182 Turpentine Dr · Crawfordville, FL 32327

$245,900

3 bd · 2.5 ba · 1,498 sqft · Land · 178 Days on market

Built 2025 435 sqft lot $94/mo HOA · 5% of rent ↓ 6% since listing

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

Model home shown. Not actual home. Features shown may not be included in the base price. Discover 182 Turpentine Drive in Misting Springs, our new home community with pool in Crawfordville, FL. The Palm B is a modern and spacious 3-bedroom, 2 ½-bathroom townhome with an attached garage. Upon entering the townhome, you'll be welcomed by a convenient powder room and a flowing, open-concept living space. This thoughtfully designed layout boasts a designer kitchen with abundant counter and cabinet space, complemented by sleek stainless steel appliances and elegant granite countertops. The kitchen seamlessly opens into the expansive living area, allowing for a cozy sitting area and a dedi

Key facts

• Designer kitchen
• Powder room
• Granite countertops

Tags

• DESIGNER KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• OPEN-CONCEPT LIVING SPACE
• POWDER ROOM
• EXPANSIVE LIVING AREA

Property features AI

Finance

• HOA & community: HOA fee: $1,131; Community pool

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: New construction; 2 stories; Has home warranty
• Construction: New construction
• Exterior features: Community pool; Paved road; Curbs and gutters

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Bedroom 2 (14x10); Bedroom 3 (14x9); Primary bedroom located on upper level
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: High ceilings; Stall shower; Upper-level primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $246k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (23.4% below list).
• Recommended offer: $188k (23.4% below list) — sets the bar for 1% rule.

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 22d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,410 (23.4% 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 178 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.80%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• GRM: 10.9

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-58,839
• Equity at exit: $36,664

10-year hold

• IRR: -20.4%
• Equity multiple: -0.08×
• Total profit: $-74,485
• Equity at exit: $21,261

Cash invested: $68,852 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$1,290
• Tax est. 1.5%: −$307 /mo · $3,688/yr
• Insurance: −$102
• HOA: −$94
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-305

Break-even live

Break-even rent $2,270

Max offer price $201,777

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-220	+0% $-305	+5% $-390	+10% $-475
Rent	-10% $-454	-5% $-379	+0% $-305	+5% $-230	+10% $-156
Rate	-1.0pp $-181	-0.5pp $-242	base $-305	+0.5pp $-369	+1.0pp $-433

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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Tafflinger Rd Crawfordville, FL	4.0	2.0	1497	$2,000	$1.34	22d	1	0.49mi
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	14d	1	0.60mi
7 Homestretch Ln Crawfordville, FL	1.0–3.0	1.0–2.0	931	$1,350	$1.45	22d	7	0.68mi
356 Dellwood Rd Crawfordville, FL	3.0–5.0	2.0–3.0	1796	$2,150	$1.20	14d	3	1.46mi

HOA detail

• Monthly dues: $94 · $1,128/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $245,900 Active 178 DOM
2. 2026-06-17
   days on market $245,900 Active 177 DOM
3. 2026-06-16
   days on market $245,900 Active 176 DOM
4. 2026-06-15
   days on market $245,900 Active 175 DOM
5. 2026-06-14
   days on market $245,900 Active 173 DOM
6. 2026-06-10
   days on market $245,900 Active 170 DOM
7. 2026-06-09
   days on market $245,900 Active 169 DOM
8. 2026-06-08
   days on market $245,900 Active 168 DOM
9. 2026-06-07
   days on market $245,900 Active 167 DOM
10. 2026-06-05
    days on market $245,900 Active 164 DOM
11. 2026-06-03
    days on market $245,900 Active 163 DOM
12. 2026-06-02
    days on market $245,900 Active 162 DOM
13. 2026-06-01
    days on market $245,900 Active 161 DOM
14. 2026-05-31
    days on market $245,900 Active 160 DOM
15. 2026-05-30
    days on market $245,900 Active 159 DOM
16. 2026-02-06
    price $245,900
17. 2026-01-12
    price $266,900
18. 2025-12-22
    listed $261,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,609
• − Mortgage interest: −$13,774
• − Property taxes: −$3,688
• − Insurance: −$1,230
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$1,128
• − Depreciation: −$7,153
• Taxable loss: −$7,982
• Est. tax savings @ 24.0%: +$1,916
• After-tax cash flow: $-1,743/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

-6.1% since first listed

3 events — show timeline

• 2026-02-06 Price Changed $245,900 CATRS
• 2026-01-12 Price Changed $266,900 CATRS
• 2025-12-22 Listed $261,900 CATRS