3149 Allison Marie Ct · Tallahassee, FL 32304

$180,000

3 bd · 3.0 ba · 1,216 sqft · Townhouse public records · 52 Days on market

Built 2005 1,742 sqft lot Est $163k · 10% over $50/mo HOA · 3% of rent

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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 +10.6/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.0/10.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained townhouse that offers 3BR/3BA, 1216 SQ FT, move in ready. Close to FSU-FAMU-TCC. Great investment property.

Key facts

• $50 HOA
• Parking
• Built 2005

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Association fee of $600

Exterior

• Parking: Driveway
• Home design: Brick construction
• Construction: Brick exterior
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 — 11x11; Bedroom 3 — 13x10; One additional bedroom/room 12x10 (room type not specified)
• Flooring: Carpet; Tile
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Primary bedroom located on the downstairs level; No additional built-in interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (14.2% below list).
• Recommended offer: $154k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Sabal Palm Elementary School (math 29% / reading 35%, grade F, #1,797 of 2,144 statewide, top 86%, 492 students, 80% FRL); Griffin Middle School (math 16% / reading 25%, grade F, #556 of 571 statewide, top 98%, 532 students, 77% FRL); Amos P. Godby High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,444 students, 63% FRL) — zoned schools average 73% FRL vs 45% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Leon average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.7%/yr); 142 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,544/mo this rent would consume 57% of the median local household income ($32k/yr) (locally 6995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

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 $154,391 (14.2% 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 52 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $162,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1938 Ann Arbor Ave	0.18mi	3/3.0	1,240 (+2%)	1mo	$180,000	$145	87
1913 Bloomington Ave	0.17mi	3/3.0	1,177 (-3%)	2mo	$185,000	$157	85
1924 Corvallis Ave	0.23mi	3/3.0	1,177 (-3%)	1mo	$158,000	$134	83
1970 Greencastle Ln #704	0.31mi	3/3.0	1,232 (+1%)	1mo	$224,900	$183	83
1972 Greencastle Ln #705	0.30mi	3/3.0	1,232 (+1%)	3mo	$224,900	$183	81
1924 Honolulu Ln	0.28mi	3/3.0	1,177 (-3%)	1mo	$138,000	$117	81
3380 Fort Collins Ln	0.34mi	3/3.0	1,240 (+2%)	2mo	$174,000	$140	79
2752 Tess Cir	0.38mi	3/3.0	1,178 (-3%)	3mo	$145,000	$123	75
2740 W Tharpe St #203	0.65mi	3/3.0	1,212 (-0%)	3mo	$155,000	$128	67
2738 W Tharpe St #405	0.69mi	3/3.0	1,209 (-1%)	1mo	$137,000	$113	66
2738 W Tharpe St #304	0.69mi	3/3.0	1,209 (-1%)	2mo	$145,000	$120	65
2738 Tharpe #2106 St #2106	0.69mi	2/2.0 (-1)	1,209 (-1%)	1mo	$138,000	$114	57

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.36×
• Total profit: $-32,154
• Equity at exit: $26,839

10-year hold

• IRR: -6.9%
• Equity multiple: 0.53×
• Total profit: $-23,766
• Equity at exit: $15,563

Cash invested: $50,400 (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 32304

• Home prices YoY: -21.2%
• Rents YoY: 4.7%
• Active inventory: 142
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$944
• Tax from tax record: −$241 /mo · $2,886/yr
• Insurance: −$75
• HOA: −$50
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-90

Break-even live

Break-even rent $1,658

Max offer price $164,138

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-39	+0% $-90	+5% $-141	+10% $-192
Rent	-10% $-212	-5% $-151	+0% $-90	+5% $-29	+10% $32
Rate	-1.0pp $1	-0.5pp $-44	base $-90	+0.5pp $-136	+1.0pp $-184

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1870 Honolulu Ln Tallahassee, FL	3.0	3.0	1230	$1,450	$1.18	22d	1	0.16mi
1955 Bloomington Ave Tallahassee, FL	3.0	3.0	1177	$1,475	$1.25	22d	1	0.21mi
1925 Durham Ave Tallahassee, FL	3.0	3.0	1177	$1,800	$1.53	22d	1	0.23mi
1557 Devoe St Unit 2 Tallahassee, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.27mi
2765 W Tharpe St Tallahassee, FL	1.0–2.0	1.0	739	$1,000	$1.35	15d	1	0.47mi
770 Appleyard Dr Tallahassee, FL	2.0	2.5	1150	$1,442	$1.25	15d	14	0.57mi
2772 Westbrook Ct Tallahassee, FL	3.0	3.0	1325	$1,600	$1.21	15d	1	0.67mi
2749 Pecan Rd Tallahassee, FL	1.0–2.0	1.0–2.0	900	$1,300	$1.44	15d	1	0.69mi
2616 Mission Rd Tallahassee, FL	1.0–2.0	1.0	750	$1,195	$1.59	15d	12	0.78mi
2614 W Tennessee St Tallahassee, FL	1.0–4.0	1.0–4.0	1270	$1,556	$1.22	22d	14	0.81mi
2222 Del Carmel Way Unit 2226 Tallahassee, FL	3.0	3.0	1280	$1,650	$1.29	22d	1	0.94mi
2022 Trimble Rd Apt 3 Tallahassee, FL	3.0	3.0	1192	$700	$0.59	22d	1	0.94mi
2222 Del Carmel Way Tallahassee, FL	3.0	3.0	1280	$1,650	$1.29	15d	1	0.94mi
2281 Del Carmel Way Tallahassee, FL	3.0	3.0	1280	$1,599	$1.25	22d	1	0.98mi
2327 Parrot Ln Tallahassee, FL	3.0	2.0	1088	$1,300	$1.19	22d	1	1.16mi
2259 Parrot Ln Tallahassee, FL	2.0	2.0	992	$1,275	$1.29	22d	1	1.19mi
2353 W Mission Rd Tallahassee, FL	2.0–3.0	2.0–2.5	1012	$1,450	$1.43	15d	11	1.24mi
1560 San Luis Rd Tallahassee, FL	3.0	3.5	1500	$774	$0.52	22d	22	1.39mi
2350 Horne Ave Unit 2 Tallahassee, FL	2.0	2.0	800	$995	$1.24	22d	1	1.41mi
103 Cactus St Tallahassee, FL	2.0–4.0	1.0–2.0	1000	$1,395	$1.40	15d	3	1.43mi
850 Capital Walk Dr Tallahassee, FL	1.0–3.0	1.0–2.0	1152	$1,599	$1.39	15d	21	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 24 events

1. 2026-06-18
   days on market $180,000 Active 52 DOM
2. 2026-06-17
   days on market $180,000 Active 51 DOM
3. 2026-06-16
   days on market $180,000 Active 50 DOM
4. 2026-06-15
   days on market $180,000 Active 49 DOM
5. 2026-06-14
   days on market $180,000 Active 47 DOM
6. 2026-06-10
   days on market $180,000 Active 44 DOM
7. 2026-06-09
   days on market $180,000 Active 43 DOM
8. 2026-06-08
   days on market $180,000 Active 42 DOM
9. 2026-06-07
   days on market $180,000 Active 41 DOM
10. 2026-06-05
    days on market $180,000 Active 38 DOM
11. 2026-06-03
    days on market $180,000 Active 37 DOM
12. 2026-06-03
    price $180,000 Active 36 DOM
13. 2026-06-02
    days on market $185,000 Active 36 DOM
14. 2026-06-01
    days on market $185,000 Active 35 DOM
15. 2026-05-31
    days on market $185,000 Active 34 DOM
16. 2026-05-30
    days on market $185,000 Active 33 DOM
17. 2026-04-27
    listed $185,000 Active
18. 2023-08-01
    soldstatus $170,000
19. 2023-07-28
    soldstatus $170,000 Closed 128-char remark

    Show marketing remark (128 chars)

    Very well maintained townhouse that offers 3BR/3BA, 1216 SQ FT, move in ready. Close to FSU-FAMU-TCC. Great investment property.

20. 2023-06-30
    historical Active Under Contract 128-char remark

    Show marketing remark (128 chars)

    Very well maintained townhouse that offers 3BR/3BA, 1216 SQ FT, move in ready. Close to FSU-FAMU-TCC. Great investment property.

21. 2023-06-28
    listed $160,000 Active 128-char remark

    Show marketing remark (128 chars)

    Very well maintained townhouse that offers 3BR/3BA, 1216 SQ FT, move in ready. Close to FSU-FAMU-TCC. Great investment property.

22. 2019-08-12
    soldstatus $95,000 506-char remark

    Show marketing remark (506 chars)

    This attractive three bedroom three bath unit can be obtained for hundreds less than rent! With a bathroom for each bedroom the floorplan is great for roommates or just peace within the family. Also makes a great rental property with prevailing area rents in the mid 900s and up. Retouched paint, new carpeting, and new vinyl plank floors make this unit move-in ready! Affordable association fees make this opportunity shine when compared to area condominiums. Call for more information or a private tour!

23. 2019-08-12
    soldstatus $95,000

    Show marketing remark (506 chars)

    This attractive three bedroom three bath unit can be obtained for hundreds less than rent! With a bathroom for each bedroom the floorplan is great for roommates or just peace within the family. Also makes a great rental property with prevailing area rents in the mid 900s and up. Retouched paint, new carpeting, and new vinyl plank floors make this unit move-in ready! Affordable association fees make this opportunity shine when compared to area condominiums. Call for more information or a private tour!

24. 2019-07-11
    listed $95,000 506-char remark

    Show marketing remark (506 chars)

    This attractive three bedroom three bath unit can be obtained for hundreds less than rent! With a bathroom for each bedroom the floorplan is great for roommates or just peace within the family. Also makes a great rental property with prevailing area rents in the mid 900s and up. Retouched paint, new carpeting, and new vinyl plank floors make this unit move-in ready! Affordable association fees make this opportunity shine when compared to area condominiums. Call for more information or a private tour!

ⓘ 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: $2,886 · $241/mo
• Projected year-2 tax: $2,886 · $241/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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,527
• − Mortgage interest: −$10,083
• − Property taxes: −$2,886
• − Insurance: −$900
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$600
• − Depreciation: −$5,236
• Taxable loss: −$4,143
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $-83/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): 51,673
• Household income: $32,348
• Rent vs Own: 86.5% rent · 13.5% own
• Severe rent burden: 6995.0

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 0.65)
• Race & ethnicity: White 45% Black 36% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -72.04%
• Current HPI: 267.8426
• Rent YoY: ▲ 4.69%
• 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

+94.7% since first listed

8 events — show timeline

• 2026-04-27 Listed $185,000 CATRS
• 2023-08-01 Sold (Public Records) $170,000 Public Records
• 2023-07-28 Sold (MLS) $170,000 CATRS
• 2023-06-30 Contingent — CATRS
• 2023-06-28 Listed $160,000 CATRS
• 2019-08-12 Sold (Public Records) $95,000 Public Records
• 2019-08-12 Sold (MLS) $95,000 CATRS
• 2019-07-11 Listed $95,000 CATRS

Property tax history

+7.2%/yr

Latest (2025): $2,886 · +7.5% YoY. Source: county tax records.