqft · 16% below area Est $179k · 16% 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 +25.3/30.0
• ARV discount +14.7/15.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• 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

Investment opportunity near the hospital in Rolling Pines Subdivision. Walking distance to elementary and middle school. This is a court ordered sale. Seller makes no warranties and has no knowledge of the condition of the property.

Key facts

• Near the hospital
• Built 2006
• Listed 58 days

Tags

• WALKING DISTANCE TO ELEMENTARY
• NEAR THE HOSPITAL
• ROLLING PINES SUBDIVISION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (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.
• 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); 45% 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 $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 58 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.18% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $178,573
• List price: $150,000
• Delta: -16.00%
• 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
178 Swaying Pine Ct	0.11mi	3/2.5	1,562 (-1%)	8mo	$163,500	$105	85
151 E Iron Horse Dr	0.30mi	3/2.5	1,554 (-1%)	4mo	$215,000	$138	78
293 Swaying Pine Ct	0.05mi	3/2.5	1,562 (-1%)	20mo	$128,501	$82	78
180 Swaying Pine Ct	0.11mi	3/2.5	1,564 (-1%)	18mo	$198,000	$127	77
182 Swaying Pine Ct	0.10mi	3/2.5	1,440 (-8%)	10mo	$185,000	$128	70
222 Swaying Pine Ct	0.03mi	3/2.5	1,356 (-14%)	6mo	$180,000	$133	68
114 E Iron Horse Dr	0.33mi	3/2.5	1,551 (-1%)	16mo	$225,000	$145	67
361 Crooked Pine Trl	0.17mi	3/2.5	1,356 (-14%)	1mo	$175,000	$129	67
151 Swaying Pine Ct	0.17mi	3/2.5	1,356 (-14%)	1mo	$180,000	$133	66
122 Swaying Pine Ct	0.23mi	3/2.5	1,356 (-14%)	2mo	$175,000	$129	63
363 Crooked Pine Trl	0.16mi	3/2.5	1,356 (-14%)	11mo	$164,000	$121	58
314 Crooked Pine Trl	0.26mi	3/2.5	1,356 (-14%)	8mo	$182,000	$134	56

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: 0.82×
• Total profit: $-7,691
• Equity at exit: $22,365

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,947
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$787
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $338

Break-even live

Break-even rent $1,337

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• 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	21d	1	0.14mi
143 Swaying Pine Ct Crestview, FL	3.0	2.5	1440	$1,450	$1.01	21d	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	21d	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
146 Iron Horse Dr E Unit 1 Crestview, FL	3.0	2.5	1974	$1,300	$0.66	44d	1	0.30mi
150 Iron Horse Dr E Unit 1 Crestview, FL	3.0	2.5	1974	$1,300	$0.66	44d	1	0.30mi
2500 E Redstone Ave Crestview, FL	1.0–3.0	1.0–2.0	1428	$1,952	$1.37	13d	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	21d	1	0.40mi
114 Blooming Cv Crestview, FL	3.0	2.0	1712	$2,095	$1.22	21d	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	21d	1	0.53mi
916 Merganser Way Crestview, FL	3.0	2.0	1631	$1,950	$1.20	21d	1	0.55mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,100	$1.15	44d	1	0.64mi
833 Moorhen Way Crestview, FL	4.0	2.0	1830	$2,000	$1.09	21d	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	21d	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	21d	1	0.83mi
4821 Acorn Dr Crestview, FL	3.0	2.0	1705	$1,930	$1.13	14d	1	0.83mi
153 Nicole Ln Crestview, FL	4.0	2.0	1985	$2,000	$1.01	44d	1	0.85mi
3016 Aplin Rd Crestview, FL	3.0	2.0	1280	$1,400	$1.09	44d	1	0.85mi
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

Listing history 25 events

1. 2026-06-18
   days on market $150,000 Active 58 DOM
2. 2026-06-17
   days on market $150,000 Active 57 DOM
3. 2026-06-16
   days on market $150,000 Active 56 DOM
4. 2026-06-15
   days on market $150,000 Active 55 DOM
5. 2026-06-14
   days on market $150,000 Active 53 DOM
6. 2026-06-13
   pricedays on market $150,000 Active 52 DOM
7. 2026-06-10
   days on market $160,000 Active 50 DOM
8. 2026-06-09
   days on market $160,000 Active 49 DOM
9. 2026-06-08
   days on market $160,000 Active 48 DOM
10. 2026-06-07
    days on market $160,000 Active 47 DOM
11. 2026-06-05
    days on market $160,000 Active 44 DOM
12. 2026-06-02
    days on market $160,000 Active 42 DOM
13. 2026-06-01
    days on market $160,000 Active 41 DOM
14. 2026-05-31
    days on market $160,000 Active 40 DOM
15. 2026-05-30
    days on market $160,000 Active 39 DOM
16. 2026-04-21
    listed $160,000 Active 233-char remark

    Show marketing remark (233 chars)

    Investment opportunity near the hospital in Rolling Pines Subdivision. Walking distance to elementary and middle school. This is a court ordered sale. Seller makes no warranties and has no knowledge of the condition of the property.

17. 2023-05-09
    soldstatus $213,200
18. 2023-05-05
    soldstatus $213,125 Sold 629-char remark

    Show marketing remark (629 chars)

    One of the largest floorplans in the Rolling Pines community. The 1st floor has great natural light and hosts a large living room, seperate dining room, kitchen, and half bath for guests. The 2nd floor features a primary bedroom, large enough to fit a king-sized bed and nightstands, and is equipped with walk-in closet and en-suite bathroom for added privacy. Walk past the laundry room to enter the large guest bedrooms and shared guest bathroom. The backyard is bordered on both sides with a fence, providing privacy. The unfenced area allows for a view of the surrounding woods, creating a peaceful and natural atmosphere.

19. 2023-04-01
    status Pending 629-char remark

    Show marketing remark (629 chars)

    One of the largest floorplans in the Rolling Pines community. The 1st floor has great natural light and hosts a large living room, seperate dining room, kitchen, and half bath for guests. The 2nd floor features a primary bedroom, large enough to fit a king-sized bed and nightstands, and is equipped with walk-in closet and en-suite bathroom for added privacy. Walk past the laundry room to enter the large guest bedrooms and shared guest bathroom. The backyard is bordered on both sides with a fence, providing privacy. The unfenced area allows for a view of the surrounding woods, creating a peaceful and natural atmosphere.

20. 2023-03-30
    listed $210,000 Active 629-char remark

    Show marketing remark (629 chars)

    One of the largest floorplans in the Rolling Pines community. The 1st floor has great natural light and hosts a large living room, seperate dining room, kitchen, and half bath for guests. The 2nd floor features a primary bedroom, large enough to fit a king-sized bed and nightstands, and is equipped with walk-in closet and en-suite bathroom for added privacy. Walk past the laundry room to enter the large guest bedrooms and shared guest bathroom. The backyard is bordered on both sides with a fence, providing privacy. The unfenced area allows for a view of the surrounding woods, creating a peaceful and natural atmosphere.

21. 2012-04-05
    soldstatus $63,000
22. 2009-10-28
    historical
23. 2008-09-08
    listed $124,900
24. 2008-09-08
    listed $124,900
25. 2007-07-20
    soldstatus $3,465,300

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,486 · $207/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 ≥106°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: $21,184
• − Mortgage interest: −$8,402
• − Property taxes: −$2,486
• − Insurance: −$750
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,364
• Taxable income: $1,793
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,630/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

-95.4% since first listed

10 events — show timeline

• 2026-04-21 Listed $160,000 NAMLS
• 2023-05-09 Sold (Public Records) $213,200 Public Records
• 2023-05-05 Sold (MLS) $213,125 ECAR
• 2023-04-01 Pending — ECAR
• 2023-03-30 Listed $210,000 ECAR
• 2012-04-05 Sold (Public Records) $63,000 Public Records
• 2009-10-28 Listing Removed — NAMLS
• 2008-09-08 Listed $124,900 NAMLS
• 2008-09-08 Listed $124,900 ECAR
• 2007-07-20 Sold (Public Records) $3,465,300 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,486 · -6.2% YoY. Source: county tax records.