872 Medical Commons Dr · Tallahassee, FL 32310

$194,900

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 154 Days on market

Built 2004 7,840 sqft lot Est $235k · 17% under

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Why this score? — see what drove the C 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 +14.4/30.0
• Appreciation +4.7/10.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home offering comfort, convenience, & incredible value in Tallahassee. Step inside to discover a spacious, functional layout filled with natural light, perfect for everyday living or entertaining. The inviting living area flows seamlessly into an eat-in kitchen, creating a great space for gathering with family and friends. Additional highlights include: 1-car garage for parking or extra storage. Single-story layout for easy, low-maintenance living. Generous lot with room to personalize or expand outdoor living space. Convenient access to shopping, dining, & nearby universities. Great opportunity for first-time buyers, downsizers, or inves

Key facts

• Front porch
• Eat in kitchen
• Conveniently located

Tags

• FRONT PORCH
• EAT IN KITCHEN
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: 1-car garage
• Utilities: Central air conditioning
• Home design: Single-story
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2: 10x10; Bedroom 3: 10x10
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $38 ($460/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (13.3% below list).
• Recommended offer: $169k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,689/mo this rent would consume 53% 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 $292 of equity ($1k loan paydown + $-1k appreciation (-0.5% local appreciation)).
• 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 154 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $95k; list at $195k implies a 106% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,938 (13.3% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $235,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Medical Commons Ct	0.05mi	3/2.0	1,260 (+1%)	14mo	$225,000	$179	85
822 Tucker St	0.37mi	3/2.0	1,275 (+2%)	2mo	$260,000	$204	78
2624 Saxon St	0.21mi	3/2.0	1,186 (-5%)	5mo	$163,000	$137	78
2224 Keith St	0.38mi	3/2.0	1,287 (+3%)	9mo	$254,000	$197	70
804 Medical Commons Ct	0.15mi	3/2.0	1,119 (-10%)	11mo	$231,631	$207	66
2250 Holton St	0.35mi	3/2.0	1,158 (-7%)	7mo	$170,500	$147	65
2228 Keith St	0.37mi	3/2.0	1,180 (-6%)	13mo	$185,000	$157	63
2207 Holton St	0.46mi	3/2.0	1,328 (+6%)	14mo	$250,000	$188	57
2507 Saxon St	0.30mi	3/2.0	1,092 (-13%)	12mo	$207,000	$190	54
507 Emory Ct	0.59mi	3/2.0	1,182 (-5%)	13mo	$195,800	$166	52
623 Brookridge Dr	0.57mi	3/2.0	1,118 (-11%)	14mo	$250,000	$224	44
2046 Holmes St	0.69mi	2/1.0 (-1)	1,160 (-7%)	14mo	$105,000	$91	35

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: -3.3%
• Equity multiple: 0.85×
• Total profit: $-8,172
• Equity at exit: $51,376

10-year hold

• IRR: 2.9%
• Equity multiple: 1.30×
• Total profit: $16,165
• Equity at exit: $57,733

Cash invested: $54,572 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $38

Break-even live

Break-even rent $1,641

Max offer price $194,900

Occupancy floor 93%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3111 Rackley Dr Tallahassee, FL	4.0	2.5	1802	$3,800	$2.11	21d	1	0.50mi
3178 N Ridge Rd Apt A Tallahassee, FL	2.0	2.0	995	$1,350	$1.36	14d	1	0.50mi
509 Famcee Ave Tallahassee, FL	3.0	2.0	1079	$1,700	$1.58	21d	1	0.52mi
635 Palm Beach St Apt 125 Tallahassee, FL	2.0	2.0	900	$900	$1.00	21d	1	0.66mi
2506 Sir Williams St Tallahassee, FL	3.0	2.0	1662	$2,050	$1.23	21d	1	0.71mi
1240 Levy Ave Tallahassee, FL	3.0	1.0	1290	$1,350	$1.05	21d	1	0.80mi
3000 S Adams St Tallahassee, FL	1.0–3.0	1.0–3.0	884	$1,850	$2.09	21d	8	0.91mi
1616 McCaskill Ave Tallahassee, FL	1.0–2.0	1.0	750	$969	$1.29	21d	43	1.06mi
1315 Pinellas St Tallahassee, FL	3.0	3.0	1197	$1,450	$1.21	21d	1	1.22mi
401 Putnam Dr Tallahassee, FL	1.0–2.0	1.0–2.0	766	$1,250	$1.63	21d	1	1.28mi
2205 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	750	$1,225	$1.63	14d	9	1.32mi
2205 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	750	$1,225	$1.63	21d	1	1.32mi
2218 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	700	$1,200	$1.71	21d	7	1.33mi
1615 Sharkey St Tallahassee, FL	4.0	2.0	1278	$1,600	$1.25	21d	1	1.36mi
3005 S Meridian St Tallahassee, FL	3.0	1.0	998	$2,300	$2.30	21d	1	1.38mi
1643 Sharkey St Tallahassee, FL	3.0	1.0	912	$1,350	$1.48	21d	1	1.40mi
402 Perkins St Tallahassee, FL	4.0	2.0	1686	$1,850	$1.10	21d	1	1.41mi
1303 Airport Dr Unit A08 Tallahassee, FL	2.0	2.5	1083	$1,475	$1.36	21d	1	1.43mi
418 Perkins St Tallahassee, FL	4.0	2.0	1497	$1,850	$1.24	21d	1	1.44mi
1504 S Adams St #1 Tallahassee, FL	2.0	2.0	1088	$1,300	$1.19	14d	1	1.45mi
1606 Airport Dr Tallahassee, FL	3.0	2.0	1008	$1,395	$1.38	21d	1	1.46mi
1327 Jackson Bluff Rd Tallahassee, FL	2.0–4.0	2.0	1450	$685	$0.47	21d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $194,900 Active 154 DOM
2. 2026-06-17
   days on market $194,900 Active 153 DOM
3. 2026-06-16
   days on market $194,900 Active 152 DOM
4. 2026-06-15
   days on market $194,900 Active 151 DOM
5. 2026-06-14
   days on market $194,900 Active 149 DOM
6. 2026-06-10
   days on market $194,900 Active 146 DOM
7. 2026-06-09
   days on market $194,900 Active 145 DOM
8. 2026-06-08
   days on market $194,900 Active 144 DOM
9. 2026-06-07
   days on market $194,900 Active 143 DOM
10. 2026-06-05
    days on market $194,900 Active 140 DOM
11. 2026-06-03
    days on market $194,900 Active 139 DOM
12. 2026-06-02
    days on market $194,900 Active 138 DOM
13. 2026-06-01
    days on market $194,900 Active 137 DOM
14. 2026-05-31
    days on market $194,900 Active 136 DOM
15. 2026-05-30
    days on market $194,900 Active 135 DOM
16. 2026-03-20
    price $194,900
17. 2026-03-06
    price $199,900
18. 2026-02-18
    status Active
19. 2026-02-05
    historical Active Under Contract
20. 2026-01-15
    listed $204,900 Active
21. 2004-06-15
    soldstatus $94,800

ⓘ 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: $2,316 · $193/mo
• Projected year-2 tax: $2,316 · $193/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $20,273
• − Mortgage interest: −$10,917
• − Property taxes: −$2,316
• − Insurance: −$974
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,670
• Taxable loss: −$2,849
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $1,143/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

+105.6% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $194,900 CATRS
• 2026-03-06 Price Changed $199,900 CATRS
• 2026-02-18 Relisted — CATRS
• 2026-02-05 Contingent — CATRS
• 2026-01-15 Listed $204,900 CATRS
• 2004-06-15 Sold (Public Records) $94,800 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,316 · +3.0% YoY. Source: county tax records.