203 Milestone Trl · Crawfordville, FL 32327

$305,900

4 bd · 2.0 ba · 1,799 sqft · SingleFamily · 58 Days on market

Built 2026 8,712 sqft lot Est $326k · 6% under $13/mo HOA · 1% of rent ↓ 4% since listing

---

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).

• ARV discount +10.2/15.0
• Cash flow +8.2/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Welcome to 203 Milestone Trail in Wesley Park, our new home community in Crawfordville, FL. The one-level Cali plan provides an efficient, 4-bedroom, 2 bath design in 1,799 square feet. This plan continues to be one of D. R. Horton’s bestselling. As you enter the Cali, you will find two bedrooms and the second bathroom with a tub/shower combo off the foyer. The third bedroom is further down the hall, making it a perfect space for private guest room or office. The hallway then leads to the beautiful open kitchen featuring a spacious walk-in pantry and large island. This island overlooks the dining and living room combination, creating the perfect space for entertaining and everyday mea

Key facts

• Luxurious shower
• Primary suite
• Covered patio

Tags

• OPEN KITCHEN
• WALK-IN PANTRY
• LARGE ISLAND
• COVERED PATIO
• PRIMARY SUITE
• LUXURIOUS SHOWER

Property features AI

Finance

• Other: Property listed for sale
• HOA & community: HOA fee of $150; Neighborhood sidewalks

Exterior

• Parking: Attached two-car garage
• Utilities: Public water and sewer (not otherwise specified)
• Home design: Single-story home; New construction; Vinyl siding
• Construction: Vinyl siding construction; New construction; Has home warranty
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (10x11); Bedroom 3 (10x11); Bedroom 4 (11x12)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Plank and vinyl flooring; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $306k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (24.0% below list).
• Recommended offer: $233k (24.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 33% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,621 (24.0% 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 58 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $325,619
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Milestone Trl	0.02mi	4/2.0	1,799 (0%)	2mo	$325,900	$181	98
160 Milestone Trl	0.02mi	4/2.0	1,799 (0%)	2mo	$319,000	$177	98
145 Milestone Trl	0.02mi	4/2.0	1,799 (0%)	2mo	$334,258	$186	98
169 Milestone Trl	0.02mi	4/2.0	1,799 (0%)	2mo	$319,900	$178	98
148 Milestone Trl	0.02mi	4/2.0	1,799 (0%)	3mo	$319,900	$178	97
133 Milestone Trl	0.02mi	4/2.0	1,799 (0%)	3mo	$303,000	$168	97
137 Milestone Trl	0.02mi	3/2.0 (-1)	1,580 (-12%)	1mo	$285,900	$181	73
144 Milestone Trl	0.02mi	3/2.0 (-1)	1,580 (-12%)	2mo	$289,900	$183	72
293 Ivy Ln	0.10mi	3/2.0 (-1)	1,580 (-12%)	3mo	$299,900	$190	68
136 Milestone Trl	0.02mi	5/3.0 (+1)	2,043 (+14%)	2mo	$332,400	$163	66
4 Divine Loop	0.58mi	4/2.0	1,644 (-9%)	1mo	$349,900	$213	58
197 Pruitt Dr	0.23mi	5/3.0 (+1)	2,043 (+14%)	3mo	$329,900	$161	55

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-67,529
• Equity at exit: $45,611

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-80,615
• Equity at exit: $26,449

Cash invested: $85,652 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,326 medium
• Mortgage (P&I): −$1,604
• Tax est. 1.5%: −$382 /mo · $4,588/yr
• Insurance: −$127
• HOA: −$13
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-289

Break-even live

Break-even rent $2,692

Max offer price $264,039

Occupancy floor —

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: $76,475
• Closing costs: $9,177
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
356 Dellwood Rd Crawfordville, FL	3.0–5.0	2.0–3.0	1796	$2,412	$1.34	14d	3	0.17mi
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	14d	1	0.81mi
20 Hampton Way Crawfordville, FL	3.0	3.0	1344	$1,635	$1.22	21d	1	1.06mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 17 events

1. 2026-06-18
   days on market $305,900 Active 58 DOM
2. 2026-06-17
   days on market $305,900 Active 57 DOM
3. 2026-06-16
   days on market $305,900 Active 56 DOM
4. 2026-06-15
   days on market $305,900 Active 55 DOM
5. 2026-06-14
   days on market $305,900 Active 53 DOM
6. 2026-06-10
   days on market $305,900 Active 50 DOM
7. 2026-06-09
   days on market $305,900 Active 49 DOM
8. 2026-06-08
   days on market $305,900 Active 48 DOM
9. 2026-06-07
   days on market $305,900 Active 47 DOM
10. 2026-06-05
    days on market $305,900 Active 44 DOM
11. 2026-06-03
    pricedays on market $305,900 Active 43 DOM
12. 2026-06-02
    days on market $330,900 Active 42 DOM
13. 2026-06-01
    days on market $330,900 Active 41 DOM
14. 2026-05-31
    days on market $330,900 Active 40 DOM
15. 2026-05-30
    days on market $330,900 Active 39 DOM
16. 2026-05-22
    price $319,900
17. 2026-04-21
    listed $334,900 Active

ⓘ 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: $27,915
• − Mortgage interest: −$17,135
• − Property taxes: −$4,588
• − Insurance: −$1,530
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − HOA: −$156
• − Depreciation: −$8,899
• Taxable loss: −$8,860
• Est. tax savings @ 24.0%: +$2,126
• After-tax cash flow: $-1,345/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

• Census place: Crawfordville, FL
• 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

-4.5% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $319,900 CATRS
• 2026-04-21 Listed $334,900 CATRS