726 Shadeville Rd · Crawfordville, FL 32327

$189,900

3 bd · 2.0 ba · 1,524 sqft · Manufactured public records · 12 Days on market

Built 1992 0.79 ac lot Est $232k · 18% under

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Why this score? — see what drove the B- 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 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

Listing remarks MLS

Welcome to your dream country escape! Imagine sipping sweet tea on the front or back porch as the sun dips below the horizon, painting the sky in brilliant hues—pure magic every evening. This enchanting retreat offers a lush, thriving garden already bursting with corn, tomatoes, and potatoes—perfect for gardening enthusiasts or anyone who loves fresh, homegrown flavors. Step inside to discover a beautifully updated kitchen with sleek granite countertops, a charming farmhouse sink, and an open-concept layout that flows effortlessly into the living spaces—ideal for entertaining or simply enjoying time with family. Whether you're hosting lively get-togethers or savoring peaceful moments in the fresh country air, this home combines rustic charm with modern comfort, and plenty of space to grow, relax, and make lasting memories.

Key facts

• Two decks
• Updated kitchen
• Space and privacy

Tags

• INDOOR AND OUTDOOR LIVING
• UPDATED KITCHEN
• TWO DECKS
• SPACE AND PRIVACY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Home design: Double wide mobile home; Lot dimensions approx. 276 x 139 x 277 x 110; Lot size about 0.79 acre
• Construction: Vinyl siding
• Exterior features: Deck; Partial fencing; Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator; Kitchen (14 x 11)
• Bedrooms: Bedroom 2 (12 x 11); Bedroom 3 (13 x 10)
• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Split bedrooms
• Laundry & utility: Utility room (14 x 13)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $220 ($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 $186k (2.1% below list).
• Recommended offer: $186k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $185,892 (2.1% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $231,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Jared St	0.09mi	3/2.0	1,320 (-13%)	1mo	$200,000	$152	73

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-16,411
• Equity at exit: $28,315

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,124
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $220

Break-even live

Break-even rent $1,580

Max offer price $189,900

Occupancy floor 83%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Hampton Way Crawfordville, FL	3.0	3.0	1344	$1,635	$1.22	21d	1	0.77mi
356 Dellwood Rd Crawfordville, FL	3.0–5.0	2.0–3.0	1796	$2,150	$1.20	13d	3	0.84mi
7 Homestretch Ln Crawfordville, FL	1.0–3.0	1.0–2.0	931	$1,350	$1.45	21d	7	1.27mi
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	13d	1	1.38mi

Listing history 28 events

1. 2026-06-18
   days on market $189,900 Active 12 DOM
2. 2026-06-17
   days on market $189,900 Active 11 DOM
3. 2026-06-16
   days on market $189,900 Active 10 DOM
4. 2026-06-15
   days on market $189,900 Active 9 DOM
5. 2026-06-14
   days on market $189,900 Active 7 DOM
6. 2026-06-10
   days on market $189,900 Active 4 DOM
7. 2026-06-09
   days on market $189,900 Active 3 DOM
8. 2026-06-08
   days on market $189,900 Active 2 DOM
9. 2026-06-07
   days on marketlisting id $189,900 Active 1 DOM
10. 2026-06-05
    days on market $189,900 Active 17 DOM
11. 2026-06-03
    days on market $189,900 Active 16 DOM
12. 2026-06-02
    days on market $189,900 Active 15 DOM
13. 2026-06-01
    days on market $189,900 Active 14 DOM
14. 2026-05-31
    days on market $189,900 Active 13 DOM
15. 2026-05-30
    days on market $189,900 Active 12 DOM
16. 2026-05-22
    historical Active Under Contract
17. 2026-05-18
    listed $189,900 Active
18. 2025-08-18
    soldstatus $185,000 Closed 852-char remark

    Show marketing remark (852 chars)

    Welcome to your dream country escape! Imagine sipping sweet tea on the front or back porch as the sun dips below the horizon, painting the sky in brilliant hues—pure magic every evening. This enchanting retreat offers a lush, thriving garden already bursting with corn, tomatoes, and potatoes—perfect for gardening enthusiasts or anyone who loves fresh, homegrown flavors. Step inside to discover a beautifully updated kitchen with sleek granite countertops, a charming farmhouse sink, and an open-concept layout that flows effortlessly into the living spaces—ideal for entertaining or simply enjoying time with family. Whether you're hosting lively get-togethers or savoring peaceful moments in the fresh country air, this home combines rustic charm with modern comfort, and plenty of space to grow, relax, and make lasting memories.

19. 2025-07-07
    historical Contingent 852-char remark

    Show marketing remark (852 chars)

    Welcome to your dream country escape! Imagine sipping sweet tea on the front or back porch as the sun dips below the horizon, painting the sky in brilliant hues—pure magic every evening. This enchanting retreat offers a lush, thriving garden already bursting with corn, tomatoes, and potatoes—perfect for gardening enthusiasts or anyone who loves fresh, homegrown flavors. Step inside to discover a beautifully updated kitchen with sleek granite countertops, a charming farmhouse sink, and an open-concept layout that flows effortlessly into the living spaces—ideal for entertaining or simply enjoying time with family. Whether you're hosting lively get-togethers or savoring peaceful moments in the fresh country air, this home combines rustic charm with modern comfort, and plenty of space to grow, relax, and make lasting memories.

20. 2025-06-19
    price $180,000 852-char remark

    Show marketing remark (852 chars)

    Welcome to your dream country escape! Imagine sipping sweet tea on the front or back porch as the sun dips below the horizon, painting the sky in brilliant hues—pure magic every evening. This enchanting retreat offers a lush, thriving garden already bursting with corn, tomatoes, and potatoes—perfect for gardening enthusiasts or anyone who loves fresh, homegrown flavors. Step inside to discover a beautifully updated kitchen with sleek granite countertops, a charming farmhouse sink, and an open-concept layout that flows effortlessly into the living spaces—ideal for entertaining or simply enjoying time with family. Whether you're hosting lively get-togethers or savoring peaceful moments in the fresh country air, this home combines rustic charm with modern comfort, and plenty of space to grow, relax, and make lasting memories.

21. 2025-06-12
    price $190,000 852-char remark

    Show marketing remark (852 chars)

    Welcome to your dream country escape! Imagine sipping sweet tea on the front or back porch as the sun dips below the horizon, painting the sky in brilliant hues—pure magic every evening. This enchanting retreat offers a lush, thriving garden already bursting with corn, tomatoes, and potatoes—perfect for gardening enthusiasts or anyone who loves fresh, homegrown flavors. Step inside to discover a beautifully updated kitchen with sleek granite countertops, a charming farmhouse sink, and an open-concept layout that flows effortlessly into the living spaces—ideal for entertaining or simply enjoying time with family. Whether you're hosting lively get-togethers or savoring peaceful moments in the fresh country air, this home combines rustic charm with modern comfort, and plenty of space to grow, relax, and make lasting memories.

22. 2025-06-03
    listed $200,000 Active 852-char remark

    Show marketing remark (852 chars)

    Welcome to your dream country escape! Imagine sipping sweet tea on the front or back porch as the sun dips below the horizon, painting the sky in brilliant hues—pure magic every evening. This enchanting retreat offers a lush, thriving garden already bursting with corn, tomatoes, and potatoes—perfect for gardening enthusiasts or anyone who loves fresh, homegrown flavors. Step inside to discover a beautifully updated kitchen with sleek granite countertops, a charming farmhouse sink, and an open-concept layout that flows effortlessly into the living spaces—ideal for entertaining or simply enjoying time with family. Whether you're hosting lively get-togethers or savoring peaceful moments in the fresh country air, this home combines rustic charm with modern comfort, and plenty of space to grow, relax, and make lasting memories.

23. 2021-06-04
    soldstatus $130,000
24. 2021-05-24
    soldstatus $130,000 Closed 507-char remark

    Show marketing remark (507 chars)

    Welcome to your newly remodeled home, complete with new roof, new HVAC, granite countertops, and plenty of decking in front and back to sit and enjoy your new home on nearly three quarters of an acre. Enjoy the new LVP flooring throughout the house along with double vanity master bath complete with subway tiling in the shower and tub area. Large kitchen with tiled backsplash and stainless appliances. Separate laundry room. Property also comes with shed in back yard for extra storage. Come see it today!

25. 2021-04-07
    listed Active Under Contract 507-char remark

    Show marketing remark (507 chars)

    Welcome to your newly remodeled home, complete with new roof, new HVAC, granite countertops, and plenty of decking in front and back to sit and enjoy your new home on nearly three quarters of an acre. Enjoy the new LVP flooring throughout the house along with double vanity master bath complete with subway tiling in the shower and tub area. Large kitchen with tiled backsplash and stainless appliances. Separate laundry room. Property also comes with shed in back yard for extra storage. Come see it today!

26. 2021-04-07
    listed $132,900 507-char remark

    Show marketing remark (507 chars)

    Welcome to your newly remodeled home, complete with new roof, new HVAC, granite countertops, and plenty of decking in front and back to sit and enjoy your new home on nearly three quarters of an acre. Enjoy the new LVP flooring throughout the house along with double vanity master bath complete with subway tiling in the shower and tub area. Large kitchen with tiled backsplash and stainless appliances. Separate laundry room. Property also comes with shed in back yard for extra storage. Come see it today!

27. 2004-11-12
    soldstatus $75,000
28. 1996-07-01
    soldstatus $50,000

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$295/yr (+$25/mo · 23.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,307
• − Mortgage interest: −$10,637
• − Property taxes: −$1,281
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,524
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $2,753/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

+279.8% since first listed

13 events — show timeline

• 2026-05-22 Contingent — CATRS
• 2026-05-18 Listed $189,900 CATRS
• 2025-08-18 Sold (MLS) $185,000 CATRS
• 2025-07-07 Contingent — CATRS
• 2025-06-19 Price Changed $180,000 CATRS
• 2025-06-12 Price Changed $190,000 CATRS
• 2025-06-03 Listed $200,000 CATRS
• 2021-06-04 Sold (Public Records) $130,000 Public Records
• 2021-05-24 Sold (MLS) $130,000 CATRS
• 2021-04-07 Listed — CATRS
• 2021-04-07 Listed $132,900 CATRS
• 2004-11-12 Sold (Public Records) $75,000 Public Records
• 1996-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,281 · +5.1% YoY. Source: county tax records.