2549 Heathrow Dr · Bradfordville, FL 32312

$374,900

3 bd · 2.0 ba · 1,747 sqft · SingleFamily public records · 46 Days on market

Built 2003 6,534 sqft lot Est $362k · at est. $10/mo HOA

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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 +9.6/30.0
• ARV discount +5.8/15.0
• Schools +4.3/10.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible 4 bedroom home with fireplace in the highly desirable Glen of Golden Eagle neighborhood. This home has fantastic curb appeal on a corner lot nestled in the quiet rear portion of the subdivision. A++ school zone (Killearn Lakes, Deerlake, & Chiles). Home features a covered rear porch with a privacy fence, spacious bedrooms, large master bath with jetted tub and separate walk-in shower, vaulted and trey ceilings, laminate flooring throughout. NEW ROOF and NEW EXTERIOR PAINT in 2018. You have to see this home in person to truly appreciate it!!!! Home qualifies for the USDA Rural Development loan program. Home is being sold AS-IS with right to inspection.

Key facts

• Ample living space
• Convenient access
• Everyday amenities

Tags

• CORNER LOT
• CONVENIENT ACCESS
• NEARBY SHOPPING
• NEARBY DINING
• EVERYDAY AMENITIES
• AMPLE LIVING SPACE

Property features AI

Finance

• HOA & community: Association fee of $120 (covers common areas)

Exterior

• Parking: Attached 2-car garage
• Utilities: Central air conditioning
• Home design: Single-story; Brick and fiber cement exterior
• Construction: Built with brick and fiber cement; Single-story construction
• Exterior features: Fully fenced yard; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stove
• Flooring: Engineered hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans
• Interior features: High ceilings; Window treatments; Garden tub / Roman tub; Split bedroom floorplan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (27.5% below list).
• Recommended offer: $272k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Bradfordville — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+1.9%/yr); 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 46 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $232k; list at $375k implies a 61% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,689 (27.5% 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 46 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $361,629
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1766 Newman Ln	0.31mi	3/2.0	1,690 (-3%)	2mo	$372,000	$220	79
1991 Sunny Dale Dr	0.14mi	3/2.5	1,975 (+13%)	4mo	$362,000	$183	66
1899 Folkstone Rd	0.42mi	3/2.0	1,648 (-6%)	6mo	$332,000	$201	66
1790 Newman Ln	0.35mi	3/2.0	1,652 (-5%)	10mo	$325,000	$197	66
9504 Buck Haven Trl	0.48mi	3/2.0	1,878 (+8%)	3mo	$460,000	$245	62
1507 Breamstone Rdg	0.50mi	3/2.5	1,646 (-6%)	3mo	$345,000	$210	62
9112 Birch Run Ln	0.54mi	3/2.0	1,614 (-8%)	1mo	$339,000	$210	62
1624 Copperfield Cir	0.59mi	3/2.0	1,873 (+7%)	2mo	$375,000	$200	58
1835 Newman Ln	0.31mi	3/2.0	1,489 (-15%)	6mo	$308,000	$207	56
1644 Eagles Watch Way	0.36mi	4/2.0 (+1)	1,948 (+12%)	10mo	$400,000	$205	51
1753 Copperfield Cir	0.44mi	3/2.0	1,992 (+14%)	10mo	$370,000	$186	48
1588 Copperfield Cir	0.65mi	4/2.5 (+1)	1,955 (+12%)	5mo	$448,500	$229	39

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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-80,089
• Equity at exit: $55,899

10-year hold

• IRR: -19.4%
• Equity multiple: 0.02×
• Total profit: $-103,314
• Equity at exit: $32,415

Cash invested: $104,972 (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 32312

• Rents YoY: 1.9%
• Active inventory: 192
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$268 /mo · $3,213/yr
• Insurance: −$156
• HOA: −$10
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-254

Break-even live

Break-even rent $3,038

Max offer price $330,093

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-148	+0% $-254	+5% $-360	+10% $-466
Rent	-10% $-468	-5% $-361	+0% $-254	+5% $-146	+10% $-39
Rate	-1.0pp $-65	-0.5pp $-158	base $-254	+0.5pp $-351	+1.0pp $-450

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9306 Tuscany Dr Unit NA Tallahassee, FL	3.0	2.0	1472	$2,700	$1.83	21d	1	0.18mi
8311 Hunters Ridge Trl Tallahassee, FL	3.0	2.0	1400	$2,399	$1.71	14d	1	0.76mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 20 events

1. 2026-06-18
   days on market $374,900 Active 46 DOM
2. 2026-06-17
   days on market $374,900 Active 45 DOM
3. 2026-06-16
   days on market $374,900 Active 44 DOM
4. 2026-06-15
   days on market $374,900 Active 43 DOM
5. 2026-06-14
   days on market $374,900 Active 41 DOM
6. 2026-06-10
   days on market $374,900 Active 38 DOM
7. 2026-06-09
   days on market $374,900 Active 37 DOM
8. 2026-06-08
   days on market $374,900 Active 36 DOM
9. 2026-06-07
   remarks 454-char remark
10. 2026-06-07
    days on market $374,900 Active 35 DOM
11. 2026-06-05
    days on market $374,900 Active 32 DOM
12. 2026-06-03
    days on market $374,900 Active 31 DOM
13. 2026-06-02
    days on market $374,900 Active 30 DOM
14. 2026-06-01
    days on market $374,900 Active 29 DOM
15. 2026-05-31
    days on market $374,900 Active 28 DOM
16. 2026-05-30
    days on market $374,900 Active 27 DOM
17. 2026-05-03
    listed $374,900 Active
18. 2018-10-02
    soldstatus $232,500 675-char remark

    Show marketing remark (675 chars)

    Incredible 4 bedroom home with fireplace in the highly desirable Glen of Golden Eagle neighborhood. This home has fantastic curb appeal on a corner lot nestled in the quiet rear portion of the subdivision. A++ school zone (Killearn Lakes, Deerlake, & Chiles). Home features a covered rear porch with a privacy fence, spacious bedrooms, large master bath with jetted tub and separate walk-in shower, vaulted and trey ceilings, laminate flooring throughout. NEW ROOF and NEW EXTERIOR PAINT in 2018. You have to see this home in person to truly appreciate it!!!! Home qualifies for the USDA Rural Development loan program. Home is being sold AS-IS with right to inspection.

19. 2018-06-23
    listed $239,900 675-char remark

    Show marketing remark (675 chars)

    Incredible 4 bedroom home with fireplace in the highly desirable Glen of Golden Eagle neighborhood. This home has fantastic curb appeal on a corner lot nestled in the quiet rear portion of the subdivision. A++ school zone (Killearn Lakes, Deerlake, & Chiles). Home features a covered rear porch with a privacy fence, spacious bedrooms, large master bath with jetted tub and separate walk-in shower, vaulted and trey ceilings, laminate flooring throughout. NEW ROOF and NEW EXTERIOR PAINT in 2018. You have to see this home in person to truly appreciate it!!!! Home qualifies for the USDA Rural Development loan program. Home is being sold AS-IS with right to inspection.

20. 2002-05-01
    soldstatus $1,400,000

ⓘ 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: $3,213 · $268/mo
• Projected year-2 tax: $3,213 · $268/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,603
• − Mortgage interest: −$21,000
• − Property taxes: −$3,213
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − HOA: −$120
• − Depreciation: −$10,906
• Taxable loss: −$9,728
• Est. tax savings @ 24.0%: +$2,335
• After-tax cash flow: $-709/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 — Bradfordville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bradfordville, FL
• County: Leon County · 294,472 people
• City population: 31,966
• Metro: Tallahassee, FL
• Population (ZIP): 32,216
• Household income: $123,032
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 630.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 6% Two or more races 5% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Italian 4% Serbian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Chinese 2% Other Asian/Pacific 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: ▼ -211.79%
• Current HPI: 240.8961
• Rent YoY: ▲ 1.85%
• 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

-73.2% since first listed

4 events — show timeline

• 2026-05-03 Listed $374,900 CATRS
• 2018-10-02 Sold (MLS) $232,500 CATRS
• 2018-06-23 Listed $239,900 CATRS
• 2002-05-01 Sold (Public Records) $1,400,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,213 · +2.8% YoY. Source: county tax records.