3165 Allison Marie Ct · Tallahassee, FL 32304

$179,000

3 bd · 3.0 ba · 1,216 sqft · Townhouse public records · 41 Days on market

Built 2004 1,742 sqft lot Est $163k · 10% over $50/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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 +11.6/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner Occupant? No problem! Live downstairs and rent the two rooms upstairs to your college counterparts and help pay that mortgage down! Make an offer! Seller motivated! Whether you’re expanding your portfolio or making your first investment, this is a prime opportunity in a highly desirable location. Investor-only sale due to currently leased until 01/31/2027 - must use TBR contract and local title company for closing. Well-maintained 3BR/3BA end-unit townhome offering space, privacy, and updates throughout. Tucked away on a quiet cul-de-sac just off W. Tennessee Street, this property is ideally located near FSU, FAMU, TCC, local schools, shopping, and dining. The open-concept floor

Key facts

• Quiet cul-de-sac
• Spacious living area
• $50 HOA

Tags

• QUIET CUL-DE-SAC
• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS LIVING AREA
• PRIVATE EN-SUITE BATH
• EXCELLENT RENTAL POTENTIAL

Property features AI

Finance

• HOA & community: Association fee approximately $600

Exterior

• Parking: Parking space(s)
• Home design: End unit
• Exterior features: Paved, public-maintained road

Interior

• Kitchen: Refrigerator; Oven; Range; Microwave; Icemaker; Dishwasher
• Bedrooms: Bedroom 1: 13x12; Bedroom 2: 13x10; Bedroom 3: 12x11
• Bathrooms: 3 full bathrooms
• Interior features: End unit with high ceilings; Window treatments; Primary bedroom on the downstairs level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $179k.

Deal economics

• At list price, monthly cash flow is $-57 ($-682/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (13.7% below list).
• Recommended offer: $154k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Sabal Palm Elementary School (math 29% / reading 35%, grade F, #1,797 of 2,144 statewide, top 86%, 492 students, 80% FRL); Griffin Middle School (math 16% / reading 25%, grade F, #556 of 571 statewide, top 98%, 532 students, 77% FRL); Amos P. Godby High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,444 students, 63% FRL) — zoned schools average 73% FRL vs 45% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Leon average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.7%/yr); 142 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,544/mo this rent would consume 57% of the median local household income ($32k/yr) (locally 6995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $104k; list at $179k implies a 73% 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 $154,391 (13.7% 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 41 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $162,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1938 Ann Arbor Ave	0.17mi	3/3.0	1,240 (+2%)	1mo	$180,000	$145	88
1913 Bloomington Ave	0.15mi	3/3.0	1,177 (-3%)	2mo	$185,000	$157	86
1924 Corvallis Ave	0.21mi	3/3.0	1,177 (-3%)	1mo	$158,000	$134	84
1970 Greencastle Ln #704	0.29mi	3/3.0	1,232 (+1%)	1mo	$224,900	$183	84
1972 Greencastle Ln #705	0.29mi	3/3.0	1,232 (+1%)	3mo	$224,900	$183	82
1924 Honolulu Ln	0.26mi	3/3.0	1,177 (-3%)	1mo	$138,000	$117	81
3380 Fort Collins Ln	0.33mi	3/3.0	1,240 (+2%)	2mo	$174,000	$140	80
2752 Tess Cir	0.38mi	3/3.0	1,178 (-3%)	3mo	$145,000	$123	75
2740 W Tharpe St #203	0.66mi	3/3.0	1,212 (-0%)	3mo	$155,000	$128	66
2738 W Tharpe St #405	0.70mi	3/3.0	1,209 (-1%)	1mo	$137,000	$113	66
2738 W Tharpe St #304	0.70mi	3/3.0	1,209 (-1%)	2mo	$145,000	$120	64
2738 Tharpe #2106 St #2106	0.70mi	2/2.0 (-1)	1,209 (-1%)	1mo	$138,000	$114	57

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-29,908
• Equity at exit: $26,689

10-year hold

• IRR: -5.5%
• Equity multiple: 0.62×
• Total profit: $-19,172
• Equity at exit: $15,477

Cash invested: $50,120 (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 32304

• Home prices YoY: -21.2%
• Rents YoY: 4.7%
• Active inventory: 142
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$939
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$75
• HOA: −$50
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-57

Break-even live

Break-even rent $1,616

Max offer price $168,962

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-6	+0% $-57	+5% $-107	+10% $-158
Rent	-10% $-179	-5% $-118	+0% $-57	+5% $4	+10% $65
Rate	-1.0pp $33	-0.5pp $-11	base $-57	+0.5pp $-103	+1.0pp $-150

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1870 Honolulu Ln Tallahassee, FL	3.0	3.0	1230	$1,450	$1.18	23d	1	0.16mi
1955 Bloomington Ave Tallahassee, FL	3.0	3.0	1177	$1,475	$1.25	23d	1	0.21mi
1925 Durham Ave Tallahassee, FL	3.0	3.0	1177	$1,800	$1.53	23d	1	0.23mi
1557 Devoe St Unit 2 Tallahassee, FL	2.0	1.0	750	$1,350	$1.80	23d	1	0.27mi
2765 W Tharpe St Tallahassee, FL	1.0–2.0	1.0	739	$1,000	$1.35	15d	1	0.47mi
770 Appleyard Dr Tallahassee, FL	2.0	2.5	1150	$1,442	$1.25	15d	14	0.57mi
2772 Westbrook Ct Tallahassee, FL	3.0	3.0	1325	$1,600	$1.21	15d	1	0.67mi
2749 Pecan Rd Tallahassee, FL	1.0–2.0	1.0–2.0	900	$1,300	$1.44	15d	1	0.69mi
2616 Mission Rd Tallahassee, FL	1.0–2.0	1.0	750	$1,195	$1.59	15d	12	0.78mi
2614 W Tennessee St Tallahassee, FL	1.0–4.0	1.0–4.0	1270	$1,556	$1.22	23d	14	0.81mi
2222 Del Carmel Way Unit 2226 Tallahassee, FL	3.0	3.0	1280	$1,650	$1.29	23d	1	0.94mi
2022 Trimble Rd Apt 3 Tallahassee, FL	3.0	3.0	1192	$700	$0.59	23d	1	0.94mi
2222 Del Carmel Way Tallahassee, FL	3.0	3.0	1280	$1,650	$1.29	15d	1	0.94mi
2281 Del Carmel Way Tallahassee, FL	3.0	3.0	1280	$1,599	$1.25	23d	1	0.98mi
2327 Parrot Ln Tallahassee, FL	3.0	2.0	1088	$1,300	$1.19	23d	1	1.16mi
2259 Parrot Ln Tallahassee, FL	2.0	2.0	992	$1,275	$1.29	23d	1	1.19mi
2353 W Mission Rd Tallahassee, FL	2.0–3.0	2.0–2.5	1012	$1,450	$1.43	15d	11	1.24mi
1560 San Luis Rd Tallahassee, FL	3.0	3.5	1500	$774	$0.52	23d	22	1.39mi
2350 Horne Ave Unit 2 Tallahassee, FL	2.0	2.0	800	$995	$1.24	23d	1	1.41mi
103 Cactus St Tallahassee, FL	2.0–4.0	1.0–2.0	1000	$1,395	$1.40	15d	3	1.43mi
850 Capital Walk Dr Tallahassee, FL	1.0–3.0	1.0–2.0	1152	$1,599	$1.39	15d	21	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 39 events

1. 2026-06-22
   days on market $179,000 Active 41 DOM
2. 2026-06-18
   pricedays on market $179,000 Active 38 DOM
3. 2026-06-17
   days on market $185,000 Active 37 DOM
4. 2026-06-16
   days on market $185,000 Active 36 DOM
5. 2026-06-15
   days on market $185,000 Active 35 DOM
6. 2026-06-14
   days on market $185,000 Active 33 DOM
7. 2026-06-10
   days on market $185,000 Active 30 DOM
8. 2026-06-09
   days on market $185,000 Active 29 DOM
9. 2026-06-08
   days on market $185,000 Active 28 DOM
10. 2026-06-07
    days on market $185,000 Active 27 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    days on market $185,000 Active 24 DOM
13. 2026-06-03
    days on market $185,000 Active 23 DOM
14. 2026-06-02
    days on market $185,000 Active 22 DOM
15. 2026-06-01
    days on market $185,000 Active 21 DOM
16. 2026-05-31
    days on market $185,000 Active 20 DOM
17. 2026-05-30
    days on market $185,000 Active 19 DOM
18. 2026-05-11
    listed $185,000 Active
19. 2026-01-20
    historical
20. 2026-01-15
    historical $1,150
21. 2025-12-29
    price $1,150
22. 2025-12-06
    price $1,250
23. 2025-11-07
    listed $1,350
24. 2025-06-27
    listed $185,000 Active
25. 2025-06-24
    historical
26. 2025-06-06
    listed $185,000 Active
27. 2024-09-22
    historical $1,350
28. 2024-09-10
    price $1,350
29. 2024-08-09
    listed $1,375
30. 2020-10-16
    soldstatus $103,500
31. 2020-10-15
    soldstatus $103,500
32. 2020-09-04
    listed $105,000
33. 2020-08-25
    soldstatus $105,000
34. 2020-08-17
    soldstatus $105,000
35. 2020-07-25
    listed $109,000
36. 2009-06-01
    soldstatus $114,000
37. 2009-05-29
    soldstatus $119,000
38. 2009-04-17
    listed $119,000
39. 2005-03-07
    soldstatus $136,000

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $2,559 · $213/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 3/10 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,527
• − Mortgage interest: −$10,027
• − Property taxes: −$2,559
• − Insurance: −$895
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$600
• − Depreciation: −$5,207
• Taxable loss: −$3,725
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $212/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): 51,673
• Household income: $32,348
• Rent vs Own: 86.5% rent · 13.5% own
• Severe rent burden: 6995.0

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 0.65)
• Race & ethnicity: White 45% Black 36% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -72.04%
• Current HPI: 267.8426
• Rent YoY: ▲ 4.69%
• 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

+36.0% since first listed

22 events — show timeline

• 2026-05-11 Listed $185,000 CATRS
• 2026-01-20 Listing Removed — CATRS
• 2026-01-15 Rental Removed $1,150 APPFOLIO
• 2025-12-29 Price Changed $1,150 APPFOLIO
• 2025-12-06 Price Changed $1,250 APPFOLIO
• 2025-11-07 Listed for Rent $1,350 APPFOLIO
• 2025-06-27 Listed $185,000 CATRS
• 2025-06-24 Listing Removed — CATRS
• 2025-06-06 Listed $185,000 CATRS
• 2024-09-22 Rental Removed $1,350 APPFOLIO
• 2024-09-10 Price Changed $1,350 APPFOLIO
• 2024-08-09 Listed for Rent $1,375 APPFOLIO
• 2020-10-16 Sold (Public Records) $103,500 Public Records
• 2020-10-15 Sold (MLS) $103,500 CATRS
• 2020-09-04 Listed $105,000 CATRS
• 2020-08-25 Sold (Public Records) $105,000 Public Records
• 2020-08-17 Sold (MLS) $105,000 CATRS
• 2020-07-25 Listed $109,000 CATRS
• 2009-06-01 Sold (Public Records) $114,000 Public Records
• 2009-05-29 Sold (MLS) $119,000 CATRS
• 2009-04-17 Listed $119,000 CATRS
• 2005-03-07 Sold (Public Records) $136,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,559 · +9.1% YoY. Source: county tax records.