1210 Copper Creek Dr · Tallahassee, FL 32311

$195,000

2 bd · 2.0 ba · 1,032 sqft · Townhouse public records · 20 Days on market

Built 1988 3,049 sqft lot Est $140k · 39% over

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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 +12.3/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

One or more photos is virtually enhanced. SELLER WILL PAY $5000 IN CLOSING COSTS OR UPDATES! Price Reduced for a Quick Sale at $195,000 Conveniently Located in the Copper Creek Subdivision 2BR/2BA Townhome Great opportunity to add your personal touch to this well-located townhome featuring 2 bedrooms, 2 baths, and a privacy-fenced backyard with a nice outdoor space for relaxing or play. The home has a great floor plan and is the largest townhome in Copper Creek neighborhood, (approx. 24 sq. ft. larger than recent sales). Bay window in kitchen for natural light. Wood-burning fireplace, inside laundry room, exterior painted in 2025 and fan above stove is vented to the outside. New HVAC in 202

Key facts

• Outdoor space
• Inside laundry room
• Parking

Tags

• PRIVACY-FENCED BACKYARD
• OUTDOOR SPACE
• WOOD-BURNING FIREPLACE
• INSIDE LAUNDRY ROOM
• EXTERIOR PAINTED IN 2025

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Publicly maintained road access
• Home design: Single-story; Brick construction
• Construction: Brick exterior
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (11x10)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Fireplace; Carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $-37 ($-448/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (16.5% below list).
• Recommended offer: $163k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Apalachee Elementary School (math 31% / reading 36%, grade F, #1,758 of 2,144 statewide, top 83%, 544 students, 72% FRL); Fairview Middle School (math 44% / reading 46%, grade D, #310 of 571 statewide, top 56%, 747 students, 58% FRL); Lincoln High School (math 37% / reading 54%, grade D-, #223 of 667 statewide, top 34%, 1,861 students, 28% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 118 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $195k implies a 180% 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 $162,748 (16.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $140,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1053 Copper Creek Dr	0.21mi	2/2.0	1,008 (-2%)	3mo	$208,000	$206	84
1064 Copper Creek Dr Unit B	0.23mi	2/2.0	1,008 (-2%)	3mo	$204,000	$202	83
3742 Rockbrook Dr	0.27mi	2/2.0	1,000 (-3%)	1mo	$120,000	$120	81
1029 Copper Creek Dr	0.24mi	2/2.0	1,008 (-2%)	5mo	$200,000	$198	81
3706 Aksarben Dr	0.21mi	2/1.5	992 (-4%)	2mo	$135,000	$136	80
1018 Crossing Brook Way	0.22mi	2/1.0	992 (-4%)	2mo	$128,000	$129	78
3708 Rockbrook Dr Unit B	0.27mi	2/1.5	960 (-7%)	4mo	$137,000	$143	71
3729 Sutor Ct	0.12mi	2/1.0	920 (-11%)	4mo	$117,500	$128	69
3725 Sutor Ct	0.12mi	2/1.0	912 (-12%)	4mo	$117,500	$129	67
1560 Twin Lakes Cir	0.40mi	2/1.5	1,096 (+6%)	4mo	$83,000	$76	66
1218 Brafforton Dr	0.61mi	2/2.0	1,008 (-2%)	3mo	$215,000	$213	65
1556 Twin Lakes Cir	0.42mi	2/1.5	1,096 (+6%)	4mo	$145,000	$132	65

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 · 5.55% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-29,686
• Equity at exit: $29,075

10-year hold

• IRR: -2.5%
• Equity multiple: 0.81×
• Total profit: $-10,361
• Equity at exit: $16,860

Cash invested: $54,600 (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 32311

• Home prices YoY: -27.5%
• Rents YoY: 5.5%
• Active inventory: 118
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-37

Break-even live

Break-even rent $1,675

Max offer price $188,401

Occupancy floor 97%

Sensitivity live

Price	-10% $73	-5% $18	+0% $-37	+5% $-93	+10% $-148
Rent	-10% $-166	-5% $-102	+0% $-37	+5% $27	+10% $91
Rate	-1.0pp $61	-0.5pp $12	base $-37	+0.5pp $-88	+1.0pp $-139

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3909 Reserve Dr Tallahassee, FL	1.0–3.0	1.0–2.0	1220	$1,588	$1.30	15d	1	0.21mi
3373 Apalachee Pkwy Tallahassee, FL	1.0–2.0	1.0–2.0	779	$1,258	$1.61	15d	1	0.54mi
3148 Dick Wilson Blvd Tallahassee, FL	1.0–3.0	1.0–2.0	1536	$1,782	$1.16	15d	14	0.78mi
1736 Augustine Pl Tallahassee, FL	3.0	2.0	1400	$2,000	$1.43	23d	1	1.35mi
1497 Wooster Dr Tallahassee, FL	2.0–3.0	2.0–3.0	1238	$1,810	$1.46	15d	6	1.42mi
2750 Old Saint Augustine Rd Tallahassee, FL	1.0–3.0	1.0–2.0	1230	$1,589	$1.29	23d	2	1.42mi
2912 Capital Park Dr Tallahassee, FL	3.0	2.0	1236	$1,650	$1.33	15d	1	1.44mi
2850 Apalachee Pkwy Tallahassee, FL	1.0	1.0	750	$1,395	$1.86	15d	46	1.46mi

Listing history 16 events

1. 2026-06-22
   days on market $195,000 Active 20 DOM
2. 2026-06-18
   days on market $195,000 Active 17 DOM
3. 2026-06-17
   days on market $195,000 Active 16 DOM
4. 2026-06-16
   days on market $195,000 Active 15 DOM
5. 2026-06-15
   days on market $195,000 Active 14 DOM
6. 2026-06-14
   days on market $195,000 Active 12 DOM
7. 2026-06-10
   days on market $195,000 Active 9 DOM
8. 2026-06-09
   days on market $195,000 Active 8 DOM
9. 2026-06-08
   days on market $195,000 Active 7 DOM
10. 2026-06-07
    days on market $195,000 Active 6 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $195,000 Active 3 DOM
13. 2026-06-03
    days on market $195,000 Active 2 DOM
14. 2026-06-03
    remarks 686-char remark
15. 2026-06-02
    remarks 664-char remark
16. 2026-06-02
    listed $195,000 Active 1 DOM

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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 · 20 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,530
• − Mortgage interest: −$10,923
• − Property taxes: −$2,631
• − Insurance: −$975
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,673
• Taxable loss: −$3,796
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $463/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): 21,905
• Household income: $81,243
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 795.0

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 0.64)
• Race & ethnicity: White 52% Black 27% Two or more races 10% Hispanic / Latino 9% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 2% Serbian 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 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: ▼ -90.68%
• Current HPI: 238.8804
• Rent YoY: ▲ 5.55%
• 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

+209.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $195,000 CATRS
• 2001-06-06 Sold (Public Records) $69,600 Public Records
• 2000-04-10 Sold (Public Records) $63,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,631 · +8.9% YoY. Source: county tax records.