119 Crestwood Dr · Crawfordville, FL 32327

$349,000

5 bd · 3.0 ba · 2,136 sqft · Land · 28 Days on market

Built 2026 1.00 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

Brand new manufactured home situated on a spacious 1-acre lot, offering the perfect blend of comfort, space, and peaceful country living. This well-designed home features 5 bedrooms and 3 full bathrooms with a functional split floor plan ideal for a variety of living arrangements. Enjoy multiple living spaces including a separate living room and an oversized family room perfect for relaxing or entertaining. The large lot provides plenty of room to enjoy the outdoors, while the privacy fence adds an extra sense of seclusion and security. Nestled in a quiet rural setting, this property offers the tranquility of country living while still being within convenient reach of nearby amenities. Buye

Key facts

• Quiet rural setting
• Spacious lot
• Privacy fence

Tags

• SPACIOUS LOT
• MULTIPLE LIVING SPACES
• PRIVACY FENCE
• QUIET RURAL SETTING

Property features AI

Finance

• Other: Offered for sale

Exterior

• Parking: Driveway
• Security: Owned security system
• Utilities: Septic tank
• Home design: Double-wide mobile home; Single-story
• Construction: Vinyl siding
• Exterior features: Fully fenced yard; Privacy fencing; Deck; Paved road access; Located on a 1-acre lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tray ceilings; Vaulted ceilings; Split-bedroom floor plan

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $349k.

Deal economics

• At list price, monthly cash flow is $-740 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (39.3% below list).
• Recommended offer: $212k (39.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#187 in FL, #2,943 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wakulla (rural): math 56% / reading 56% proficiency, ranked #18 of 73 in FL (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.2%/yr); 346 active listings in the ZIP; solid renter incomes; 468 units permitted in Wakulla County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,673 (39.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.08%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -32.2%
• Equity multiple: -0.06×
• Total profit: $-103,245
• Equity at exit: $52,037

10-year hold

• IRR: -36.4%
• Equity multiple: -0.52×
• Total profit: $-148,851
• Equity at exit: $30,175

Cash invested: $97,720 (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 32327

• Home prices YoY: -1.5%
• Rents YoY: 3.2%
• Active inventory: 346
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-740

Break-even live

Break-even rent $3,053

Max offer price $241,974

Occupancy floor —

Sensitivity live

Price	-10% $-498	-5% $-619	+0% $-740	+5% $-860	+10% $-981
Rent	-10% $-907	-5% $-823	+0% $-740	+5% $-656	+10% $-572
Rate	-1.0pp $-564	-0.5pp $-651	base $-740	+0.5pp $-830	+1.0pp $-922

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $349,000 Active 28 DOM
2. 2026-06-17
   days on market $349,000 Active 27 DOM
3. 2026-06-16
   days on market $349,000 Active 26 DOM
4. 2026-06-15
   days on market $349,000 Active 25 DOM
5. 2026-06-14
   days on market $349,000 Active 23 DOM
6. 2026-06-10
   days on market $349,000 Active 20 DOM
7. 2026-06-09
   days on market $349,000 Active 19 DOM
8. 2026-06-08
   days on market $349,000 Active 18 DOM
9. 2026-06-07
   days on market $349,000 Active 17 DOM
10. 2026-06-05
    days on market $349,000 Active 14 DOM
11. 2026-06-03
    days on market $349,000 Active 13 DOM
12. 2026-06-02
    days on market $349,000 Active 12 DOM
13. 2026-06-01
    days on market $349,000 Active 11 DOM
14. 2026-05-31
    days on market $349,000 Active 10 DOM
15. 2026-05-30
    days on market $349,000 Active 9 DOM
16. 2026-05-21
    listed $349,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,401
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$10,153
• Taxable loss: −$15,345
• Est. tax savings @ 24.0%: +$3,683
• After-tax cash flow: $-5,193/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: Wakulla
• NCES district ID: 1201950
• Math proficiency: 56% ▼ -7.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $53,740
• Composite: 48.12/100
• National rank: #2183
• State rank: #18 of 73 in FL

Livability — Crawfordville

• Score: 77/100
• State rank: #187
• US rank: #2943

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wakulla County · 31,445 people
• City population: 31,445
• Metro: Tallahassee, FL
• Population (ZIP): 31,445
• Household income: $84,138
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 360.0

Population outlook (Wakulla County) Hauer SSP2

• Today (2025): 32,809 people
• By 2030: 33,165 · +1.1%
• By 2040: 33,245 · +1.3%
• By 2050: 32,539 · -0.8%
• By 2075: 29,676 · -9.5%
• By 2100: 22,931 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Italian 5% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Wakulla

• 2024 margin: Solid R (+44.4) · D 27.4% · R 71.8%
• 2008→2024 swing: -19.5pp toward R · 2008: -24.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+40.9 2016: R+40.1 2012: R+28.1 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.59%
• Current HPI: 302.1883
• Rent YoY: ▲ 3.18%
• Metro: Tallahassee, 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

1 event — show timeline

• 2026-05-21 Listed $349,000 CATRS

Property tax history

+18.1%/yr

Latest (2025): $331 · +47.3% YoY. Source: county tax records.