33 Paulette Dr · Crawfordville, FL 32327

$222,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 87 Days on market

Built 2006 9,147 sqft lot Est $203k · 9% 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 +11.4/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• ARV discount +3.4/15.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

Key facts

• 9,147 sq ft lot
• Garage
• Built 2006

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public sewer
• Home design: Single-story home
• Construction: Fiber cement exterior
• Exterior features: Privacy fencing; Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Icemaker; Pantry
• Bedrooms: Bedroom 2 (11x10); Bedroom 3 (10x10)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Tray ceilings; High ceilings; Vaulted ceilings; Pantry
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-77 ($-919/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (22.5% below list).
• Recommended offer: $172k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% 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.
• Zoned schools: Shadeville Elementary School (math 63% / reading 60%, grade B, #634 of 2,144 statewide, top 30%, 640 students, 46% FRL); Wakulla Middle School (math 55% / reading 52%, grade C+, #205 of 571 statewide, top 36%, 486 students, 41% FRL); Wakulla High School (math 42% / reading 51%, grade D-, #216 of 667 statewide, top 33%, 1,418 students, 37% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 346 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,945 (22.5% 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 87 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $203,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1687 Dr Mlk Jr Memorial Rd	0.09mi	3/2.0	1,263 (+7%)	3mo	$218,999	$173	81
75 Blackfoot Rd	0.44mi	3/2.0	1,215 (+3%)	1mo	$216,296	$178	73
71 W F Magers Rd	0.22mi	3/2.0	1,300 (+10%)	1mo	$236,000	$182	71
135 Catawba Trl	0.54mi	3/2.0	1,225 (+4%)	4mo	$209,900	$171	65
1 Blackfoot Rd	0.60mi	3/2.0	1,232 (+5%)	1mo	$207,000	$168	63
17 Blackfoot Rd	0.55mi	4/2.0 (+1)	1,208 (+3%)	4mo	$250,000	$207	61
7 Neeley Rd	0.57mi	3/2.0	1,100 (-6%)	4mo	$215,000	$195	59
27 Broken Bow Trl	0.68mi	3/2.0	1,215 (+3%)	4mo	$209,900	$173	59
115 Comanche Trl	0.69mi	3/2.0	1,271 (+8%)	1mo	$232,000	$183	53
119 Spokan Trl	0.62mi	3/2.0	1,055 (-10%)	2mo	$176,000	$167	52
46 Choctaw Rd	0.70mi	3/2.0	1,288 (+10%)	2mo	$209,900	$163	50
50 Choctaw Rd	0.73mi	3/2.0	1,302 (+11%)	2mo	$209,900	$161	47

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-40,576
• Equity at exit: $33,101

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-40,474
• Equity at exit: $19,195

Cash invested: $62,160 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$1,164
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-77

Break-even live

Break-even rent $1,816

Max offer price $208,466

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-14	+0% $-77	+5% $-139	+10% $-202
Rent	-10% $-212	-5% $-145	+0% $-77	+5% $-9	+10% $59
Rate	-1.0pp $35	-0.5pp $-20	base $-77	+0.5pp $-134	+1.0pp $-193

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Susquehanna Trl Crawfordville, FL	3.0	2.0	1173	$1,500	$1.28	23d	1	0.73mi

Listing history 38 events

1. 2026-06-22
   days on market $222,000 Active 87 DOM
2. 2026-06-18
   remarks 420-char remark
3. 2026-06-18
   days on market $222,000 Active 84 DOM
4. 2026-06-17
   days on market $222,000 Active 83 DOM
5. 2026-06-16
   days on market $222,000 Active 82 DOM
6. 2026-06-15
   days on market $222,000 Active 81 DOM
7. 2026-06-14
   days on market $222,000 Active 79 DOM
8. 2026-06-10
   days on market $222,000 Active 76 DOM
9. 2026-06-09
   days on market $222,000 Active 75 DOM
10. 2026-06-08
    days on market $222,000 Active 74 DOM
11. 2026-06-07
    days on market $222,000 Active 73 DOM
12. 2026-06-05
    days on market $222,000 Active 70 DOM
13. 2026-06-03
    days on market $222,000 Active 69 DOM
14. 2026-06-02
    days on market $222,000 Active 68 DOM
15. 2026-06-01
    days on market $222,000 Active 67 DOM
16. 2026-05-31
    days on market $222,000 Active 66 DOM
17. 2026-05-30
    days on market $222,000 Active 65 DOM
18. 2026-03-26
    listed $222,000 Active
19. 2025-08-07
    historical
20. 2025-07-26
    price $225,000
21. 2025-06-20
    listed $229,000 Active
22. 2023-04-12
    soldstatus $215,000
23. 2023-04-06
    soldstatus $215,000 Closed 412-char remark

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

24. 2023-04-06
    soldstatus $215,000 Closed

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

25. 2023-03-03
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

26. 2023-03-03
    historical Active Under Contract

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

27. 2023-02-22
    status Active 412-char remark

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

28. 2023-02-22
    status Active

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

29. 2023-02-10
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

30. 2023-02-10
    historical Active Under Contract

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

31. 2023-02-02
    listed $205,000 Active 412-char remark

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

32. 2023-02-02
    listed $205,000 Active

    Show marketing remark (412 chars)

    Cute 3 bedroom, 2 bath with one car garage on . 17 acre lot in Wakulla Gardens. This home features an open floor plan, with crown moulding, vaulted ceilings, kitchen w/ bar and pantry and inside laundry w/ sink, The home has been very well maintained and kitchen appliances were upgraded in 2022. This section of Wakulla gardens is scheduled for road paving and sewer connection. Please verify dates with county.

33. 2010-12-28
    soldstatus $75,000
34. 2006-05-25
    soldstatus $134,000
35. 2005-09-20
    soldstatus $16,400
36. 2005-08-11
    soldstatus $27,000
37. 1989-04-27
    soldstatus $1,400
38. 1987-07-01
    soldstatus $1,800

ⓘ 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: $2,139 · $178/mo
• Projected year-2 tax: $2,139 · $178/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 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $20,633
• − Mortgage interest: −$12,435
• − Property taxes: −$2,139
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$6,458
• Taxable loss: −$4,811
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $235/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

+12233.3% since first listed

21 events — show timeline

• 2026-03-26 Listed $222,000 CATRS
• 2025-08-07 Listing Removed — CATRS
• 2025-07-26 Price Changed $225,000 CATRS
• 2025-06-20 Listed $229,000 CATRS
• 2023-04-12 Sold (Public Records) $215,000 Public Records
• 2023-04-06 Sold (MLS) $215,000 CATRS
• 2023-04-06 Sold (MLS) $215,000 CPARMLS
• 2023-03-03 Pending — CPARMLS
• 2023-03-03 Contingent — CATRS
• 2023-02-22 Relisted — CPARMLS
• 2023-02-22 Relisted — CATRS
• 2023-02-10 Pending — CPARMLS
• 2023-02-10 Contingent — CATRS
• 2023-02-02 Listed $205,000 CATRS
• 2023-02-02 Listed $205,000 CPARMLS
• 2010-12-28 Sold (Public Records) $75,000 Public Records
• 2006-05-25 Sold (Public Records) $134,000 Public Records
• 2005-09-20 Sold (Public Records) $16,400 Public Records
• 2005-08-11 Sold (Public Records) $27,000 Public Records
• 1989-04-27 Sold (Public Records) $1,400 Public Records
• 1987-07-01 Sold (Public Records) $1,800 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,139 · -13.2% YoY. Source: county tax records.