25 Dispennette Dr · Crawfordville, FL 32327

$130,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 76 Days on market

Built 1950 8,712 sqft lot Est $186k · 30% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• 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

Improved Price! Sold As Is. This is a special home and has truly stood the test of time! At one time had 2 fire places! Beautiful fresh paint inside and out. Stainless steel appliances. Central Heat and AC. Seller did a great job getting this one ready for a new owner! Make and Offer! I'm going to say 3 bedrooms, 1 bath, because the back room is 12' x 7' and it could easily have a closet built in or share a closet with the other bedroom. Double insulated windows! Super quiet area in downtown Crawfordville. Walking distance to Dairy Queen, grocery stores, banks, convenience stores, parks, and restaurants. Watch the sunset and enjoy your 14' x 8' country front porch. Can't miss it with it's s

Key facts

• Lemon tree
• Central heat and ac
• Country front porch

Tags

• STAINLESS STEEL APPLIANCES
• CENTRAL HEAT AND AC
• DOUBLE INSULATED WINDOWS
• COUNTRY FRONT PORCH
• LEMON TREE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Parking space(s)
• Utilities: Public sewer
• Home design: Single-story; Wood siding construction; Crawlspace foundation; Paved road access
• Construction: Wood siding
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Icemaker; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (15 x 12); Bedroom 3 (12 x 7)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Hardwood flooring; Utility room; Living room; Family room; Dining room
• Laundry & utility: Utility room (15 x 12)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 2 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $98k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $185,856
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Dogwood Dr	0.11mi	2/1.0	1,128 (+7%)	18mo	$130,000	$115	69
73 Eagles Ridge Dr	0.47mi	3/2.0 (+1)	1,056 (0%)	4mo	$247,000	$234	66
96 Nelson Rd	0.59mi	3/2.0 (+1)	1,067 (+1%)	2mo	$188,000	$176	60
220 Dr Martin Luther King Jr Mem Rd	0.56mi	2/2.0	1,195 (+13%)	2mo	$185,000	$155	46
88 Eagles Ridge Dr	0.41mi	3/2.0 (+1)	1,204 (+14%)	3mo	$255,000	$212	46
38 Talon Dr	0.46mi	3/2.0 (+1)	1,204 (+14%)	3mo	$240,000	$199	44
167 Dr Martin Luther King Jr Mem Rd	0.42mi	3/2.0 (+1)	1,195 (+13%)	8mo	$210,000	$176	43
25 Sabal Palm Dr	0.27mi	3/2.0 (+1)	1,200 (+14%)	17mo	$232,000	$193	42
120 Rehwinkel Rd	0.65mi	3/2.0 (+1)	1,195 (+13%)	5mo	$212,308	$178	35
86 Nelson Rd	0.57mi	3/2.0 (+1)	1,173 (+11%)	22mo	$200,000	$171	28
68 Evans Ave	0.71mi	3/2.0 (+1)	1,186 (+12%)	13mo	$194,000	$164	26

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $956
• Equity at exit: $19,383

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $30,006
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $341

Break-even live

Break-even rent $1,109

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $415	-5% $378	+0% $341	+5% $304	+10% $268
Rent	-10% $219	-5% $280	+0% $341	+5% $402	+10% $463
Rate	-1.0pp $407	-0.5pp $374	base $341	+0.5pp $308	+1.0pp $273

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	14d	1	0.57mi
7 Homestretch Ln Crawfordville, FL	1.0–3.0	1.0–2.0	931	$1,225	$1.32	22d	7	0.69mi

Listing history 26 events

1. 2026-06-18
   days on market $130,000 Active 76 DOM
2. 2026-06-17
   days on market $130,000 Active 75 DOM
3. 2026-06-16
   days on market $130,000 Active 74 DOM
4. 2026-06-15
   days on market $130,000 Active 73 DOM
5. 2026-06-14
   days on market $130,000 Active 71 DOM
6. 2026-06-10
   days on market $130,000 Active 68 DOM
7. 2026-06-09
   days on market $130,000 Active 67 DOM
8. 2026-06-08
   days on market $130,000 Active 66 DOM
9. 2026-06-07
   days on market $130,000 Active 65 DOM
10. 2026-06-05
    days on market $130,000 Active 62 DOM
11. 2026-06-03
    days on market $130,000 Active 61 DOM
12. 2026-06-02
    days on market $130,000 Active 60 DOM
13. 2026-06-01
    days on market $130,000 Active 59 DOM
14. 2026-06-01
    status $130,000 Active 58 DOM
15. 2026-05-31
    days on market $130,000 Active Under Contract 58 DOM
16. 2026-05-30
    days on market $130,000 Active Under Contract 57 DOM
17. 2026-05-23
    historical Active Under Contract
18. 2026-04-03
    listed $130,000 Active
19. 2026-04-03
    historical
20. 2026-02-06
    listed $130,000 Active
21. 2026-02-06
    historical
22. 2025-11-14
    listed $140,000 Active
23. 2022-02-23
    soldstatus $98,500
24. 2022-02-22
    soldstatus $98,500 Closed
25. 2022-01-17
    historical Active Under Contract
26. 2022-01-16
    listed $98,500 Active

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 ≥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: $18,489
• − Mortgage interest: −$7,282
• − Property taxes: −$1,681
• − Insurance: −$650
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,782
• Taxable income: $2,136
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,582/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

• Census place: Crawfordville, FL
• 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

+32.0% since first listed

10 events — show timeline

• 2026-05-23 Contingent — CATRS
• 2026-04-03 Listing Removed — CATRS
• 2026-04-03 Listed $130,000 CATRS
• 2026-02-06 Listing Removed — CATRS
• 2026-02-06 Listed $130,000 CATRS
• 2025-11-14 Listed $140,000 CATRS
• 2022-02-23 Sold (Public Records) $98,500 Public Records
• 2022-02-22 Sold (MLS) $98,500 CATRS
• 2022-01-17 Contingent — CATRS
• 2022-01-16 Listed $98,500 CATRS

Property tax history

+7.4%/yr

Latest (2025): $1,681 · +10.3% YoY. Source: county tax records.