2494 Holton St · Tallahassee, FL 32310

$170,000

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 1 Days on market

Built 1980 4,791 sqft lot Est $273k · 38% under

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Why this score? — see what drove the B 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This block ranch home on corner lot would make a great starter or rental. 4 bedrooms and 2 full bathrooms, open floor plan, fenced yard, big inside laundry,

Key facts

• 2024 water heater
• 2022 roof
• 4,791 sq ft lot

Tags

• 2022 ROOF
• 2024 WATER HEATER
• REFRIGERATOR REPLACED IN 2022
• SEWER LINE REPLACED IN 2025
• TALLAHASSEE LOCATION NEAR FAMU
• TALLAHASSEE LOCATION NEAR FSU

Property features AI

Finance

• Other: Property listed for sale

Exterior

• Parking: Driveway
• Security: Fenced property
• Utilities: Electric heating and cooling
• Home design: Single-story; Block and concrete construction
• Construction: Block construction; Concrete construction
• Exterior features: Fully fenced yard; Publicly maintained road access

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Bedroom 2 (12x12); Bedroom 3 (12x10); Bedroom 4 (12x10)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Utility room; Living room; Family room; Dining room
• Laundry & utility: Utility room (laundry/utility space)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.8% 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: 94 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• At $1,920/mo this rent would consume 60% of the median local household income ($38k/yr) (locally 1272% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $255 of equity ($1k loan paydown + $-920 appreciation (-0.5% local appreciation)).
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $30k; list at $170k implies a 467% 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 $170,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $272,580
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 Walnut St	0.35mi	3/2.0 (-1)	1,483 (-4%)	6mo	$220,000	$148	68
2032 Warwick St	0.60mi	3/2.0 (-1)	1,574 (+2%)	2mo	$180,000	$114	62
2207 Holton St	0.21mi	3/2.0 (-1)	1,328 (-14%)	14mo	$250,000	$188	51
509 Emory Ct	0.65mi	3/2.0 (-1)	1,543 (+0%)	18mo	$165,000	$107	50
3113 Rackley Dr	0.72mi	3/1.5 (-1)	1,482 (-4%)	9mo	$150,000	$101	45
2205 Holton St	0.22mi	3/2.0 (-1)	1,328 (-14%)	22mo	$260,000	$196	44
516 Famcee Ave	0.34mi	3/2.0 (-1)	1,328 (-14%)	18mo	$274,900	$207	42
703 Osceola St	0.37mi	3/2.0 (-1)	1,746 (+13%)	18mo	$179,000	$103	40
621 Brookridge Dr	0.69mi	3/2.0 (-1)	1,442 (-6%)	19mo	$255,500	$177	36
1421 Callen St	0.74mi	3/2.0 (-1)	1,645 (+7%)	20mo	$358,000	$218	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.29×
• Total profit: $13,638
• Equity at exit: $44,812

10-year hold

• IRR: 12.0%
• Equity multiple: 2.24×
• Total profit: $58,987
• Equity at exit: $50,357

Cash invested: $47,600 (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 32310

• Home prices YoY: -0.2%
• Active inventory: 94
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$891
• Tax from tax record: −$195 /mo · $2,345/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $359

Break-even live

Break-even rent $1,465

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $455	-5% $407	+0% $359	+5% $311	+10% $263
Rent	-10% $207	-5% $283	+0% $359	+5% $435	+10% $511
Rate	-1.0pp $445	-0.5pp $402	base $359	+0.5pp $315	+1.0pp $270

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Famcee Ave Tallahassee, FL	3.0	2.0	1079	$1,700	$1.58	22d	1	0.34mi
3111 Rackley Dr Tallahassee, FL	4.0	2.5	1802	$3,800	$2.11	22d	1	0.68mi
1240 Levy Ave Tallahassee, FL	3.0	1.0	1290	$1,350	$1.05	22d	1	0.72mi
3000 S Adams St Tallahassee, FL	1.0–3.0	1.0–3.0	884	$1,850	$2.09	22d	8	0.84mi
2506 Sir Williams St Tallahassee, FL	3.0	2.0	1662	$2,050	$1.23	22d	1	0.88mi
1315 Pinellas St Tallahassee, FL	3.0	3.0	1197	$1,450	$1.21	22d	1	0.98mi
402 Perkins St Tallahassee, FL	4.0	2.0	1686	$1,850	$1.10	22d	1	1.16mi
418 Perkins St Tallahassee, FL	4.0	2.0	1497	$1,850	$1.24	22d	1	1.19mi
1615 Sharkey St Tallahassee, FL	4.0	2.0	1278	$1,600	$1.25	22d	1	1.26mi
1327 Jackson Bluff Rd Tallahassee, FL	2.0–4.0	2.0	1450	$895	$0.62	22d	1	1.36mi
735 Putnam Dr #2 Tallahassee, FL	3.0	2.5	1396	$1,650	$1.18	14d	1	1.45mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $170,000 Active 1 DOM

ⓘ 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: $2,345 · $195/mo
• Projected year-2 tax: $2,345 · $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 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,040
• − Mortgage interest: −$9,523
• − Property taxes: −$2,345
• − Insurance: −$850
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$4,945
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,903/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): 14,888
• Household income: $38,288
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1272.0

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 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -0.54%
• Current HPI: 270.5721
• Rent YoY: —
• 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

+1033.3% since first listed

6 events — show timeline

• 2026-06-15 Listed $170,000 CATRS
• 2015-05-19 Sold (MLS) $30,000 CATRS
• 2014-11-20 Listed $30,000 CATRS
• 1998-09-24 Sold (Public Records) $44,000 Public Records
• 1998-09-24 Sold (Public Records) $44,000 Public Records
• 1996-01-04 Sold (Public Records) $15,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,345 · +8.1% YoY. Source: county tax records.