208 N Dellview Dr · Tallahassee, FL 32303

$265,000

3 bd · 2.0 ba · 1,151 sqft · SingleFamily public records · 31 Days on market

Built 1951 0.27 ac lot Est $238k · 11% over

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Why this score? — see what drove the F 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 +5.6/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home tucked away on a quiet street in the heart of Midtown. Filled with character and natural light, the main living area showcases beautiful original hardwood floors and large windows that create a warm, inviting atmosphere. Downstairs, you’ll find a spacious recreation room, an additional full bathroom, and a one-car garage offering added flexibility and convenience. Step outside to the large covered back deck overlooking a private backyard complete with a sizable storage shed—perfect for relaxing, entertaining, or extra storage. Combining timeless charm with everyday comfort, this home is ideally located close to shopping, dining, pa

Key facts

• Large windows
• Private backyard
• Sizable storage shed

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE WINDOWS
• SPACIOUS RECREATION ROOM
• COVERED BACK DECK
• PRIVATE BACKYARD
• SIZABLE STORAGE SHED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: 2-story home
• Construction: Asbestos siding/material; Block and concrete construction
• Exterior features: Partial fencing; Publicly maintained road access

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (10x10); Bedroom 3 (10x11); Additional bedroom/room (12x13)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Finished basement; Primary bedroom options on both main and upper levels

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-559 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (37.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (37.7% below list).
• Recommended offer: $165k (37.7% below list) — sets the bar for 1% rule.

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; 35 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 32% 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 $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 31 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $165,108 (37.7% 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 31 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.04%
• DSCR: 0.60
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $238,257
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 E Dellview Dr	0.14mi	2/1.0 (-1)	1,138 (-1%)	23mo	$260,000	$228	63
2406 Tupelo Ter	0.75mi	3/2.0	1,131 (-2%)	1mo	$210,000	$186	62
815 Chestwood Ave	0.72mi	3/2.0	1,125 (-2%)	16mo	$245,000	$218	49
2319 Tupelo Ter	0.67mi	3/1.0	1,044 (-9%)	2mo	$199,999	$192	48
2311 Tupelo Ter	0.62mi	3/1.5	1,232 (+7%)	13mo	$210,000	$170	47
317 W 9th Ave	0.74mi	3/2.0	1,060 (-8%)	8mo	$219,000	$207	46
1601 Jackson St	0.74mi	2/1.0 (-1)	1,135 (-1%)	10mo	$299,500	$264	45
713 Stiles Ave	0.65mi	3/1.0	1,198 (+4%)	20mo	$180,000	$150	42
1600 Green St	0.73mi	2/1.0 (-1)	1,064 (-8%)	6mo	$146,000	$137	39
506 Collins Dr	0.71mi	3/1.0	1,304 (+13%)	23mo	$325,000	$249	21

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: -32.2%
• Equity multiple: -0.06×
• Total profit: $-78,285
• Equity at exit: $39,512

10-year hold

• IRR: -36.5%
• Equity multiple: -0.52×
• Total profit: $-112,992
• Equity at exit: $22,912

Cash invested: $74,200 (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: 13.4×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$363 /mo · $4,356/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-559

Break-even live

Break-even rent $2,358

Max offer price $166,294

Occupancy floor —

Sensitivity live

Price	-10% $-409	-5% $-484	+0% $-559	+5% $-634	+10% $-709
Rent	-10% $-689	-5% $-624	+0% $-559	+5% $-494	+10% $-428
Rate	-1.0pp $-425	-0.5pp $-491	base $-559	+0.5pp $-627	+1.0pp $-697

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 N Meridian Rd Tallahassee, FL	1.0–3.0	1.0–2.0	1174	$1,395	$1.19	14d	22	0.41mi
1935 Dawsey St Unit 1935-2 Tallahassee, FL	2.0	1.0	875	$975	$1.11	14d	1	0.43mi
1916 Nannette Dr Unit 1916 Tallahassee, FL	2.0	1.0	1000	$1,100	$1.10	14d	1	0.49mi
382 E Bradford Rd Tallahassee, FL	3.0	3.0	1302	$2,200	$1.69	21d	1	0.56mi
406 Glenview Dr Unit 11 Tallahassee, FL	2.0	1.0	896	$1,100	$1.23	14d	1	0.63mi
2131 N Meridian Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1000	$1,575	$1.57	14d	3	0.68mi
2711 Allen Rd Tallahassee, FL	1.0–2.0	1.0–2.0	825	$1,125	$1.36	14d	4	0.69mi
1643 Fernando Dr #2 Tallahassee, FL	2.0	2.0	1000	$1,650	$1.65	21d	1	0.91mi
2915 Sharer Rd Tallahassee, FL	2.0–4.0	2.0–4.0	1086	$1,598	$1.47	14d	30	0.95mi
1340 Cherry St Unit 6 Tallahassee, FL	2.0	1.0	859	$1,649	$1.92	21d	1	1.08mi
1338 Cherry St Unit 5 Tallahassee, FL	2.0	1.0	859	$1,550	$1.80	14d	1	1.08mi
424 E 7th Ave Unit 15 Tallahassee, FL	2.0	1.0	859	$1,550	$1.80	14d	1	1.08mi
1332 Cherry St Tallahassee, FL	2.0	1.0	859	$1,550	$1.80	21d	1	1.10mi
1330 Cherry St Tallahassee, FL	2.0	1.0	859	$1,600	$1.86	14d	5	1.11mi
1541 Payne St Unit 3 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	21d	1	1.12mi
1549 Payne St Unit 4 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	21d	1	1.12mi
1545 Payne St Unit 4 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	21d	1	1.13mi
1545 Payne St Tallahassee, FL	2.0	2.0	850	$2,049	$2.41	21d	1	1.13mi
1012 Sharer Ct Tallahassee, FL	2.0	2.0	1024	$1,450	$1.42	14d	1	1.14mi
1535 Payne St Unit 1 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	21d	1	1.14mi
1533 Payne St Unit 1 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	14d	1	1.15mi
1533 Payne St Unit 1 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	21d	1	1.15mi
1531 Payne St #1 Tallahassee, FL	2.0	2.0	900	$2,049	$2.28	21d	1	1.15mi
1531 Payne St #1 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	14d	1	1.15mi
1210 Stone Rd Tallahassee, FL	2.0	2.0	1008	$1,200	$1.19	21d	1	1.16mi
2055 Thomasville Rd Tallahassee, FL	1.0–2.0	1.0–2.0	950	$1,590	$1.67	21d	1	1.17mi
1537 Payne St Unit 1 Tallahassee, FL	2.0	2.0	900	$1,990	$2.21	21d	1	1.18mi
743 E 9th Ave Tallahassee, FL	2.0	1.0	900	$1,500	$1.67	14d	1	1.19mi
1004 Volusia St Tallahassee, FL	4.0	2.0	1360	$1,800	$1.32	14d	1	1.22mi
828 N Duval St Tallahassee, FL	3.0	2.5	1498	$2,600	$1.74	21d	1	1.37mi
1325 W Tharpe St Tallahassee, FL	1.0–3.0	1.0–4.0	937	$1,676	$1.79	14d	21	1.39mi
2301 Old Bainbridge Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1084	$1,600	$1.48	21d	1	1.43mi
1447 Stone Rd Tallahassee, FL	1.0–3.0	1.0–2.0	890	$1,545	$1.74	21d	1	1.44mi
1101 Washington Ct #1 Tallahassee, FL	2.0	1.0	950	$1,050	$1.11	14d	1	1.45mi
718 N Bronough St Tallahassee, FL	2.0	1.0	798	$1,100	$1.38	21d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $265,000 Active 31 DOM
2. 2026-06-17
   days on market $265,000 Active 30 DOM
3. 2026-06-16
   days on market $265,000 Active 29 DOM
4. 2026-06-15
   days on market $265,000 Active 28 DOM
5. 2026-06-14
   days on market $265,000 Active 26 DOM
6. 2026-06-10
   days on market $265,000 Active 23 DOM
7. 2026-06-09
   days on market $265,000 Active 22 DOM
8. 2026-06-08
   days on market $265,000 Active 21 DOM
9. 2026-06-07
   days on market $265,000 Active 20 DOM
10. 2026-06-05
    statusdays on market $265,000 Active 17 DOM
11. 2026-06-03
    days on market $265,000 Active Under Contract 16 DOM
12. 2026-06-02
    days on market $265,000 Active Under Contract 15 DOM
13. 2026-06-01
    days on market $265,000 Active Under Contract 14 DOM
14. 2026-05-31
    days on market $265,000 Active Under Contract 13 DOM
15. 2026-05-30
    days on market $265,000 Active Under Contract 12 DOM
16. 2026-05-18
    listed $265,000 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: $4,356 · $363/mo
• Projected year-2 tax: $4,356 · $363/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 · 20 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: $19,813
• − Mortgage interest: −$14,844
• − Property taxes: −$4,356
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$7,709
• Taxable loss: −$11,591
• Est. tax savings @ 24.0%: +$2,782
• After-tax cash flow: $-3,923/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

1 event — show timeline

• 2026-05-18 Listed $265,000 CATRS

Property tax history

+19.9%/yr

Latest (2025): $4,356 · +3.4% YoY. Source: county tax records.