3418 Orlando Dr · Tallahassee, FL 32311

$255,000

4 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 160 Days on market

Built 1960 8,276 sqft lot Est $237k · 7% over

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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 +12.9/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• ARV discount +4.2/15.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely updated inside! Open floor plan with Bamboo flooring. Marble kitchen counter tops with complete backsplash and stainless steel appliances. Custom tile in the bathrooms. LARGE flex room/office/nursery or just really big closet off of master bedroom. No contractor grade fixtures here. New driveway recently installed and front yard sodded. Being sold as is.

Key facts

• Open floor plan
• Marble countertops
• Bamboo flooring

Tags

• OPEN FLOOR PLAN
• BAMBOO FLOORING
• MARBLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Energy Star Certified Homes / Home Performance with Energy Star
• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-story; Property constructed with block, concrete, and stucco
• Construction: Block, concrete, and stucco construction
• Exterior features: Fully fenced yard; Deck; Patio; Paved, public-maintained road access

Interior

• Kitchen: Refrigerator; Oven; Range; Microwave; Icemaker; Dishwasher
• Bedrooms: Bedroom (10x10); Bedroom (11x12); Bedroom (11x12); Additional bedroom listed as 'Bedroom 4' (10x10)
• Flooring: Bamboo flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-20 ($-245/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (19.1% below list).
• Recommended offer: $206k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Apalachee Elementary School (math 31% / reading 36%, grade F, #1,758 of 2,144 statewide, top 83%, 544 students, 72% FRL); Fairview Middle School (math 44% / reading 46%, grade D, #310 of 571 statewide, top 56%, 747 students, 58% FRL); Lincoln High School (math 37% / reading 54%, grade D-, #223 of 667 statewide, top 34%, 1,861 students, 28% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 118 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 30% of the median local income ($81k/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 $8k 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 160 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $140k; list at $255k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,255 (19.1% 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 160 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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: 0.81% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $237,472
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Orlando Dr	0.02mi	4/2.0	1,344 (-7%)	1mo	$182,000	$135	87
1320 Idlewild Dr	0.19mi	3/2.0 (-1)	1,421 (-2%)	2mo	$250,000	$176	82
1203 Carrin Dr	0.09mi	4/2.0	1,473 (+2%)	17mo	$144,900	$98	79
1049 Longstreet Dr	0.35mi	3/2.0 (-1)	1,436 (-1%)	2mo	$230,000	$160	76
1128 Carrin Dr	0.15mi	3/2.0 (-1)	1,368 (-6%)	13mo	$195,000	$143	68
3424 Miami Dr	0.07mi	3/2.5 (-1)	1,272 (-12%)	2mo	$209,000	$164	68
1024 Sutor Rd	0.38mi	4/2.0	1,534 (+6%)	12mo	$280,000	$183	62
1332 Idlewild Dr	0.26mi	3/1.0 (-1)	1,239 (-14%)	4mo	$235,000	$190	52
1385 Idlewild Dr	0.23mi	3/2.0 (-1)	1,264 (-13%)	14mo	$233,500	$185	52
1417 Southwood Plantation Rd	0.57mi	3/2.0 (-1)	1,604 (+11%)	4mo	$412,500	$257	47
3611 Hood Ct	0.34mi	4/2.0	1,664 (+15%)	23mo	$247,500	$149	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 · 5.55% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-37,231
• Equity at exit: $38,021

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-10,784
• Equity at exit: $22,048

Cash invested: $71,400 (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 32311

• Home prices YoY: -27.5%
• Rents YoY: 5.5%
• Active inventory: 118
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-20

Break-even live

Break-even rent $2,088

Max offer price $251,398

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $52	+0% $-20	+5% $-93	+10% $-165
Rent	-10% $-183	-5% $-102	+0% $-20	+5% $61	+10% $143
Rate	-1.0pp $108	-0.5pp $44	base $-20	+0.5pp $-86	+1.0pp $-154

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3148 Dick Wilson Blvd Tallahassee, FL	1.0–3.0	1.0–2.0	1536	$1,940	$1.26	15d	14	0.42mi
3909 Reserve Dr Tallahassee, FL	1.0–3.0	1.0–2.0	1220	$1,825	$1.50	15d	1	0.62mi
1736 Augustine Pl Tallahassee, FL	3.0	2.0	1400	$2,000	$1.43	23d	1	0.95mi
2750 Old Saint Augustine Rd Tallahassee, FL	1.0–3.0	1.0–2.0	1230	$1,739	$1.41	23d	2	1.01mi
430 Grail Ct Tallahassee, FL	3.0	2.0	1252	$2,300	$1.84	23d	1	1.16mi
2912 Capital Park Dr Tallahassee, FL	3.0	2.0	1236	$1,650	$1.33	15d	1	1.20mi
2250 Bluff Oak Way Tallahassee, FL	1.0–3.0	1.0–2.0	1538	$1,978	$1.29	15d	17	1.23mi
1320 Hendrix Rd #301 Tallahassee, FL	3.0	2.5	1554	$1,695	$1.09	23d	1	1.26mi
432 Merlin Way Tallahassee, FL	3.0	2.0	1453	$2,150	$1.48	23d	1	1.34mi
2074 Midyette Rd Tallahassee, FL	2.0–3.0	2.0	1033	$1,346	$1.30	15d	1	1.44mi
3592 Jasmine Hill Rd Tallahassee, FL	3.0	2.5	1676	$2,500	$1.49	23d	1	1.44mi

Listing history 27 events

1. 2026-06-22
   days on market $255,000 Active 160 DOM
2. 2026-06-18
   pricedays on market $255,000 Active 157 DOM
3. 2026-06-17
   days on market $260,000 Active 156 DOM
4. 2026-06-16
   days on market $260,000 Active 155 DOM
5. 2026-06-15
   days on market $260,000 Active 154 DOM
6. 2026-06-14
   days on market $260,000 Active 152 DOM
7. 2026-06-10
   days on market $260,000 Active 149 DOM
8. 2026-06-09
   days on market $260,000 Active 148 DOM
9. 2026-06-08
   days on market $260,000 Active 147 DOM
10. 2026-06-07
    days on market $260,000 Active 146 DOM
11. 2026-06-05
    days on market $260,000 Active 143 DOM
12. 2026-06-03
    days on market $260,000 Active 142 DOM
13. 2026-06-02
    days on market $260,000 Active 141 DOM
14. 2026-06-01
    days on market $260,000 Active 140 DOM
15. 2026-05-31
    days on market $260,000 Active 139 DOM
16. 2026-05-30
    days on market $260,000 Active 138 DOM
17. 2026-03-07
    price $260,000
18. 2026-01-09
    listed $265,000 Active
19. 2024-02-23
    soldstatus $140,000
20. 2017-06-21
    soldstatus $80,000
21. 2017-06-16
    soldstatus $80,000 367-char remark

    Show marketing remark (367 chars)

    Completely updated inside! Open floor plan with Bamboo flooring. Marble kitchen counter tops with complete backsplash and stainless steel appliances. Custom tile in the bathrooms. LARGE flex room/office/nursery or just really big closet off of master bedroom. No contractor grade fixtures here. New driveway recently installed and front yard sodded. Being sold as is.

22. 2017-05-23
    listed $99,900 367-char remark

    Show marketing remark (367 chars)

    Completely updated inside! Open floor plan with Bamboo flooring. Marble kitchen counter tops with complete backsplash and stainless steel appliances. Custom tile in the bathrooms. LARGE flex room/office/nursery or just really big closet off of master bedroom. No contractor grade fixtures here. New driveway recently installed and front yard sodded. Being sold as is.

23. 2017-05-23
    historical

    Show marketing remark (367 chars)

    Completely updated inside! Open floor plan with Bamboo flooring. Marble kitchen counter tops with complete backsplash and stainless steel appliances. Custom tile in the bathrooms. LARGE flex room/office/nursery or just really big closet off of master bedroom. No contractor grade fixtures here. New driveway recently installed and front yard sodded. Being sold as is.

24. 2017-04-04
    listed $119,900
25. 2015-09-11
    soldstatus $37,100
26. 2015-08-04
    listed $29,900
27. 2002-08-16
    soldstatus $75,000

ⓘ 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: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,751
• − Mortgage interest: −$14,284
• − Property taxes: −$2,476
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$7,418
• Taxable loss: −$4,662
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $874/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): 21,905
• Household income: $81,243
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 795.0

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 0.64)
• Race & ethnicity: White 52% Black 27% Two or more races 10% Hispanic / Latino 9% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 2% Serbian 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -90.68%
• Current HPI: 238.8804
• Rent YoY: ▲ 5.55%
• 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

+246.7% since first listed

11 events — show timeline

• 2026-03-07 Price Changed $260,000 CATRS
• 2026-01-09 Listed $265,000 CATRS
• 2024-02-23 Sold (Public Records) $140,000 Public Records
• 2017-06-21 Sold (Public Records) $80,000 Public Records
• 2017-06-16 Sold (MLS) $80,000 CATRS
• 2017-05-23 Listing Removed — CATRS
• 2017-05-23 Listed $99,900 CATRS
• 2017-04-04 Listed $119,900 CATRS
• 2015-09-11 Sold (MLS) $37,100 CATRS
• 2015-08-04 Listed $29,900 CATRS
• 2002-08-16 Sold (Public Records) $75,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,476 · -19.3% YoY. Source: county tax records.