7 Centipede Dr · Crawfordville, FL 32327

$250,000

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 9 Days on market

Built 1999 Est $362k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +2.8/10.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

CTG on INSP & FIN----This is the perfect compromise for country living minutes outside of Tallahassee. This home sits on a corner lot with 2 acres. The property has been well maintained, is turn-key and ready for its new homeowner. Home is clean with new paint throughout. Lots of space to spread out, walkout to sunroom from MB. There is also a screened porch that is right off the kitchen so great space for entertaining. Need storage??? - well there are 3 storage sheds in great condition on the property to store all your tools or "extra" stuff. Get cold in winters???? There's a gas fireplace to cozy up to in the winter months. Come take a look today and make offer so next summer you can enjoy the rocking chair front porch in the quiet and peaceful neighborhood. 1 year Home warranty provided by seller. Newer HVAC & Well. House prewired for surround sound.

Key facts

• New hot water heater
• Corner lot
• Outdoor living

Tags

• CORNER LOT
• OUTDOOR LIVING
• NEW ROOF
• NEW HOT WATER HEATER
• NEW HVAC SYSTEM
• FULLY UPDATED PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.5% below list).
• Recommended offer: $181k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Zoned schools: Riversink Elementary School (math 66% / reading 67%, grade B+, #473 of 2,144 statewide, top 23%, 503 students, 41% FRL); Riversprings Middle School (math 61% / reading 58%, grade B, #140 of 571 statewide, top 25%, 549 students, 36% FRL); Wakulla High School (math 42% / reading 51%, grade D-, #216 of 667 statewide, top 33%, 1,418 students, 37% FRL).
• 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $165k; list at $250k implies a 52% gain — meaningful room to come down on a strong offer.

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 $181,214 (27.5% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $362,088
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Nancy Allen St	0.14mi	3/2.0	1,472 (-13%)	21mo	$315,000	$214	54

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-50,476
• Equity at exit: $37,276

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-56,010
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$177 /mo · $2,126/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-161

Break-even live

Break-even rent $2,016

Max offer price $221,603

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-90	+0% $-161	+5% $-232	+10% $-302
Rent	-10% $-304	-5% $-232	+0% $-161	+5% $-89	+10% $-18
Rate	-1.0pp $-35	-0.5pp $-97	base $-161	+0.5pp $-226	+1.0pp $-291

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $250,000 Active 9 DOM
2. 2026-06-17
   days on market $250,000 Active 8 DOM
3. 2026-06-16
   days on market $250,000 Active 7 DOM
4. 2026-06-15
   days on market $250,000 Active 6 DOM
5. 2026-06-14
   days on market $250,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $250,000 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: $2,126 · $177/mo
• Projected year-2 tax: $2,126 · $177/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 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 6/10 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,746
• − Mortgage interest: −$14,004
• − Property taxes: −$2,126
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$7,273
• Taxable loss: −$6,386
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-396/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

+68.9% since first listed

9 events — show timeline

• 2026-06-10 Listed $250,000 FSBO.com
• 2017-03-27 Sold (Public Records) $165,000 Public Records
• 2017-03-20 Sold (MLS) $165,000 CATRS
• 2016-11-01 Listed $169,900 CATRS
• 2016-09-20 Listing Removed — CATRS
• 2015-09-21 Listed $189,000 CATRS
• 2006-05-30 Sold (Public Records) $224,000 Public Records
• 2005-07-13 Sold (Public Records) $192,000 Public Records
• 2004-08-23 Sold (Public Records) $148,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,126 · +4.4% YoY. Source: county tax records.