5 Klamath St · Crawfordville, FL 32327

$199,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 428 Days on market

Built 2024 7,405 sqft lot Est $145k · 37% over ↓ 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

AS GOOD AS NEW!! This 2024 doublewide mobile home sits on . 17 of an acre just off the paved road! This Clayton home has so much to offer and is as good as new. Tastefully appointed and decorated, you will LOVE it! Large walk-in shower in primary suite with his and hers closets! The Kitchen is amazing and comes with the bells and whistles! Inside laundry area big enough for storage and deep freezer space.

Key facts

• His and hers closets
• Inside laundry area
• Walk-in shower

Tags

• DOUBLEWIDE MOBILE HOME
• WALK-IN SHOWER
• HIS AND HERS CLOSETS
• INSIDE LAUNDRY AREA

Property features AI

Finance

• Other: Property is for sale

Exterior

• Parking: Driveway
• Home design: Double wide mobile home; Single-story
• Construction: Double wide body type
• Exterior features: Deck; Partial fencing; Unimproved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Icemaker
• Bedrooms: Bedroom 2 (13 x 11); Bedroom 3 (13 x 10)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $196k (1.5% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 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. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Hupa St	0.23mi	3/2.0	1,620 (+7%)	8mo	$156,000	$96	70
130 Dakota Dr	0.16mi	3/3.0	1,664 (+10%)	23mo	$130,000	$78	53

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,426
• Equity at exit: $29,672

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $4,908
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$195 /mo · $2,346/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $227

Break-even live

Break-even rent $1,673

Max offer price $199,000

Occupancy floor 83%

Sensitivity live

Price	-10% $340	-5% $283	+0% $227	+5% $171	+10% $115
Rent	-10% $72	-5% $150	+0% $227	+5% $305	+10% $382
Rate	-1.0pp $327	-0.5pp $278	base $227	+0.5pp $176	+1.0pp $123

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: $49,750
• Closing costs: $5,970
• 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	22d	1	0.99mi
2400 Spring Creek Hwy Crawfordville, FL	3.0	2.0	1582	$2,050	$1.30	14d	1	1.02mi

Listing history 17 events

1. 2026-06-18
   days on market $199,000 Active 428 DOM
2. 2026-06-17
   days on market $199,000 Active 427 DOM
3. 2026-06-16
   days on market $199,000 Active 426 DOM
4. 2026-06-15
   days on market $199,000 Active 425 DOM
5. 2026-06-14
   days on market $199,000 Active 423 DOM
6. 2026-06-10
   days on market $199,000 Active 420 DOM
7. 2026-06-09
   days on market $199,000 Active 419 DOM
8. 2026-06-08
   days on market $199,000 Active 418 DOM
9. 2026-06-07
   days on market $199,000 Active 417 DOM
10. 2026-06-05
    days on market $199,000 Active 414 DOM
11. 2026-06-03
    days on market $199,000 Active 413 DOM
12. 2026-06-02
    days on market $199,000 Active 412 DOM
13. 2026-06-01
    days on market $199,000 Active 411 DOM
14. 2026-05-31
    days on market $199,000 Active 410 DOM
15. 2026-05-30
    days on market $199,000 Active 409 DOM
16. 2025-07-23
    price $199,000
17. 2025-04-16
    listed $214,900 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: $2,346 · $195/mo
• Projected year-2 tax: $2,346 · $195/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) · 13% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $23,531
• − Mortgage interest: −$11,147
• − Property taxes: −$2,346
• − Insurance: −$995
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,789
• Taxable loss: −$511
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,849/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

-7.4% since first listed

2 events — show timeline

• 2025-07-23 Price Changed $199,000 CATRS
• 2025-04-16 Listed $214,900 CATRS

Property tax history

+42.4%/yr

Latest (2025): $2,346 · +2629.1% YoY. Source: county tax records.