7772 Rocky Comfort Ln · Tallahassee, FL 32317

$190,000

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 43 Days on market

Built 1989 0.50 ac lot $17/mo HOA · 1% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Elbow grease and updating needed - this diamond in the rough is ready for you. Carpet has already been removed. Situated on approx. .5 acres this 3/2 doublewide mobile home needs your personal touches. 2020 Roof, 2008 HVAC - Fabulous neighborhood where owners care for their properties. You can own this home before the end of the year.

Key facts

• Attached garage
• Corner lot
• Easy access to i-10

Tags

• CORNER LOT
• PEACEFUL NEIGHBORHOOD
• EASY ACCESS TO I-10
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO SHOPPING
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: Association fee of $200 (includes road maintenance); Street lights in community

Exterior

• Parking: 1-car garage; Garage
• Security: Surveillance system
• Utilities: Septic tank
• Home design: Double-wide mobile home; Single-story
• Construction: Double wide mobile home construction
• Exterior features: Covered deck and porch; Screened porch; Private maintained paved road; Lot dimensions approximately 165 x 130 (0.5 acre)

Interior

• Kitchen: Oven; Range; Refrigerator; Icemaker
• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Tray ceilings; Vaulted ceilings; Plank and vinyl flooring
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 91 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $190k implies a 138% 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.31% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.67%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $16,276
• Equity at exit: $28,330

10-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $74,723
• Equity at exit: $16,428

Cash invested: $53,200 (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 32317

• Home prices YoY: -26.5%
• Active inventory: 91
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$79
• HOA: −$17
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $739

Break-even live

Break-even rent $1,546

Max offer price $190,000

Occupancy floor 65%

Sensitivity live

Price	-10% $847	-5% $793	+0% $739	+5% $685	+10% $632
Rent	-10% $543	-5% $641	+0% $739	+5% $837	+10% $935
Rate	-1.0pp $835	-0.5pp $788	base $739	+0.5pp $690	+1.0pp $640

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 23 events

1. 2026-06-18
   days on market $190,000 Active 43 DOM
2. 2026-06-17
   days on market $190,000 Active 42 DOM
3. 2026-06-16
   days on market $190,000 Active 41 DOM
4. 2026-06-15
   days on market $190,000 Active 40 DOM
5. 2026-06-14
   days on market $190,000 Active 38 DOM
6. 2026-06-10
   days on market $190,000 Active 35 DOM
7. 2026-06-09
   days on market $190,000 Active 34 DOM
8. 2026-06-08
   days on market $190,000 Active 33 DOM
9. 2026-06-07
   days on market $190,000 Active 32 DOM
10. 2026-06-05
    days on market $190,000 Active 29 DOM
11. 2026-06-03
    days on market $190,000 Active 28 DOM
12. 2026-06-02
    days on market $190,000 Active 27 DOM
13. 2026-06-01
    days on market $190,000 Active 26 DOM
14. 2026-06-01
    price $190,000 Active 25 DOM
15. 2026-05-31
    days on market $200,000 Active 25 DOM
16. 2026-05-30
    days on market $200,000 Active 24 DOM
17. 2026-05-21
    price $200,000
18. 2026-05-12
    price $215,000
19. 2026-05-06
    listed $225,000 Active
20. 2023-01-12
    soldstatus $80,000
21. 2023-01-06
    soldstatus $80,000 Closed 336-char remark

    Show marketing remark (336 chars)

    Elbow grease and updating needed - this diamond in the rough is ready for you. Carpet has already been removed. Situated on approx. .5 acres this 3/2 doublewide mobile home needs your personal touches. 2020 Roof, 2008 HVAC - Fabulous neighborhood where owners care for their properties. You can own this home before the end of the year.

22. 2022-12-12
    historical Active Under Contract 336-char remark

    Show marketing remark (336 chars)

    Elbow grease and updating needed - this diamond in the rough is ready for you. Carpet has already been removed. Situated on approx. .5 acres this 3/2 doublewide mobile home needs your personal touches. 2020 Roof, 2008 HVAC - Fabulous neighborhood where owners care for their properties. You can own this home before the end of the year.

23. 2022-12-05
    listed $89,000 Active 336-char remark

    Show marketing remark (336 chars)

    Elbow grease and updating needed - this diamond in the rough is ready for you. Carpet has already been removed. Situated on approx. .5 acres this 3/2 doublewide mobile home needs your personal touches. 2020 Roof, 2008 HVAC - Fabulous neighborhood where owners care for their properties. You can own this home before the end of the year.

ⓘ 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: $1,542 · $128/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$35/yr (+$3/mo · 2.3%)

ⓘ 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 ≥107°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: $29,776
• − Mortgage interest: −$10,643
• − Property taxes: −$1,542
• − Insurance: −$950
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$204
• − Depreciation: −$5,527
• Taxable income: $6,146
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $7,396/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

• County: Leon County · 294,472 people
• City population: 294,472
• Metro: Tallahassee, FL
• Population (ZIP): 14,654
• Household income: $128,690
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 143.0

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 (67%)
• Race & ethnicity: White 67% Black 15% Hispanic / Latino 8% Two or more races 7% Asian 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -88.81%
• Current HPI: 246.3858
• 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

+124.7% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $200,000 CATRS
• 2026-05-12 Price Changed $215,000 CATRS
• 2026-05-06 Listed $225,000 CATRS
• 2023-01-12 Sold (Public Records) $80,000 Public Records
• 2023-01-06 Sold (MLS) $80,000 CATRS
• 2022-12-12 Contingent — CATRS
• 2022-12-05 Listed $89,000 CATRS

Property tax history

+14.0%/yr

Latest (2025): $1,542 · +19.4% YoY. Source: county tax records.