186 Turpentine Dr · Crawfordville, FL 32327

$235,900

3 bd · 2.5 ba · 1,498 sqft · Land · 326 Days on market

Built 2025 435 sqft lot $94/mo HOA · 5% of rent

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Why this score? — see what drove the D- 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

186 Turpentine Drive in Misting Springs is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedicated dining space, ideal for both entertaining and daily living. Upstairs, the well-appointed staircase leads you to all three bedrooms and two full bathrooms. The large primary suite offers ample space for a king-sized bed and features natural light streaming through the window. The en-suite bathroom is designed for luxury, with double vanities, a walk-in shower, and an oversized closet, providing both functionality and comfort. The two additional bedrooms are versatile spaces that can easily serve as kids' rooms, guest rooms, or even a home office, catering to your needs. Each townhome at Bemiss Springs is constructed with the highest quality materials and craftsmanship, showcasing attention to detail in every aspect of design. For added peace of mind, all homes come with a one-year builder's warranty. Additionally, every home is equipped with a Smart Home technology package, enhancing your connectivity, security, and convenience for a truly modern livi

Key facts

• Designer kitchen
• Powder room
• Granite countertops

Tags

• DESIGNER KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• OPEN-CONCEPT LIVING SPACE
• POWDER ROOM
• EXPANSIVE LIVING AREA

Property features AI

Finance

• HOA & community: Association fee applies

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: New construction; 2 stories; Has home warranty
• Construction: New construction
• Exterior features: Community pool; Paved road; Curbs and gutters

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Bedroom 2 (14x10); Bedroom 3 (14x9)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric); Electric heating
• Interior features: High ceilings; Stall shower; Upper-level primary

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $236k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (20.1% below list).
• Recommended offer: $188k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Crawfordville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Crawfordville Elementary School (math 65% / reading 65%, grade B+, #514 of 2,144 statewide, top 24%, 684 students, 42% FRL); Wakulla Middle School (math 55% / reading 52%, grade C+, #205 of 571 statewide, top 36%, 486 students, 41% FRL); Wakulla High School (math 42% / reading 51%, grade D-, #216 of 667 statewide, top 33%, 1,418 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 346 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $188,410 (20.1% 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. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 10.4

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-52,817
• Equity at exit: $35,173

10-year hold

• IRR: -17.3%
• Equity multiple: 0.04×
• Total profit: $-63,573
• Equity at exit: $20,396

Cash invested: $66,052 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$1,237
• Tax est. 1.5%: −$295 /mo · $3,538/yr
• Insurance: −$98
• HOA: −$94
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-236

Break-even live

Break-even rent $2,183

Max offer price $201,777

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-154	+0% $-236	+5% $-317	+10% $-399
Rent	-10% $-385	-5% $-310	+0% $-236	+5% $-161	+10% $-87
Rate	-1.0pp $-117	-0.5pp $-176	base $-236	+0.5pp $-297	+1.0pp $-359

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Tafflinger Rd Crawfordville, FL	4.0	2.0	1497	$2,000	$1.34	23d	1	0.49mi
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	15d	1	0.60mi
7 Homestretch Ln Crawfordville, FL	1.0–3.0	1.0–2.0	931	$1,350	$1.45	23d	7	0.68mi
356 Dellwood Rd Crawfordville, FL	3.0–5.0	2.0–3.0	1796	$2,150	$1.20	15d	3	1.46mi

HOA detail

• Monthly dues: $94 · $1,128/yr
• Likely covers: security

Listing history 29 events

1. 2026-06-22
   days on market $235,900 Active 326 DOM
2. 2026-06-18
   days on market $235,900 Active 323 DOM
3. 2026-06-17
   days on market $235,900 Active 322 DOM
4. 2026-06-16
   days on market $235,900 Active 321 DOM
5. 2026-06-15
   days on market $235,900 Active 320 DOM
6. 2026-06-14
   days on market $235,900 Active 318 DOM
7. 2026-06-10
   days on market $235,900 Active 315 DOM
8. 2026-06-09
   days on market $235,900 Active 314 DOM
9. 2026-06-08
   days on market $235,900 Active 313 DOM
10. 2026-06-07
    days on market $235,900 Active 312 DOM
11. 2026-06-05
    days on market $235,900 Active 309 DOM
12. 2026-06-03
    days on market $235,900 Active 308 DOM
13. 2026-06-02
    days on market $235,900 Active 307 DOM
14. 2026-06-01
    days on market $235,900 Active 306 DOM
15. 2026-05-31
    days on market $235,900 Active 305 DOM
16. 2026-05-30
    days on market $235,900 Active 304 DOM
17. 2026-05-12
    price $235,900
18. 2026-05-07
    price $242,900
19. 2026-02-07
    price $245,900 1504-char remark

    Show marketing remark (1504 chars)

    186 Turpentine Drive in Misting Springs is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedicated dining space, ideal for both entertaining and daily living. Upstairs, the well-appointed staircase leads you to all three bedrooms and two full bathrooms. The large primary suite offers ample space for a king-sized bed and features natural light streaming through the window. The en-suite bathroom is designed for luxury, with double vanities, a walk-in shower, and an oversized closet, providing both functionality and comfort. The two additional bedrooms are versatile spaces that can easily serve as kids' rooms, guest rooms, or even a home office, catering to your needs. Each townhome at Bemiss Springs is constructed with the highest quality materials and craftsmanship, showcasing attention to detail in every aspect of design. For added peace of mind, all homes come with a one-year builder's warranty. Additionally, every home is equipped with a Smart Home technology package, enhancing your connectivity, security, and convenience for a truly modern livi

20. 2026-02-06
    price $245,900
21. 2026-01-13
    price $266,900 1504-char remark

    Show marketing remark (1504 chars)

    186 Turpentine Drive in Misting Springs is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedicated dining space, ideal for both entertaining and daily living. Upstairs, the well-appointed staircase leads you to all three bedrooms and two full bathrooms. The large primary suite offers ample space for a king-sized bed and features natural light streaming through the window. The en-suite bathroom is designed for luxury, with double vanities, a walk-in shower, and an oversized closet, providing both functionality and comfort. The two additional bedrooms are versatile spaces that can easily serve as kids' rooms, guest rooms, or even a home office, catering to your needs. Each townhome at Bemiss Springs is constructed with the highest quality materials and craftsmanship, showcasing attention to detail in every aspect of design. For added peace of mind, all homes come with a one-year builder's warranty. Additionally, every home is equipped with a Smart Home technology package, enhancing your connectivity, security, and convenience for a truly modern livi

22. 2026-01-12
    price $266,900
23. 2025-12-02
    price $261,900 1504-char remark

    Show marketing remark (1504 chars)

    186 Turpentine Drive in Misting Springs is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedicated dining space, ideal for both entertaining and daily living. Upstairs, the well-appointed staircase leads you to all three bedrooms and two full bathrooms. The large primary suite offers ample space for a king-sized bed and features natural light streaming through the window. The en-suite bathroom is designed for luxury, with double vanities, a walk-in shower, and an oversized closet, providing both functionality and comfort. The two additional bedrooms are versatile spaces that can easily serve as kids' rooms, guest rooms, or even a home office, catering to your needs. Each townhome at Bemiss Springs is constructed with the highest quality materials and craftsmanship, showcasing attention to detail in every aspect of design. For added peace of mind, all homes come with a one-year builder's warranty. Additionally, every home is equipped with a Smart Home technology package, enhancing your connectivity, security, and convenience for a truly modern livi

24. 2025-12-02
    price $271,900 1504-char remark

    Show marketing remark (1504 chars)

    186 Turpentine Drive in Misting Springs is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedicated dining space, ideal for both entertaining and daily living. Upstairs, the well-appointed staircase leads you to all three bedrooms and two full bathrooms. The large primary suite offers ample space for a king-sized bed and features natural light streaming through the window. The en-suite bathroom is designed for luxury, with double vanities, a walk-in shower, and an oversized closet, providing both functionality and comfort. The two additional bedrooms are versatile spaces that can easily serve as kids' rooms, guest rooms, or even a home office, catering to your needs. Each townhome at Bemiss Springs is constructed with the highest quality materials and craftsmanship, showcasing attention to detail in every aspect of design. For added peace of mind, all homes come with a one-year builder's warranty. Additionally, every home is equipped with a Smart Home technology package, enhancing your connectivity, security, and convenience for a truly modern livi

25. 2025-12-02
    price $261,900 1504-char remark

    Show marketing remark (1504 chars)

    186 Turpentine Drive in Misting Springs is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedicated dining space, ideal for both entertaining and daily living. Upstairs, the well-appointed staircase leads you to all three bedrooms and two full bathrooms. The large primary suite offers ample space for a king-sized bed and features natural light streaming through the window. The en-suite bathroom is designed for luxury, with double vanities, a walk-in shower, and an oversized closet, providing both functionality and comfort. The two additional bedrooms are versatile spaces that can easily serve as kids' rooms, guest rooms, or even a home office, catering to your needs. Each townhome at Bemiss Springs is constructed with the highest quality materials and craftsmanship, showcasing attention to detail in every aspect of design. For added peace of mind, all homes come with a one-year builder's warranty. Additionally, every home is equipped with a Smart Home technology package, enhancing your connectivity, security, and convenience for a truly modern livi

26. 2025-12-01
    price $261,900
27. 2025-07-30
    listed $271,900 Active
28. 2025-07-01
    listed $271,900 Active 1504-char remark

    Show marketing remark (1504 chars)

    186 Turpentine Drive in Misting Springs is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedicated dining space, ideal for both entertaining and daily living. Upstairs, the well-appointed staircase leads you to all three bedrooms and two full bathrooms. The large primary suite offers ample space for a king-sized bed and features natural light streaming through the window. The en-suite bathroom is designed for luxury, with double vanities, a walk-in shower, and an oversized closet, providing both functionality and comfort. The two additional bedrooms are versatile spaces that can easily serve as kids' rooms, guest rooms, or even a home office, catering to your needs. Each townhome at Bemiss Springs is constructed with the highest quality materials and craftsmanship, showcasing attention to detail in every aspect of design. For added peace of mind, all homes come with a one-year builder's warranty. Additionally, every home is equipped with a Smart Home technology package, enhancing your connectivity, security, and convenience for a truly modern livi

29. 2025-04-24
    soldstatus $3,755,838

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

Taxation est. · year 1

• Rental income: $22,609
• − Mortgage interest: −$13,214
• − Property taxes: −$3,538
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$1,128
• − Depreciation: −$6,863
• Taxable loss: −$6,931
• Est. tax savings @ 24.0%: +$1,663
• After-tax cash flow: $-1,166/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

-93.7% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $235,900 CATRS
• 2026-05-07 Price Changed $242,900 CATRS
• 2026-02-07 Price Changed $245,900 Zillow
• 2026-02-06 Price Changed $245,900 CATRS
• 2026-01-13 Price Changed $266,900 Zillow
• 2026-01-12 Price Changed $266,900 CATRS
• 2025-12-02 Price Changed $261,900 Zillow
• 2025-12-02 Price Changed $271,900 Zillow
• 2025-12-02 Price Changed $261,900 Zillow
• 2025-12-01 Price Changed $261,900 CATRS
• 2025-07-30 Listed $271,900 CATRS
• 2025-07-01 Listed $271,900 Zillow
• 2025-04-24 Sold (Public Records) $3,755,838 Public Records