189 Pruitt Dr · Crawfordville, FL 32327

$300,000

4 bd · 2.0 ba · 1,799 sqft · Land · 201 Days on market

Built 2025 4,356 sqft lot $13/mo HOA · 1% of rent ↓ 9% 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 +8.2/30.0
• ARV discount +7.5/15.0
• 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 +2.2/10.0

Listing remarks

Welcome to 189 Pruitt Drive in Wesley Park, our new home community in Crawfordville, FL. The one-level Cali plan provides an efficient, 4-bedroom, 2 bath design in 1,799 square feet. This plan continues to be one of D. R. Horton’s bestselling. As you enter the Cali, you will find two bedrooms and the second bathroom with a tub/shower combo off the foyer. The third bedroom is further down the hall, making it a perfect space for private guest room or office. The hallway then leads to the beautiful open kitchen featuring a spacious walk-in pantry and large island. This island overlooks the dining and living room combination, creating the perfect space for entertaining and everyday meals.

Key facts

• Primary suite
• Covered patio
• Large island

Tags

• ONE LEVEL
• OPEN KITCHEN
• WALK IN PANTRY
• LARGE ISLAND
• COVERED PATIO
• PRIMARY SUITE

Property features AI

Finance

• HOA & community: HOA fee: $150; Sidewalks in the community

Exterior

• Parking: Attached two-car garage
• Utilities: Paved road access
• Home design: Single-story; New construction; Vinyl siding
• Construction: Vinyl siding construction; Home warranty included
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (10x11); Bedroom 3 (10x11); Bedroom 4 (11x12)
• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Plank and vinyl flooring; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (23.9% below list).
• Recommended offer: $228k (23.9% below list) — sets the bar for 1% rule.

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: Crawfordville Elementary School (math 65% / reading 65%, grade B+, #514 of 2,144 statewide, top 24%, 684 students, 42% FRL); Wakulla Middle School (math 55% / reading 52%, grade C+, #205 of 571 statewide, top 36%, 486 students, 41% FRL); Wakulla High School (math 42% / reading 51%, grade D-, #216 of 667 statewide, top 33%, 1,418 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 346 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 468 units permitted in Wakulla County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $228,394 (23.9% 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. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.17%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 10.9

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-66,112
• Equity at exit: $44,731

10-year hold

• IRR: -16.8%
• Equity multiple: 0.06×
• Total profit: $-78,811
• Equity at exit: $25,939

Cash invested: $84,000 (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: $2,284 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$13
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-282

Break-even live

Break-even rent $2,641

Max offer price $259,206

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-178	+0% $-282	+5% $-386	+10% $-489
Rent	-10% $-462	-5% $-372	+0% $-282	+5% $-192	+10% $-101
Rate	-1.0pp $-131	-0.5pp $-206	base $-282	+0.5pp $-360	+1.0pp $-439

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
356 Dellwood Rd Crawfordville, FL	3.0–5.0	2.0–3.0	1796	$2,412	$1.34	16d	3	0.23mi
48 Ruby Ln Crawfordville, FL	3.0	2.0	1290	$1,600	$1.24	16d	1	0.62mi
20 Hampton Way Crawfordville, FL	3.0	3.0	1344	$1,635	$1.22	24d	1	1.28mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 26 events

1. 2026-06-23
   days on market $300,000 Active 201 DOM
2. 2026-06-22
   days on market $300,000 Active 200 DOM
3. 2026-06-18
   days on market $300,000 Active 197 DOM
4. 2026-06-17
   days on market $300,000 Active 196 DOM
5. 2026-06-16
   days on market $300,000 Active 195 DOM
6. 2026-06-15
   days on market $300,000 Active 194 DOM
7. 2026-06-14
   days on market $300,000 Active 192 DOM
8. 2026-06-10
   days on market $300,000 Active 189 DOM
9. 2026-06-09
   days on market $300,000 Active 188 DOM
10. 2026-06-08
    days on market $300,000 Active 187 DOM
11. 2026-06-07
    days on market $300,000 Active 186 DOM
12. 2026-06-05
    days on market $300,000 Active 183 DOM
13. 2026-06-03
    days on market $300,000 Active 182 DOM
14. 2026-06-02
    days on market $300,000 Active 181 DOM
15. 2026-06-01
    days on market $300,000 Active 180 DOM
16. 2026-05-31
    days on market $300,000 Active 179 DOM
17. 2026-05-30
    days on market $300,000 Active 178 DOM
18. 2026-05-22
    price $300,000
19. 2026-05-12
    price $319,900
20. 2026-05-07
    price $314,900
21. 2026-04-13
    status Active
22. 2026-04-09
    price $338,400
23. 2026-01-30
    historical Active Under Contract
24. 2026-01-22
    price $329,900
25. 2026-01-12
    price $334,900
26. 2025-12-03
    listed $329,900 Active

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

Taxation est. · year 1

• Rental income: $27,407
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$156
• − Depreciation: −$8,727
• Taxable loss: −$8,666
• Est. tax savings @ 24.0%: +$2,080
• After-tax cash flow: $-1,303/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

• Census place: Crawfordville, FL
• 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

-9.1% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $300,000 CATRS
• 2026-05-12 Price Changed $319,900 CATRS
• 2026-05-07 Price Changed $314,900 CATRS
• 2026-04-13 Relisted — CATRS
• 2026-04-09 Price Changed $338,400 CATRS
• 2026-01-30 Contingent — CATRS
• 2026-01-22 Price Changed $329,900 CATRS
• 2026-01-12 Price Changed $334,900 CATRS
• 2025-12-03 Listed $329,900 CATRS