6 Montauk Cir · Crawfordville, FL 32327

$209,000

3 bd · 3.0 ba · 1,220 sqft · Other public records · 239 Days on market

Built 2025 1,742 sqft lot $82/mo HOA · 5% of rent ↓ 7% 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 +15.3/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

FHA or USDA 100% financing available!!!! Seller is giving 5k in CC! THIS IS AN INTERIOR UNIT! BRAND NEW TOWN HOMES! READY NOW!!!! Enjoy your Energy Efficient, 3/3 Low maintenance, LVP flooring, Granite Counter tops, large bedrooms, washer and dryers! These units will make great rentals or this is a lovely community to live in. Close to Publix, shopping, schools and the beach! We ONLY have 2 units at this time! HURRY! Amenities include, pool, pool house, picnic pavilions, doggy areas, parking, and much more! Enjoy FHA or VA financing on these great Town homes!

Key facts

• Close to schools
• Interior unit
• Granite counter tops

Tags

• INTERIOR UNIT
• ENERGY EFFICIENT
• LOW MAINTENANCE
• GRANITE COUNTER TOPS
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: HOA fee of $984; HOA covers ground maintenance, structure maintenance, road maintenance, and street lights

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: New construction; Single-family property; Primary entry level on main floor
• Construction: Fiber cement exterior; Slab foundation; Has home warranty
• Exterior features: Private maintained road; Paved road; Has a view

Interior

• Kitchen: Refrigerator; Range; Oven; Microwave; Icemaker; Dishwasher
• Bedrooms: Bedroom 2 (16x12); Bedroom 3 (14x13); Primary bedroom (14x12)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Primary bedroom located on the main floor; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $209k.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 $176k (16.0% below list).
• Recommended offer: $176k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $175,529 (16.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.9

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-28,776
• Equity at exit: $31,163

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-17,754
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$87
• HOA: −$82
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $76

Break-even live

Break-even rent $1,659

Max offer price $209,000

Occupancy floor 91%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Hampton Way Crawfordville, FL	3.0	3.0	1344	$1,635	$1.22	21d	1	0.10mi

HOA detail

• Monthly dues: $82 · $984/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $209,000 Active 239 DOM
2. 2026-06-17
   days on market $209,000 Active 238 DOM
3. 2026-06-16
   days on market $209,000 Active 237 DOM
4. 2026-06-15
   days on market $209,000 Active 236 DOM
5. 2026-06-14
   days on market $209,000 Active 234 DOM
6. 2026-06-10
   days on market $209,000 Active 231 DOM
7. 2026-06-09
   days on market $209,000 Active 230 DOM
8. 2026-06-08
   days on market $209,000 Active 229 DOM
9. 2026-06-07
   days on market $209,000 Active 228 DOM
10. 2026-06-05
    days on market $209,000 Active 225 DOM
11. 2026-06-03
    days on market $209,000 Active 224 DOM
12. 2026-06-02
    days on market $209,000 Active 223 DOM
13. 2026-06-01
    days on market $209,000 Active 222 DOM
14. 2026-05-31
    days on market $209,000 Active 221 DOM
15. 2026-05-30
    days on market $209,000 Active 220 DOM
16. 2026-02-04
    price $209,000
17. 2025-12-22
    price $209,900
18. 2025-10-22
    listed $219,900 Active
19. 2025-10-22
    historical
20. 2025-08-10
    listed $224,900 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: $549 · $46/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$1,185/yr (+$99/mo · 215.9%)

ⓘ 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 · 21 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: $21,063
• − Mortgage interest: −$11,707
• − Property taxes: −$549
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$984
• − Depreciation: −$6,080
• Taxable loss: −$2,672
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $1,551/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

-7.1% since first listed

5 events — show timeline

• 2026-02-04 Price Changed $209,000 CATRS
• 2025-12-22 Price Changed $209,900 CATRS
• 2025-10-22 Listing Removed — CATRS
• 2025-10-22 Listed $219,900 CATRS
• 2025-08-10 Listed $224,900 CATRS