70 Cochise St · Crawfordville, FL 32327

$234,900

3 bd · 2.0 ba · 1,406 sqft · SingleFamily · 3 Days on market

Built 2026 4,791 sqft lot Est $245k · at est.

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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 +9.4/30.0
• ARV discount +9.3/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Appreciation +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

$7500 from builder to use towards your closing costs, fence, buy down points, etc. ! Breathtaking, MOVE-IN READY new construction that HAS IT ALL. The Peyton model offers a 3 bedroom/ 2 bathroom floor plan across 1406 square feet. This home features a stunning trim package, exquisite coffered ceiling details, a custom built-in drop zone in the foyer, TWO closets in the master bedroom, double vanities in BOTH bathrooms, luxury vinyl plank flooring in living areas and bedrooms, and tile in utility & bathrooms. The kitchen is a MUST SEE, offering plenty of cabinet and counter space, stainless appliances, custom shaker cabinets, and laminate countertops. EXCELLENT LOCATION! Close to coast

Key facts

• New construction
• 4,791 sq ft lot
• Parking

Tags

• NEW CONSTRUCTION
• STUNNING TRIM PACKAGE
• COFFERED CEILING DETAILS
• CUSTOM BUILT-IN DROP ZONE
• TWO CLOSETS IN MASTER BEDROOM
• DOUBLE VANITIES IN BATHROOMS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-story home; New construction; Vinyl siding exterior
• Construction: Vinyl siding construction; New construction; Has home warranty
• Exterior features: Covered porch; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Refrigerator; Stove; Pantry (walk-in pantry included in interior features)
• Bedrooms: Bedroom 2 (13 x 13); Bedroom 3 (11 x 13)
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray and vaulted ceilings; Pantry
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (21.6% below list).
• Recommended offer: $184k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% 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.
• Zoned schools: Shadeville Elementary School (math 63% / reading 60%, grade B, #634 of 2,144 statewide, top 30%, 640 students, 46% FRL); Riversprings Middle School (math 61% / reading 58%, grade B, #140 of 571 statewide, top 25%, 549 students, 36% FRL); Wakulla High School (math 42% / reading 51%, grade D-, #216 of 667 statewide, top 33%, 1,418 students, 37% FRL) — zoned schools at 39% FRL track the district average.
• 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 3 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,118 (21.6% 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $244,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Renegade Rd	0.23mi	3/2.0	1,321 (-6%)	1mo	$230,000	$174	78
62 Cochise St	0.01mi	3/2.0	1,215 (-14%)	2mo	$214,830	$177	76
19 Oneida St	0.13mi	3/2.0	1,258 (-10%)	2mo	$224,900	$179	75
50 Choctaw Rd	0.38mi	3/2.0	1,302 (-7%)	2mo	$209,900	$161	68
10 Shawnee Trl	0.36mi	4/2.0 (+1)	1,497 (+6%)	1mo	$239,900	$160	67
46 Choctaw Rd	0.41mi	3/2.0	1,288 (-8%)	2mo	$209,900	$163	66
63 Pawnee Trl	0.25mi	3/2.0	1,215 (-14%)	1mo	$215,900	$178	65
115 Comanche Trl	0.44mi	3/2.0	1,271 (-10%)	1mo	$232,000	$183	62
17 Comanche Trl	0.50mi	4/2.0 (+1)	1,497 (+6%)	2mo	$239,900	$160	59
15 Kiowa Trl	0.45mi	3/2.0	1,225 (-13%)	1mo	$224,900	$184	57
1 Blackfoot Rd	0.56mi	3/2.0	1,232 (-12%)	1mo	$207,000	$168	52
38 Susquehanna Trl	0.63mi	3/2.0	1,241 (-12%)	3mo	$205,000	$165	49

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-48,454
• Equity at exit: $35,024

10-year hold

• IRR: -14.3%
• Equity multiple: 0.17×
• Total profit: $-54,548
• Equity at exit: $20,310

Cash invested: $65,772 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-169

Break-even live

Break-even rent $2,055

Max offer price $210,473

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-88	+0% $-169	+5% $-250	+10% $-331
Rent	-10% $-314	-5% $-242	+0% $-169	+5% $-96	+10% $-23
Rate	-1.0pp $-51	-0.5pp $-109	base $-169	+0.5pp $-230	+1.0pp $-292

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Leslie Cir Crawfordville, FL	3.0	2.0	1170	$1,600	$1.37	15d	1	0.40mi
60 Susquehanna Trl Crawfordville, FL	3.0	2.0	1173	$1,500	$1.28	23d	1	0.61mi

Listing history 3 events

1. 2026-06-22
   days on market $234,900 Active 3 DOM
2. 2026-06-18
   remarks 695-char remark
3. 2026-06-18
   listed $234,900 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $22,094
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$6,833
• Taxable loss: −$6,130
• Est. tax savings @ 24.0%: +$1,471
• After-tax cash flow: $-554/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

• 2026-06-12 Listed $234,900 CATRS