20 Tranquil Ln · Crawfordville, FL 32327

$205,000

3 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 7 Days on market

Built 2020 4,791 sqft lot Est $225k · 9% under

---

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 +16.2/30.0
• ARV discount +11.5/15.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This like-new home is super clean and ready for its new buyer to move in! Located on a short, paved street with a cul-de-sac, it's quiet and less traveled. The kitchen features like-new stainless steel appliances, shaker style cabinets with tasteful accent colors, and plenty of natural lighting. The master bedroom is a nice size, with a tray ceiling and walk in closet. This home also features french doors that lead out to the covered back porch, a ring door bell, and is fully fenced. Crawfordville is a growing town, with A rated schools, close to beaches and rivers, and only 30 minutes to Tallahassee. This affordable, cute home won't last long, so schedule your private showing asap!

Key facts

• Local amenities
• Great outdoor space
• 4,791 sq ft lot

Tags

• GREAT OUTDOOR SPACE
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-story; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Publicly maintained road access

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (12x12); Bedroom 3 (12x10)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating
• Interior features: Tray ceilings; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $191k (6.9% below list).
• Recommended offer: $191k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.3% in Crawfordville — 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 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 468 units permitted in Wakulla County in 2024 (0 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,951 (6.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $225,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Imaginary	0.05mi	3/2.0	1,198 (-5%)	1mo	$218,000	$182	89
120 Duane Dr	0.08mi	3/2.0	1,314 (+4%)	2mo	$265,000	$202	88
115 Melody Ln	0.16mi	3/2.0	1,215 (-3%)	2mo	$216,900	$179	85
40 Duane Dr	0.28mi	3/2.0	1,230 (-2%)	1mo	$228,000	$185	83
51 Ted Lott Ln	0.34mi	3/2.0	1,226 (-2%)	1mo	$199,000	$162	79
86 Shar-mel-re Ln	0.32mi	3/2.0	1,215 (-3%)	2mo	$219,400	$181	78
95 Tafflinger Rd	0.45mi	3/2.0	1,225 (-3%)	1mo	$216,900	$177	74
4 Shar-mel-re Ln	0.50mi	3/2.0	1,278 (+2%)	1mo	$230,000	$180	73
88A Tafflinger Rd	0.50mi	3/2.0	1,215 (-3%)	1mo	$216,900	$179	70
163 Shar-mel-re Ln	0.21mi	3/2.0	1,406 (+12%)	1mo	$242,400	$172	70
108 Lance Ln	0.22mi	3/2.0	1,406 (+12%)	1mo	$239,900	$171	69
8 Melody Ln	0.46mi	3/2.0	1,406 (+12%)	1mo	$239,900	$171	58

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 · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-25,869
• Equity at exit: $30,566

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-12,032
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $110

Break-even live

Break-even rent $1,771

Max offer price $205,000

Occupancy floor 89%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Tafflinger Rd Crawfordville, FL	4.0	2.0	1497	$2,000	$1.34	21d	1	0.27mi
7 Homestretch Ln Crawfordville, FL	1.0–3.0	1.0–2.0	931	$1,350	$1.45	21d	7	0.98mi
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	14d	1	0.98mi

Listing history 6 events

1. 2026-06-18
   days on market $205,000 Active 7 DOM
2. 2026-06-17
   days on market $205,000 Active 6 DOM
3. 2026-06-16
   days on market $205,000 Active 5 DOM
4. 2026-06-15
   days on market $205,000 Active 4 DOM
5. 2026-06-14
   remarks 395-char remark
6. 2026-06-14
   listed $205,000 Active 2 DOM

ⓘ 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: $2,861 · $238/mo
• Projected year-2 tax: $2,861 · $238/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,914
• − Mortgage interest: −$11,483
• − Property taxes: −$2,861
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$5,964
• Taxable loss: −$2,084
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,816/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

+36.8% since first listed

7 events — show timeline

• 2026-05-18 Listed $205,000 CATRS
• 2022-08-19 Sold (Public Records) $209,000 Public Records
• 2022-08-19 Sold (MLS) $209,000 CATRS
• 2022-08-06 Contingent — CATRS
• 2022-08-02 Listed $209,900 CATRS
• 2020-07-09 Sold (MLS) $148,900 CATRS
• 2020-06-08 Listed $149,900 CATRS

Property tax history

+114.4%/yr

Latest (2025): $2,861 · +12.8% YoY. Source: county tax records.