114 E Pecan St · Crawfordville, FL 32327

$314,900

4 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 90 Days on market

Built 2022 0.30 ac lot Est $324k · at est. $17/mo HOA · 1% 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 +9.1/30.0
• ARV discount +8.7/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

The Cali plan is a beautiful 4 bed, 2, bath, 2 car garage home. As you enter this Cali, you will find quality paint with orange peel textured walls and traditional 8' ceilings. Vinyl plank flooring is throughout all common areas of the home, with carpet in all bedrooms. The kitchen has a center island, a pantry, beautiful white cabinetry and granite countertops. Bedroom 1 features a private bath with a large walk-in closet, dual sink vanity, and a separate shower/tub combo.

Key facts

• Open layout
• Large walk-in closet
• Hardie board siding

Tags

• HAMMOCKS NEIGHBORHOOD
• OPEN LAYOUT
• SPA TUB
• LARGE WALK-IN CLOSET
• ENERGY-EFFICIENT CONSTRUCTION
• HARDIE BOARD SIDING

Property features AI

Finance

• Other: Property is listed for sale
• HOA & community: Monthly association fee of $200; Street lights in the community

Exterior

• Parking: Two-car garage
• Utilities: Electric cooling (central or electric system)
• Home design: Single-story; Fiber cement construction
• Construction: Fiber cement exterior
• Exterior features: Publicly maintained road

Interior

• Kitchen: Refrigerator; Range; Oven; Microwave; Icemaker; Dishwasher
• Bedrooms: Bedroom 2 — 11x12; Bedroom 3 — 10x11; Bedroom 4 — 10x11
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling
• Interior features: Tray ceilings; Vaulted ceilings; Split bedrooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (24.8% below list).
• Recommended offer: $237k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% 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.
• Market conditions: Rents rising (+3.2%/yr); 346 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 468 units permitted in Wakulla County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 90 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $236,871 (24.8% 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 90 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $323,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Milestone Trl	0.24mi	4/2.0	1,799 (+2%)	2mo	$325,900	$181	85
160 Milestone Trl	0.24mi	4/2.0	1,799 (+2%)	2mo	$319,000	$177	85
145 Milestone Trl	0.24mi	4/2.0	1,799 (+2%)	2mo	$334,258	$186	85
169 Milestone Trl	0.24mi	4/2.0	1,799 (+2%)	2mo	$319,900	$178	84
148 Milestone Trl	0.24mi	4/2.0	1,799 (+2%)	3mo	$319,900	$178	84
133 Milestone Trl	0.24mi	4/2.0	1,799 (+2%)	3mo	$303,000	$168	84
293 Ivy Ln	0.15mi	3/2.0 (-1)	1,580 (-11%)	3mo	$299,900	$190	68
137 Milestone Trl	0.24mi	3/2.0 (-1)	1,580 (-11%)	1mo	$285,900	$181	66
144 Milestone Trl	0.24mi	3/2.0 (-1)	1,580 (-11%)	2mo	$289,900	$183	65
196 Pruitt Dr	0.31mi	3/2.0 (-1)	1,580 (-11%)	3mo	$289,900	$183	61
24 Saralan Ct	0.57mi	3/2.0 (-1)	1,658 (-6%)	2mo	$349,000	$210	56
63 Magpie Trl	0.72mi	4/2.0	1,880 (+6%)	2mo	$410,000	$218	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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-66,058
• Equity at exit: $46,953

10-year hold

• IRR: -15.0%
• Equity multiple: 0.14×
• Total profit: $-75,667
• Equity at exit: $27,227

Cash invested: $88,172 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,369 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$314 /mo · $3,773/yr
• Insurance: −$131
• HOA: −$17
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-243

Break-even live

Break-even rent $2,676

Max offer price $272,025

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: $78,725
• Closing costs: $9,447
• 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	13d	3	0.10mi
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	13d	1	0.95mi
20 Hampton Way Crawfordville, FL	3.0	3.0	1344	$1,635	$1.22	21d	1	0.96mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 24 events

1. 2026-06-18
   days on market $314,900 Active 90 DOM
2. 2026-06-17
   days on market $314,900 Active 89 DOM
3. 2026-06-16
   days on market $314,900 Active 88 DOM
4. 2026-06-15
   days on market $314,900 Active 87 DOM
5. 2026-06-14
   days on market $314,900 Active 85 DOM
6. 2026-06-10
   days on market $314,900 Active 82 DOM
7. 2026-06-09
   days on market $314,900 Active 81 DOM
8. 2026-06-08
   days on market $314,900 Active 80 DOM
9. 2026-06-07
   days on market $314,900 Active 79 DOM
10. 2026-06-05
    days on market $314,900 Active 76 DOM
11. 2026-06-03
    days on market $314,900 Active 75 DOM
12. 2026-06-02
    days on market $314,900 Active 74 DOM
13. 2026-06-01
    days on market $314,900 Active 73 DOM
14. 2026-05-31
    days on market $314,900 Active 72 DOM
15. 2026-05-30
    days on market $314,900 Active 71 DOM
16. 2026-05-22
    status Active
17. 2026-05-21
    historical
18. 2026-05-03
    price $319,000
19. 2026-04-17
    price $324,999
20. 2026-04-07
    price $334,900
21. 2026-03-19
    listed $339,900 Active
22. 2022-06-27
    soldstatus $313,475 Closed 478-char remark

    Show marketing remark (478 chars)

    The Cali plan is a beautiful 4 bed, 2, bath, 2 car garage home. As you enter this Cali, you will find quality paint with orange peel textured walls and traditional 8' ceilings. Vinyl plank flooring is throughout all common areas of the home, with carpet in all bedrooms. The kitchen has a center island, a pantry, beautiful white cabinetry and granite countertops. Bedroom 1 features a private bath with a large walk-in closet, dual sink vanity, and a separate shower/tub combo.

23. 2022-04-01
    price $313,475 478-char remark

    Show marketing remark (478 chars)

    The Cali plan is a beautiful 4 bed, 2, bath, 2 car garage home. As you enter this Cali, you will find quality paint with orange peel textured walls and traditional 8' ceilings. Vinyl plank flooring is throughout all common areas of the home, with carpet in all bedrooms. The kitchen has a center island, a pantry, beautiful white cabinetry and granite countertops. Bedroom 1 features a private bath with a large walk-in closet, dual sink vanity, and a separate shower/tub combo.

24. 2022-03-09
    listed $310,475 Active 478-char remark

    Show marketing remark (478 chars)

    The Cali plan is a beautiful 4 bed, 2, bath, 2 car garage home. As you enter this Cali, you will find quality paint with orange peel textured walls and traditional 8' ceilings. Vinyl plank flooring is throughout all common areas of the home, with carpet in all bedrooms. The kitchen has a center island, a pantry, beautiful white cabinetry and granite countertops. Bedroom 1 features a private bath with a large walk-in closet, dual sink vanity, and a separate shower/tub combo.

ⓘ 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: $3,773 · $314/mo
• Projected year-2 tax: $3,773 · $314/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 5/10 Major
• 🌡 Heat 9/10 Extreme 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,425
• − Mortgage interest: −$17,639
• − Property taxes: −$3,773
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$204
• − Depreciation: −$9,161
• Taxable loss: −$8,475
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-878/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

+2.7% since first listed

9 events — show timeline

• 2026-05-22 Relisted — CATRS
• 2026-05-21 Listing Removed — CATRS
• 2026-05-03 Price Changed $319,000 CATRS
• 2026-04-17 Price Changed $324,999 CATRS
• 2026-04-07 Price Changed $334,900 CATRS
• 2026-03-19 Listed $339,900 CATRS
• 2022-06-27 Sold (MLS) $313,475 CATRS
• 2022-04-01 Price Changed $313,475 CATRS
• 2022-03-09 Listed $310,475 CATRS

Property tax history

+76.2%/yr

Latest (2025): $3,773 · +0.1% YoY. Source: county tax records.