145 Richardson Rd · Woodville, FL 32327

$209,000

3 bd · 2.0 ba · 1,589 sqft · Manufactured public records · 14 Days on market

Built 1986 0.81 ac lot

---

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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom, 2-bathroom home on nearly 1-acre in northeast Wakulla County, adjacent to Woodville in Leon County. This mobile home was remodeled three years ago then refreshed during 2022 after tenants departed. Newer kitchen appliances, newer air handler and condensing unit, newer exterior doors, remodeled bathrooms, among other things. Interior laundry room with washer/dryer, a wood-burning fireplace in the living room, five citrus-producing trees adjacent to the home, an attached exterior storage room with separate key, two porches, and a stand-alone workshop with electricity. Suburban Propane is currently used for propane gas for the range/oven. Comcast wired home for cable and Internet. Kitchen is wired for a garbage disposal. Schools noted were retrieved from Wakulla School District website; all persons are urged to verify information regarding school zones. Room measurements are approximate.

Key facts

• Open floor plan
• Recent updates
• Private bath

Tags

• SPACIOUS LOT
• RECENT UPDATES
• OPEN FLOOR PLAN
• PRIVATE BATH
• ABUNDANT ORANGE TREE
• ROOM FOR GARDENING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Septic tank sewer
• Home design: Double-wide mobile home
• Construction: Wood siding
• Exterior features: Public maintained paved road; Lot dimensions: 142 x 275 x 142 x 275

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator; Icemaker
• Bedrooms: Bedroom 2 (10 x 11); Bedroom 3 (9 x 11)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Tray ceilings; Vaulted ceilings; Split-bedroom floorplan; Fireplace
• Laundry & utility: Washer; Dryer; Utility room (11 x 17)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $182k (13.0% below list).
• Recommended offer: $182k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.3% in Woodville — 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 67/100 on livability (#581 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $166k; 26% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,923 (13.0% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 9.6

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-19,994
• Equity at exit: $31,163

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,086
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $214

Break-even live

Break-even rent $1,548

Max offer price $209,000

Occupancy floor 83%

Sensitivity live

Price	-10% $333	-5% $273	+0% $214	+5% $155	+10% $96
Rent	-10% $71	-5% $142	+0% $214	+5% $286	+10% $358
Rate	-1.0pp $320	-0.5pp $267	base $214	+0.5pp $160	+1.0pp $105

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $209,000 Active 14 DOM
2. 2026-06-17
   days on market $209,000 Active 13 DOM
3. 2026-06-16
   days on market $209,000 Active 12 DOM
4. 2026-06-15
   days on market $209,000 Active 11 DOM
5. 2026-06-14
   days on market $209,000 Active 9 DOM
6. 2026-06-10
   days on market $209,000 Active 6 DOM
7. 2026-06-09
   days on market $209,000 Active 5 DOM
8. 2026-06-08
   days on market $209,000 Active 4 DOM
9. 2026-06-07
   days on market $209,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $209,000 Active 1 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: $477 · $40/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$1,258/yr (+$105/mo · 263.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,831
• − Mortgage interest: −$11,707
• − Property taxes: −$477
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$6,080
• Taxable loss: −$971
• Est. tax savings @ 24.0%: +$233
• After-tax cash flow: $2,805/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 — Woodville

• Score: 67/100
• State rank: #581
• US rank: #10723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wakulla County · 31,445 people
• 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

+596.7% since first listed

11 events — show timeline

• 2026-06-04 Listed $209,000 CATRS
• 2023-01-23 Sold (Public Records) $166,000 Public Records
• 2023-01-20 Sold (MLS) $166,000 CATRS
• 2022-11-28 Contingent — CATRS
• 2022-11-22 Relisted — CATRS
• 2022-10-26 Contingent — CATRS
• 2022-10-21 Listed $155,000 CATRS
• 2022-06-09 Contingent — CATRS
• 2022-06-03 Listed $149,900 CATRS
• 2017-05-31 Sold (MLS) $18,000 CATRS
• 2017-01-18 Listed $30,000 CATRS

Property tax history

+5.3%/yr

Latest (2025): $477 · +5.5% YoY. Source: county tax records.