31 Jean Dr · Crawfordville, FL 32327

$199,000

4 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 76 Days on market

Built 2015 1.00 ac lot Est $134k · 48% over

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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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for space? This is it, must see this beautiful completely renovated home, with 2368 sq ft of heated and cooled space! 4 Bedroom/2.5 baths. Split floor plan with an open concept! Drive up to this beautiful concrete circular drive way, large rocking chair front porch with a beautiful red brick skirt completely around the home. So much space, with a large 19 x19 formal living room open to the large formal dining room, gorgeous kitchen with beautiful new gray cabinets, flooring is a one of a kind tile, s/s appliances, granite counter tops and so much counter top space! Main living areas comes with a vaulted ceiling. Kitchen and formal dining room is open to the large 16 x 19 family room, with fireplace, 2 car carport, large 12 x 24 screened back porch, and a covered side porch, just too much to mention! Must see this beautiful home!!

Key facts

• Paved road
• Additional workshop
• Front and back decks

Tags

• NEW ROOF
• CONCRETE CIRCULAR DRIVEWAY
• FRONT AND BACK DECKS
• PARTIALLY FENCED YARD
• ADDITIONAL WORKSHOP
• PAVED ROAD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Home design: Single-family property
• Exterior features: Partial fencing; Paved road access

Interior

• Kitchen: Microwave
• Bedrooms: Bedroom 2 — 12x10; Bedroom 3 — 12x10; Bedroom 4 — 12x10; Additional room (other) — 8x10
• Bathrooms: 2 full bathrooms
• Interior features: Tray ceilings; Vaulted ceilings; Garden tub / Roman tub; Stall shower; Split bedroom floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $195k (2.3% below list).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 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

• It's been on market 76 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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.
• Current owner paid $147k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $134,460
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Jane Dr	0.07mi	3/2.0 (-1)	1,746 (+8%)	13mo	$145,000	$83	68

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-22,363
• Equity at exit: $29,672

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,644
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$261 /mo · $3,133/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $149

Break-even live

Break-even rent $1,756

Max offer price $199,000

Occupancy floor 87%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $199,000 Active 76 DOM
2. 2026-06-17
   days on market $199,000 Active 75 DOM
3. 2026-06-16
   days on market $199,000 Active 74 DOM
4. 2026-06-15
   days on market $199,000 Active 73 DOM
5. 2026-06-14
   days on market $199,000 Active 71 DOM
6. 2026-06-10
   days on market $199,000 Active 68 DOM
7. 2026-06-09
   days on market $199,000 Active 67 DOM
8. 2026-06-08
   days on market $199,000 Active 66 DOM
9. 2026-06-07
   days on market $199,000 Active 65 DOM
10. 2026-06-05
    days on market $199,000 Active 62 DOM
11. 2026-06-03
    days on market $199,000 Active 61 DOM
12. 2026-06-02
    days on market $199,000 Active 60 DOM
13. 2026-06-01
    days on market $199,000 Active 59 DOM
14. 2026-05-31
    days on market $199,000 Active 58 DOM
15. 2026-05-30
    days on market $199,000 Active 57 DOM
16. 2026-04-04
    price $199,000
17. 2026-04-03
    listed $199,900 Active
18. 2025-12-14
    historical
19. 2025-12-06
    status Active
20. 2025-12-06
    price $189,900
21. 2025-12-03
    historical Active Under Contract
22. 2025-12-02
    status Pending
23. 2025-09-17
    historical Contingent
24. 2025-08-06
    status Active
25. 2025-08-06
    price $190,000
26. 2025-08-06
    historical Contingent
27. 2025-06-14
    listed $184,900 Active
28. 2020-04-30
    soldstatus $147,000
29. 2020-04-24
    soldstatus $147,000 849-char remark

    Show marketing remark (849 chars)

    Looking for space? This is it, must see this beautiful completely renovated home, with 2368 sq ft of heated and cooled space! 4 Bedroom/2.5 baths. Split floor plan with an open concept! Drive up to this beautiful concrete circular drive way, large rocking chair front porch with a beautiful red brick skirt completely around the home. So much space, with a large 19 x19 formal living room open to the large formal dining room, gorgeous kitchen with beautiful new gray cabinets, flooring is a one of a kind tile, s/s appliances, granite counter tops and so much counter top space! Main living areas comes with a vaulted ceiling. Kitchen and formal dining room is open to the large 16 x 19 family room, with fireplace, 2 car carport, large 12 x 24 screened back porch, and a covered side porch, just too much to mention! Must see this beautiful home!!

30. 2020-04-04
    listed $155,000 849-char remark

    Show marketing remark (849 chars)

    Looking for space? This is it, must see this beautiful completely renovated home, with 2368 sq ft of heated and cooled space! 4 Bedroom/2.5 baths. Split floor plan with an open concept! Drive up to this beautiful concrete circular drive way, large rocking chair front porch with a beautiful red brick skirt completely around the home. So much space, with a large 19 x19 formal living room open to the large formal dining room, gorgeous kitchen with beautiful new gray cabinets, flooring is a one of a kind tile, s/s appliances, granite counter tops and so much counter top space! Main living areas comes with a vaulted ceiling. Kitchen and formal dining room is open to the large 16 x 19 family room, with fireplace, 2 car carport, large 12 x 24 screened back porch, and a covered side porch, just too much to mention! Must see this beautiful home!!

31. 2012-03-16
    soldstatus $89,900
32. 2011-09-30
    soldstatus $41,500
33. 2011-01-26
    listed $45,800
34. 2010-09-15
    historical
35. 2010-08-20
    listed $100,000
36. 2004-11-22
    soldstatus $30,000
37. 1989-01-01
    soldstatus $105,800

ⓘ 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: $3,133 · $261/mo
• Projected year-2 tax: $3,133 · $261/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 10/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,342
• − Mortgage interest: −$11,147
• − Property taxes: −$3,133
• − Insurance: −$995
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$5,789
• Taxable loss: −$1,457
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $2,139/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

+88.1% since first listed

22 events — show timeline

• 2026-04-04 Price Changed $199,000 CATRS
• 2026-04-03 Listed $199,900 CATRS
• 2025-12-14 Listing Removed — CATRS
• 2025-12-06 Relisted — CATRS
• 2025-12-06 Price Changed $189,900 CATRS
• 2025-12-03 Contingent — CATRS
• 2025-12-02 Pending — CATRS
• 2025-09-17 Contingent — CATRS
• 2025-08-06 Relisted — CATRS
• 2025-08-06 Price Changed $190,000 CATRS
• 2025-08-06 Contingent — CATRS
• 2025-06-14 Listed $184,900 CATRS
• 2020-04-30 Sold (Public Records) $147,000 Public Records
• 2020-04-24 Sold (MLS) $147,000 CATRS
• 2020-04-04 Listed $155,000 CATRS
• 2012-03-16 Sold (Public Records) $89,900 Public Records
• 2011-09-30 Sold (MLS) $41,500 CATRS
• 2011-01-26 Listed $45,800 CATRS
• 2010-09-15 Listing Removed — CATRS
• 2010-08-20 Listed $100,000 CATRS
• 2004-11-22 Sold (Public Records) $30,000 Public Records
• 1989-01-01 Sold (Public Records) $105,800 Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,133 · +78.5% YoY. Source: county tax records.