711 Apachee St · Tallahassee, FL 32301

$139,000

3 bd · 1.5 ba · 890 sqft · SingleFamily public records · 86 Days on market

Built 1959 9,583 sqft lot Est $145k · at est.

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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).

• Cash flow +22.9/30.0
• ARV discount +9.4/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!!! This 3/1 home in Apalachee Ridge rents for $1095/month. It is currently rented month to month. BRAND NEW HVAC! Water heater upgraded in 2023. Home inspection available upon request. Sold as-is. Cash or renovation loans only.

Key facts

• Brand new hvac
• 9,583 sq ft lot
• Parking

Tags

• BRAND NEW HVAC
• WATER HEATER UPGRADED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport (1 space)
• Home design: Single-story; Block and concrete construction
• Construction: Block and concrete construction
• Exterior features: Fully fenced yard; Paved road access

Interior

• Kitchen: Oven; Range
• Bedrooms: Bedroom 2 — 10x10; Bedroom 3 — 10x10; Additional room — 11x11
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Living room; Family room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (23.1% below list).
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $107k (23.1% below list) — sets the bar for cash-flow.
• Cap rate 8.4% 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: Rents rising fast (+4.2%/yr); 121 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% of the median local income ($51k/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 $961 of loan paydown is wiped out by about $4k 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 86 days — a 6% lower offer ($131k) 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 $35k; list at $139k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $106,851 (23.1% 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 86 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.07% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $145,070
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2925 Fairview Dr	0.34mi	3/1.0	930 (+4%)	4mo	$156,000	$168	71
2311 Pontiac Dr	0.45mi	3/1.0	890 (0%)	10mo	$140,000	$157	68
906 Cochran Dr	0.20mi	3/1.0	924 (+4%)	18mo	$160,000	$173	67
2314 Pontiac Dr	0.43mi	3/1.0	851 (-4%)	5mo	$139,000	$163	66
727 Coble	0.07mi	3/1.0	968 (+9%)	18mo	$163,000	$168	65
3009 Fairview Dr	0.36mi	3/1.0	848 (-5%)	16mo	$140,000	$165	60
3005 Fairview Dr	0.36mi	3/1.0	936 (+5%)	17mo	$161,000	$172	59
2312 Dozier Dr	0.47mi	3/1.0	874 (-2%)	20mo	$130,000	$149	57
2419 Dozier Dr	0.42mi	3/1.0	851 (-4%)	19mo	$107,500	$126	56
2403 Country Club Dr	0.51mi	2/1.0 (-1)	872 (-2%)	14mo	$20,000	$23	55
3396 Laura St	0.67mi	2/1.0 (-1)	926 (+4%)	2mo	$145,000	$157	54

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.18×
• Total profit: $-32,092
• Equity at exit: $20,725

10-year hold

• IRR: -14.2%
• Equity multiple: 0.12×
• Total profit: $-34,407
• Equity at exit: $12,018

Cash invested: $38,920 (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 32301

• Rents YoY: 4.2%
• Active inventory: 121
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$729
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-182

Break-even live

Break-even rent $1,718

Max offer price $106,851

Occupancy floor —

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 S Meridian St Tallahassee, FL	3.0	1.0	998	$2,300	$2.30	21d	1	0.42mi
2873 Jim Lee Rd Tallahassee, FL	2.0	2.0	1000	$925	$0.93	21d	1	0.45mi
401 Putnam Dr Tallahassee, FL	1.0–2.0	1.0–2.0	766	$1,250	$1.63	21d	1	0.51mi
2218 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	700	$1,200	$1.71	21d	7	0.75mi
2205 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	750	$1,225	$1.63	13d	9	0.75mi
2205 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	750	$1,225	$1.63	21d	1	0.75mi
3000 S Adams St Tallahassee, FL	1.0–3.0	1.0–3.0	884	$1,850	$2.09	21d	8	0.81mi
301 Gaile Ave Tallahassee, FL	3.0	1.0	1009	$1,400	$1.39	13d	1	0.95mi
509 Famcee Ave Tallahassee, FL	3.0	2.0	1079	$1,700	$1.58	21d	1	1.19mi
1737 S M L King Jr Blvd Tallahassee, FL	3.0	1.0	701	$1,450	$2.07	21d	1	1.22mi
1412 Ramble Brk Unit C Tallahassee, FL	2.0	1.0	950	$1,050	$1.11	21d	1	1.28mi
1411 Lazy Brk Unit D Tallahassee, FL	2.0	1.0	950	$1,150	$1.21	21d	1	1.29mi
1504 S Adams St #1 Tallahassee, FL	2.0	2.0	1088	$1,300	$1.19	13d	1	1.37mi
1533 S Bronough St Tallahassee, FL	2.0	1.0	750	$1,150	$1.53	13d	1	1.38mi
635 Palm Beach St Apt 125 Tallahassee, FL	2.0	2.0	900	$900	$1.00	21d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $139,000 Active 86 DOM
2. 2026-06-17
   days on market $139,000 Active 85 DOM
3. 2026-06-16
   days on market $139,000 Active 84 DOM
4. 2026-06-15
   days on market $139,000 Active 83 DOM
5. 2026-06-14
   days on market $139,000 Active 81 DOM
6. 2026-06-10
   days on market $139,000 Active 78 DOM
7. 2026-06-09
   days on market $139,000 Active 77 DOM
8. 2026-06-08
   days on market $139,000 Active 76 DOM
9. 2026-06-07
   days on market $139,000 Active 75 DOM
10. 2026-06-05
    days on market $139,000 Active 72 DOM
11. 2026-06-03
    days on market $139,000 Active 71 DOM
12. 2026-06-02
    days on market $139,000 Active 70 DOM
13. 2026-06-01
    days on market $139,000 Active 69 DOM
14. 2026-05-31
    days on market $139,000 Active 68 DOM
15. 2026-05-30
    days on market $139,000 Active 67 DOM
16. 2026-03-24
    listed $139,000 Active
17. 2025-12-04
    historical Active Under Contract
18. 2025-11-25
    historical
19. 2025-10-20
    listed $135,000 Active
20. 1996-11-08
    soldstatus $35,000
21. 1994-12-01
    soldstatus $35,000

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $17,856
• − Mortgage interest: −$7,786
• − Property taxes: −$1,729
• − Insurance: −$5,814
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,044
• Taxable loss: −$4,374
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $-1,134/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): 32,017
• Household income: $50,942
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 2625.0

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 49% White 38% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 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: ▼ -231.50%
• Current HPI: 231.103
• Rent YoY: ▲ 4.16%
• 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

+297.1% since first listed

6 events — show timeline

• 2026-03-24 Listed $139,000 CATRS
• 2025-12-04 Contingent — CATRS
• 2025-11-25 Listing Removed — CATRS
• 2025-10-20 Listed $135,000 CATRS
• 1996-11-08 Sold (Public Records) $35,000 Public Records
• 1994-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,729 · +11.2% YoY. Source: county tax records.