2526 Old Bainbridge Rd · Tallahassee, FL 32303

$200,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 360 Days on market

Built 1972 0.29 ac lot Est $264k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 1.5-bath home situated in a highly desirable area of Tallahassee—Just minutes from shopping, dining, and parks! Featuring 1404 square feet of comfortable living space, this property offers a functional layout perfect for families, investors, or first time buyers. Enjoy the convenience of an enclosed garage, ideal for additional storage, workspace, or another bedroom! Sitting on a spacious . 29 acre lot, there is plenty of room for outdoor entertaining, gardening, or simply relaxing in your backyard. Dont miss your opportunity to own a solid home in a central location with endless potential!

Key facts

• Enclosed garage
• Outdoor entertaining
• Central location

Tags

• ENCLOSED GARAGE
• SPACIOUS LOT
• OUTDOOR ENTERTAINING
• CENTRAL LOCATION

Property features AI

Finance

• Other: Lot approximately 0.29 acre
• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-story; Brick construction
• Construction: Brick construction
• Exterior features: Deck; Publicly maintained road access

Interior

• Kitchen: Kitchen (10x13)
• Bedrooms: Bedroom 2 (14x11); Bedroom 3 (9x11)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Living room; Family room; Dining room; Garage (listed as a room type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-50 ($-601/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (14.5% below list).
• Recommended offer: $171k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in Tallahassee — 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 86/100 on livability (#19 in FL, #429 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D.
• Leon (urban): math 48% / reading 53% proficiency, ranked #33 of 73 in FL (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.1%/yr); 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,990 (14.5% 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 360 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $263,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 Mayfair Rd	0.09mi	3/1.5	1,324 (-6%)	4mo	$237,500	$179	83
1815 Salmon Dr	0.23mi	3/2.0	1,352 (-4%)	1mo	$215,000	$159	80
2501 Colleen Dr	0.15mi	4/2.0 (+1)	1,447 (+3%)	3mo	$110,000	$76	78
2618 Mayfair Rd	0.17mi	3/2.0	1,281 (-9%)	3mo	$271,000	$212	73
1506 Myrick Rd	0.43mi	4/2.5 (+1)	1,398 (-0%)	2mo	$275,000	$197	69
1825 Wales Dr	0.32mi	4/2.0 (+1)	1,324 (-6%)	5mo	$39,900	$30	64
2614 Mayfair Rd	0.16mi	3/2.0	1,204 (-14%)	5mo	$235,000	$195	63
2304 Vincent Dr	0.57mi	3/2.0	1,308 (-7%)	1mo	$270,000	$206	59
1828 Mayfair Rd	0.35mi	3/2.0	1,230 (-12%)	4mo	$206,500	$168	57
2613 Summerwood Ave	0.74mi	4/2.0 (+1)	1,300 (-7%)	2mo	$245,000	$188	44
2621 Tupelo Ter	0.72mi	3/2.0	1,269 (-10%)	5mo	$265,000	$209	44
1609 Sunset Ln	0.74mi	3/2.0	1,596 (+14%)	2mo	$289,000	$181	40

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-35,354
• Equity at exit: $29,821

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-33,891
• Equity at exit: $17,292

Cash invested: $56,000 (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 32303

• Rents YoY: 3.1%
• Active inventory: 238
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-50

Break-even live

Break-even rent $1,773

Max offer price $191,153

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $7	+0% $-50	+5% $-107	+10% $-163
Rent	-10% $-185	-5% $-118	+0% $-50	+5% $17	+10% $85
Rate	-1.0pp $51	-0.5pp $1	base $-50	+0.5pp $-102	+1.0pp $-155

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Pullen Rd Tallahassee, FL	1.0–2.0	1.0–2.0	875	$1,345	$1.54	14d	1	0.14mi
2513 Colleen Dr Tallahassee, FL	4.0	4.0	1700	$2,690	$1.58	22d	1	0.18mi
2520 Graves Rd #103 Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	22d	1	0.18mi
1571 Stone Rd Unit 5B Tallahassee, FL	2.0	2.5	1216	$1,795	$1.48	22d	1	0.19mi
2400 Fred Smith Rd #201 Tallahassee, FL	3.0	3.0	1353	$1,650	$1.22	22d	1	0.20mi
2309 Old Bainbridge Rd Tallahassee, FL	1.0–2.0	1.0–2.0	798	$1,420	$1.78	14d	10	0.28mi
1447 Stone Rd Tallahassee, FL	1.0–3.0	1.0–2.0	890	$1,545	$1.74	22d	1	0.28mi
1819 Salmon Dr Tallahassee, FL	4.0	2.0	1668	$1,700	$1.02	22d	1	0.29mi
2301 Old Bainbridge Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1084	$1,600	$1.48	22d	1	0.39mi
2660 Old Bainbridge Rd Tallahassee, FL	3.0	2.5	1196	$1,550	$1.30	22d	2	0.56mi
1210 Stone Rd Tallahassee, FL	2.0	2.0	1008	$1,200	$1.19	22d	1	0.57mi
2677 Old Bainbridge Rd Tallahassee, FL	1.0–3.0	1.5–3.5	1395	$1,683	$1.21	14d	28	0.57mi
2401 Atlas Rd Unit B Tallahassee, FL	2.0	1.0	900	$1,100	$1.22	22d	1	0.61mi
2412 Atlas Rd Tallahassee, FL	3.0	1.5	1081	$1,200	$1.11	22d	1	0.63mi
2419 Nugget Ln Tallahassee, FL	3.0	2.0	1212	$1,550	$1.28	14d	1	0.67mi
2498 Nugget Ln Tallahassee, FL	3.0	2.0	1200	$1,550	$1.29	22d	1	0.67mi
2052 Darnell Cir Unit B Tallahassee, FL	4.0	3.0	1300	$1,700	$1.31	22d	1	0.73mi
2350 Wanda Way Tallahassee, FL	2.0–3.0	1.0	861	$1,400	$1.63	22d	1	0.74mi
3126 Okeeheepkee Rd Tallahassee, FL	3.0	2.0	1638	$2,900	$1.77	22d	1	0.84mi
2403 Hartsfield Rd #602 Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	22d	1	0.92mi
2403 Hartsfield Rd #602 Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	14d	1	0.92mi
2406 Hartsfield Rd Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	22d	1	0.92mi
1729 Ray Rd Tallahassee, FL	3.0	1.0	1611	$3,400	$2.11	22d	1	1.05mi
1325 W Tharpe St Tallahassee, FL	1.0–3.0	1.0–4.0	937	$1,676	$1.79	14d	21	1.09mi
1560 San Luis Rd Tallahassee, FL	3.0	3.5	1500	$774	$0.52	22d	22	1.20mi
2400 W Tharpe St Tallahassee, FL	4.0–5.0	4.0	1800	$1,800	$1.00	22d	1	1.22mi
2711 Allen Rd Tallahassee, FL	1.0–2.0	1.0–2.0	825	$1,125	$1.36	14d	4	1.22mi
2259 Parrot Ln Tallahassee, FL	2.0	2.0	992	$1,275	$1.29	22d	1	1.26mi
2327 Parrot Ln Tallahassee, FL	3.0	2.0	1088	$1,300	$1.19	22d	1	1.28mi
2626 Faversham Dr Tallahassee, FL	3.0	2.0	1440	$1,850	$1.28	14d	1	1.30mi
2915 Sharer Rd Tallahassee, FL	2.0–4.0	2.0–4.0	1086	$1,598	$1.47	14d	30	1.32mi
1303 Ocala Rd Tallahassee, FL	1.0–4.0	1.0–2.0	1121	$1,445	$1.29	14d	48	1.35mi
1350 Ocala Rd Unit C Tallahassee, FL	4.0	3.0	1142	$1,550	$1.36	22d	1	1.35mi
1012 Sharer Ct Tallahassee, FL	2.0	2.0	1024	$1,450	$1.42	14d	1	1.38mi
1111 High Rd Tallahassee, FL	2.0–3.0	2.0	1000	$1,594	$1.59	14d	11	1.41mi
1108 Greentree Ct Tallahassee, FL	2.0	2.0	888	$1,275	$1.44	22d	1	1.41mi
2060 Continental Ave Tallahassee, FL	1.0–3.0	1.0–2.5	1121	$1,185	$1.06	14d	26	1.45mi
2020 Continental Ave Tallahassee, FL	1.0–2.0	1.0–1.5	850	$1,300	$1.53	22d	3	1.46mi
2022 Trimble Rd Apt 3 Tallahassee, FL	3.0	3.0	1192	$700	$0.59	22d	1	1.49mi
2022 Trimble Rd Apt 1 Tallahassee, FL	4.0	3.5	1841	$2,250	$1.22	22d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 360 DOM
2. 2026-06-17
   days on market $200,000 Active 359 DOM
3. 2026-06-16
   days on market $200,000 Active 358 DOM
4. 2026-06-15
   days on market $200,000 Active 357 DOM
5. 2026-06-14
   days on market $200,000 Active 355 DOM
6. 2026-06-10
   days on market $200,000 Active 352 DOM
7. 2026-06-09
   days on market $200,000 Active 351 DOM
8. 2026-06-08
   days on market $200,000 Active 350 DOM
9. 2026-06-07
   days on market $200,000 Active 349 DOM
10. 2026-06-05
    days on market $200,000 Active 346 DOM
11. 2026-06-03
    days on market $200,000 Active 345 DOM
12. 2026-06-02
    days on market $200,000 Active 344 DOM
13. 2026-06-01
    days on market $200,000 Active 343 DOM
14. 2026-05-31
    days on market $200,000 Active 342 DOM
15. 2026-05-30
    days on market $200,000 Active 341 DOM
16. 2025-07-26
    price $200,000
17. 2025-07-26
    price $195,900
18. 2025-06-23
    listed $200,000 Active
19. 2022-03-16
    price $1,000

ⓘ 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: $3,225 · $269/mo
• Projected year-2 tax: $3,225 · $269/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,519
• − Mortgage interest: −$11,203
• − Property taxes: −$3,225
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,818
• Taxable loss: −$4,010
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $362/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: Leon
• NCES district ID: 1201110
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,339
• Composite: 42.84/100
• National rank: #3131
• State rank: #33 of 73 in FL

Livability — Tallahassee

• Score: 86/100
• State rank: #19
• US rank: #429

Category grades

Amenities A+ Commute A+ Cost of living A Crime C+ Employment D Housing A- Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallahassee, FL
• County: Leon County · 294,472 people
• City population: 294,472
• Metro: Tallahassee, FL
• Population (ZIP): 49,785
• Household income: $62,275
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 2919.0

Population outlook (Leon County) Hauer SSP2

• Today (2025): 315,507 people
• By 2030: 330,677 · +4.8%
• By 2040: 358,465 · +13.6%
• By 2050: 386,804 · +22.6%
• By 2075: 465,480 · +47.5%
• By 2100: 519,959 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 50% Black 34% Hispanic / Latino 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Leon

• 2024 margin: Strong D (+21.8) · D 60.3% · R 38.5% · Other 1.2%
• 2008→2024 swing: -2.5pp toward R · 2008: 24.3pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+28.3 2016: D+25.1 2012: D+23.6 2008: D+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -255.24%
• Current HPI: 241.3131
• Rent YoY: ▲ 3.12%
• 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

+19900.0% since first listed

4 events — show timeline

• 2025-07-26 Price Changed $200,000 CATRS
• 2025-07-26 Price Changed $195,900 CATRS
• 2025-06-23 Listed $200,000 CATRS
• 2022-03-16 Price Changed $1,000 RENT.

Property tax history

+6.6%/yr

Latest (2025): $3,225 · +8.1% YoY. Source: county tax records.