14 Sioux Trl · Crawfordville, FL 32327

$179,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 196 Days on market

Built 2007 4,791 sqft lot Est $223k · 20% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• 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 MLS

The Rocking Chair Front Porch welcomes you to this 3 Bedroom 2 Bath House with 1 Car Garage on 1 1/2 Lots. Spacious Great Room with Vaulted Ceiling offers Kitchen with Lots of Cabinets(2 Lazy Suzans), All Appliances and Bar Overlooking Dining Room. Master Bedroom has Trey Ceiling and Large Closet. Utility Room with Mud Sink Adjoins the 1 Car Garage. Ceramic Tile Floors Throughout Except for Carpet in the Bedrooms(Seller will install new carpet prior to closing and re-hang closet doors). The Back Patio overlooks Privacy Fenced Backyard.

Key facts

• Solid foundation
• Outdoor space
• Spacious layout

Tags

• SOLID FOUNDATION
• SPACIOUS LAYOUT
• OUTDOOR SPACE

Property features AI

Finance

• Financial info: For sale

Exterior

• Parking: Detached or attached 1-car garage (garage present)
• Utilities: Public sewer
• Home design: Single-story; Fiber cement construction; Paved road access
• Construction: Fiber cement exterior
• Exterior features: Fully fenced yard; Fenced

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (10 x 12); Bedroom 3 (10 x 12)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Utility room; Living room; Family room; Dining room
• Laundry & utility: Utility room (13 x 14)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $223,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Susquehanna Trl	0.10mi	3/2.0	1,241 (-2%)	3mo	$205,000	$165	91
15 Kiowa Trl	0.12mi	3/2.0	1,225 (-3%)	1mo	$224,900	$184	89
16 Pueblo Trl	0.21mi	3/2.0	1,232 (-2%)	2mo	$217,500	$177	85
115 Comanche Trl	0.32mi	3/2.0	1,271 (+1%)	1mo	$232,000	$183	83
1 Blackfoot Rd	0.29mi	3/2.0	1,232 (-2%)	1mo	$207,000	$168	82
19 Oneida St	0.44mi	3/2.0	1,258 (-0%)	2mo	$224,900	$179	78
63 Pawnee Trl	0.38mi	3/2.0	1,215 (-4%)	1mo	$215,900	$178	76
46 Choctaw Rd	0.41mi	3/2.0	1,288 (+2%)	2mo	$209,900	$163	76
75 Blackfoot Rd	0.41mi	3/2.0	1,215 (-4%)	1mo	$216,296	$178	74
50 Choctaw Rd	0.43mi	3/2.0	1,302 (+3%)	2mo	$209,900	$161	73
62 Cochise St	0.57mi	3/2.0	1,215 (-4%)	1mo	$214,830	$177	66
145 Renegade Rd	0.64mi	3/2.0	1,321 (+5%)	1mo	$230,000	$174	61

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-11,573
• Equity at exit: $26,689

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $13,260
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$153 /mo · $1,842/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $269

Break-even live

Break-even rent $1,477

Max offer price $179,000

Occupancy floor 80%

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: $44,750
• Closing costs: $5,370
• 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	0.12mi
3 Leslie Cir Crawfordville, FL	3.0	2.0	1170	$1,600	$1.37	13d	1	0.88mi

Listing history 15 events

1. 2026-06-03
   days on market $179,000 Active 196 DOM
2. 2026-06-02
   days on market $179,000 Active 195 DOM
3. 2026-06-01
   days on market $179,000 Active 194 DOM
4. 2026-05-31
   days on market $179,000 Active 193 DOM
5. 2026-05-30
   days on market $179,000 Active 192 DOM
6. 2025-12-03
   price $179,000
7. 2025-11-19
   listed $185,000 Active
8. 2025-10-31
   historical
9. 2025-07-21
   price $185,000
10. 2025-07-14
    listed $189,000 Active
11. 2021-08-12
    soldstatus $165,000 Closed 541-char remark

    Show marketing remark (541 chars)

    The Rocking Chair Front Porch welcomes you to this 3 Bedroom 2 Bath House with 1 Car Garage on 1 1/2 Lots. Spacious Great Room with Vaulted Ceiling offers Kitchen with Lots of Cabinets(2 Lazy Suzans), All Appliances and Bar Overlooking Dining Room. Master Bedroom has Trey Ceiling and Large Closet. Utility Room with Mud Sink Adjoins the 1 Car Garage. Ceramic Tile Floors Throughout Except for Carpet in the Bedrooms(Seller will install new carpet prior to closing and re-hang closet doors). The Back Patio overlooks Privacy Fenced Backyard.

12. 2021-08-06
    soldstatus $165,000
13. 2021-07-05
    historical Active Under Contract 541-char remark

    Show marketing remark (541 chars)

    The Rocking Chair Front Porch welcomes you to this 3 Bedroom 2 Bath House with 1 Car Garage on 1 1/2 Lots. Spacious Great Room with Vaulted Ceiling offers Kitchen with Lots of Cabinets(2 Lazy Suzans), All Appliances and Bar Overlooking Dining Room. Master Bedroom has Trey Ceiling and Large Closet. Utility Room with Mud Sink Adjoins the 1 Car Garage. Ceramic Tile Floors Throughout Except for Carpet in the Bedrooms(Seller will install new carpet prior to closing and re-hang closet doors). The Back Patio overlooks Privacy Fenced Backyard.

14. 2021-07-03
    listed $159,900 Active 541-char remark

    Show marketing remark (541 chars)

    The Rocking Chair Front Porch welcomes you to this 3 Bedroom 2 Bath House with 1 Car Garage on 1 1/2 Lots. Spacious Great Room with Vaulted Ceiling offers Kitchen with Lots of Cabinets(2 Lazy Suzans), All Appliances and Bar Overlooking Dining Room. Master Bedroom has Trey Ceiling and Large Closet. Utility Room with Mud Sink Adjoins the 1 Car Garage. Ceramic Tile Floors Throughout Except for Carpet in the Bedrooms(Seller will install new carpet prior to closing and re-hang closet doors). The Back Patio overlooks Privacy Fenced Backyard.

15. 2006-09-05
    soldstatus $48,000

ⓘ 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: $1,842 · $153/mo
• Projected year-2 tax: $1,842 · $153/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $21,806
• − Mortgage interest: −$10,027
• − Property taxes: −$1,842
• − Insurance: −$895
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$5,207
• Taxable income: $346
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $3,142/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

+272.9% since first listed

10 events — show timeline

• 2025-12-03 Price Changed $179,000 CATRS
• 2025-11-19 Listed $185,000 CATRS
• 2025-10-31 Listing Removed — CATRS
• 2025-07-21 Price Changed $185,000 CATRS
• 2025-07-14 Listed $189,000 CATRS
• 2021-08-12 Sold (MLS) $165,000 CATRS
• 2021-08-06 Sold (Public Records) $165,000 Public Records
• 2021-07-05 Contingent — CATRS
• 2021-07-03 Listed $159,900 CATRS
• 2006-09-05 Sold (Public Records) $48,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,842 · +4.6% YoY. Source: county tax records.