19 Centipede Dr · Crawfordville, FL 32327

$189,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 29 Days on market

Built 2015 1.62 ac lot $13/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• 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

Split plan home on over 1 acre. Newer kitchen countertops in island kitchen. Home features tile showers and storage shed. All kitchen appliances included. Fireplace in family room. Double vanity and garden tub in masterbath. Don't wait. .. see it today.

Key facts

• Modern construction
• 1.62 acre lot
• Parking

Tags

• SPACIOUS HALF-ACRE LOT
• MODERN CONSTRUCTION

Property features AI

Finance

• Other: Property listed for sale
• HOA & community: Association fee: $150

Exterior

• Parking: Driveway
• Utilities: Septic tank
• Home design: Single-story; Single wide mobile home
• Construction: Vinyl siding
• Exterior features: Deck; Public maintained road

Interior

• Kitchen: Refrigerator; Range; Oven; Microwave; Dishwasher
• Bedrooms: Bedroom 2 (11x8); Bedroom 3 (9x15)
• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $174k (7.8% below list).
• Recommended offer: $174k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 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

• It's been on market 29 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $43k; list at $189k implies a 340% 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 $174,326 (7.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-20,756
• Equity at exit: $28,181

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-4,531
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$79
• HOA: −$13
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $150

Break-even live

Break-even rent $1,553

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 22 events

1. 2026-06-18
   days on market $189,000 Active 29 DOM
2. 2026-06-17
   days on market $189,000 Active 28 DOM
3. 2026-06-16
   days on market $189,000 Active 27 DOM
4. 2026-06-15
   days on market $189,000 Active 26 DOM
5. 2026-06-14
   days on market $189,000 Active 24 DOM
6. 2026-06-10
   days on market $189,000 Active 21 DOM
7. 2026-06-09
   days on market $189,000 Active 20 DOM
8. 2026-06-08
   days on market $189,000 Active 19 DOM
9. 2026-06-07
   days on market $189,000 Active 18 DOM
10. 2026-06-05
    days on market $189,000 Active 15 DOM
11. 2026-06-03
    days on market $189,000 Active 14 DOM
12. 2026-06-02
    days on market $189,000 Active 13 DOM
13. 2026-06-01
    days on market $189,000 Active 12 DOM
14. 2026-05-31
    days on market $189,000 Active 11 DOM
15. 2026-05-30
    days on market $189,000 Active 10 DOM
16. 2026-05-20
    listed $189,000 Active
17. 2011-04-18
    soldstatus $43,000 253-char remark

    Show marketing remark (253 chars)

    Split plan home on over 1 acre. Newer kitchen countertops in island kitchen. Home features tile showers and storage shed. All kitchen appliances included. Fireplace in family room. Double vanity and garden tub in masterbath. Don't wait. .. see it today.

18. 2011-02-05
    listed $43,400 253-char remark

    Show marketing remark (253 chars)

    Split plan home on over 1 acre. Newer kitchen countertops in island kitchen. Home features tile showers and storage shed. All kitchen appliances included. Fireplace in family room. Double vanity and garden tub in masterbath. Don't wait. .. see it today.

19. 2010-11-04
    historical
20. 2010-04-23
    listed $63,200
21. 2005-11-18
    soldstatus $125,000
22. 2004-04-14
    soldstatus $51,900

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,919
• − Mortgage interest: −$10,587
• − Property taxes: −$1,727
• − Insurance: −$945
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − HOA: −$156
• − Depreciation: −$5,498
• Taxable loss: −$1,341
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $2,126/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

+264.2% since first listed

7 events — show timeline

• 2026-05-20 Listed $189,000 CATRS
• 2011-04-18 Sold (MLS) $43,000 CATRS
• 2011-02-05 Listed $43,400 CATRS
• 2010-11-04 Listing Removed — CATRS
• 2010-04-23 Listed $63,200 CATRS
• 2005-11-18 Sold (Public Records) $125,000 Public Records
• 2004-04-14 Sold (Public Records) $51,900 Public Records

Property tax history

+14.8%/yr

Latest (2025): $1,727 · +3.3% YoY. Source: county tax records.