14 Graham Trl · Crawfordville, FL 32327

$238,900

3 bd · 2.0 ba · 1,277 sqft · SingleFamily · 12 Days on market

Built 2026 4,791 sqft lot Est $226k · 6% over

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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 +8.5/30.0
• ARV discount +4.9/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Some photos are of previously built home. Actual home under construction. Options, upgrades, colors, and features may vary. Brand-New 2026 Construction – Modern Comfort Meets Peaceful Living! Be the first to own this beautifully crafted 3-bedroom, 2-bathroom home, offering the perfect blend of style, comfort, and functionality. Featuring durable vinyl plank flooring throughout. Closets are all custom wood shelving throughout this house and primary bedroom has his and hers closets! The kitchen and bathrooms will showcase sleek granite countertops, while the bathrooms also feature custom tile surrounds for a sophisticated touch. Enjoy a spacious layout that includes a dedicated dining a

Key facts

• Custom wood shelving
• Granite countertops
• Vinyl plank flooring

Tags

• VINYL PLANK FLOORING
• CUSTOM WOOD SHELVING
• GRANITE COUNTERTOPS
• CUSTOM TILE SURROUNDS
• DEDICATED DINING AREA
• WALK-IN PANTRY

Property features AI

Finance

• Other: Home warranty included
• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Paved road access
• Home design: Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Tray ceilings; Vaulted ceilings; Split bedroom layout
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (23.7% below list).
• Recommended offer: $182k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $182,283 (23.7% 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: 0.76% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $226,029
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 W F Magers Rd	0.27mi	3/2.0	1,300 (+2%)	1mo	$236,000	$182	84
75 Blackfoot Rd	0.15mi	3/2.0	1,215 (-5%)	1mo	$216,296	$178	84
1 Blackfoot Rd	0.39mi	3/2.0	1,232 (-4%)	1mo	$207,000	$168	75
115 Comanche Trl	0.52mi	3/2.0	1,271 (-0%)	1mo	$232,000	$183	74
102 Beeler Rd	0.32mi	3/2.0	1,353 (+6%)	2mo	$224,900	$166	73
16 Pueblo Trl	0.47mi	3/2.0	1,232 (-4%)	2mo	$217,500	$177	71
46 Choctaw Rd	0.58mi	3/2.0	1,288 (+1%)	2mo	$209,900	$163	70
50 Choctaw Rd	0.61mi	3/2.0	1,302 (+2%)	2mo	$209,900	$161	67
15 Kiowa Trl	0.62mi	3/2.0	1,225 (-4%)	1mo	$224,900	$184	63
103 Graham Trl	0.25mi	4/2.0 (+1)	1,431 (+12%)	1mo	$247,000	$173	62
63 Pawnee Trl	0.70mi	3/2.0	1,215 (-5%)	1mo	$215,900	$178	58
101 Haida Trl	0.42mi	4/2.0 (+1)	1,456 (+14%)	2mo	$229,000	$157	51

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-51,789
• Equity at exit: $35,621

10-year hold

• IRR: -16.1%
• Equity multiple: 0.09×
• Total profit: $-60,924
• Equity at exit: $20,656

Cash invested: $66,892 (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: $1,823 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,584/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-211

Break-even live

Break-even rent $2,090

Max offer price $208,375

Occupancy floor —

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: $59,725
• Closing costs: $7,167
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Susquehanna Trl Crawfordville, FL	3.0	2.0	1173	$1,500	$1.28	21d	1	0.42mi
3 Leslie Cir Crawfordville, FL	3.0	2.0	1170	$1,600	$1.37	13d	1	1.35mi

Listing history 10 events

1. 2026-06-18
   days on market $238,900 Active 12 DOM
2. 2026-06-17
   days on market $238,900 Active 11 DOM
3. 2026-06-16
   days on market $238,900 Active 10 DOM
4. 2026-06-15
   days on market $238,900 Active 9 DOM
5. 2026-06-14
   days on market $238,900 Active 7 DOM
6. 2026-06-10
   days on market $238,900 Active 4 DOM
7. 2026-06-09
   days on market $238,900 Active 3 DOM
8. 2026-06-08
   days on market $238,900 Active 2 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $238,900 Active 1 DOM

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

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 ≥111°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,874
• − Mortgage interest: −$13,382
• − Property taxes: −$3,584
• − Insurance: −$1,194
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,950
• Taxable loss: −$6,736
• Est. tax savings @ 24.0%: +$1,617
• After-tax cash flow: $-915/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

1 event — show timeline

• 2026-06-06 Listed $238,900 CATRS