2001 Daisy St · Tallahassee, FL 32310

$194,900

3 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 236 Days on market

Built 1954 4,356 sqft lot Est $218k · 11% under

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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 +19.8/30.0
• ARV discount +12.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BEAUTIFUL home located in the heart of Tallahassee! This very large home boasts hardwood floors throughout with a cozy fireplace! Recent upgrades throughout and located on a perfect corner lot. Close proximity to SOMO Tallahassee and walking distance to Florida Agricultural and Mechanical University. This home offers so much potential from a high earning rental to a cozy homeowner!!

Key facts

• Cozy fireplace
• Hardwood floors
• Corner lot

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• CORNER LOT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Home design: Single-story
• Exterior features: Partial fencing; Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator; Stove
• Bedrooms: Bedroom 2 (12x12); Bedroom 3 (12x12)
• Bathrooms: 2 full bathrooms
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 94 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,988/mo this rent would consume 62% of the median local household income ($38k/yr) (locally 1272% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $292 of equity ($1k loan paydown + $-1k appreciation (-0.5% local appreciation)).
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $61k; list at $195k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.02% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $218,176
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Osceola St	0.16mi	3/2.0	1,746 (-10%)	18mo	$179,000	$103	60
512 Hampton Ave	0.66mi	3/2.0	1,918 (-2%)	10mo	$214,000	$112	58
1301 Maude St	0.61mi	3/2.0	2,080 (+7%)	7mo	$175,000	$84	54
1427 Victoria St	0.75mi	3/2.0	2,036 (+4%)	16mo	$300,000	$147	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.08×
• Total profit: $4,150
• Equity at exit: $51,376

10-year hold

• IRR: 7.7%
• Equity multiple: 1.79×
• Total profit: $42,846
• Equity at exit: $57,733

Cash invested: $54,572 (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 32310

• Home prices YoY: -0.2%
• Active inventory: 94
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $231

Break-even live

Break-even rent $1,695

Max offer price $194,900

Occupancy floor 83%

Sensitivity live

Price	-10% $342	-5% $286	+0% $231	+5% $176	+10% $121
Rent	-10% $74	-5% $153	+0% $231	+5% $310	+10% $388
Rate	-1.0pp $329	-0.5pp $281	base $231	+0.5pp $181	+1.0pp $129

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Levy Ave Tallahassee, FL	3.0	1.0	1290	$1,350	$1.05	22d	1	0.44mi
1615 Sharkey St Tallahassee, FL	4.0	2.0	1278	$1,600	$1.25	22d	1	0.89mi
2506 Sir Williams St Tallahassee, FL	3.0	2.0	1662	$2,050	$1.23	22d	1	0.94mi
1327 Jackson Bluff Rd Tallahassee, FL	2.0–4.0	2.0	1450	$685	$0.47	22d	1	0.97mi
808 Saint Augustine St Tallahassee, FL	2.0	2.5	1500	$2,095	$1.40	22d	1	1.09mi
3111 Rackley Dr Tallahassee, FL	4.0	2.5	1802	$3,800	$2.11	22d	1	1.10mi
402 Perkins St Tallahassee, FL	4.0	2.0	1686	$1,850	$1.10	22d	1	1.13mi
3000 S Adams St Tallahassee, FL	1.0–3.0	1.0–3.0	884	$1,850	$2.09	22d	8	1.16mi
1717 Airport Dr Unit 1717-2 Tallahassee, FL	4.0	2.5	1250	$1,900	$1.52	22d	1	1.16mi
418 Perkins St Tallahassee, FL	4.0	2.0	1497	$1,850	$1.24	22d	1	1.17mi
414 Prince St Tallahassee, FL	4.0	2.0	1600	$1,600	$1.00	22d	1	1.19mi
1612 Overstreet St Tallahassee, FL	3.0	3.0	1500	$3,300	$2.20	22d	1	1.34mi
850 S Gadsden St Tallahassee, FL	2.0	1.0–2.0	828	$3,549	$4.29	15d	34	1.37mi

Listing history 20 events

1. 2026-05-31
   days on market $194,900 Active 236 DOM
2. 2026-05-30
   days on market $194,900 Active 235 DOM
3. 2025-10-08
   price $194,900
4. 2025-10-07
   listed $199,000 Active
5. 2025-08-31
   historical
6. 2025-06-05
   price $199,000
7. 2025-04-24
   status Active
8. 2025-03-26
   historical Contingent
9. 2025-01-24
   listed $214,900 Active
10. 2022-07-31
    historical
11. 2021-12-01
    price $160,000
12. 2021-11-27
    listed $135,000 Active
13. 2020-08-21
    soldstatus $61,000
14. 2020-03-20
    listed $60,000
15. 2018-04-18
    historical
16. 2018-01-11
    listed $77,000
17. 2017-08-08
    historical
18. 2016-08-08
    listed $79,916
19. 2008-07-15
    historical
20. 2008-02-25
    listed $99,900

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $23,856
• − Mortgage interest: −$10,917
• − Property taxes: −$2,832
• − Insurance: −$974
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$5,670
• Taxable loss: −$354
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,860/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): 14,888
• Household income: $38,288
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1272.0

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 50% White 36% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -0.54%
• Current HPI: 270.5721
• 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

+95.1% since first listed

18 events — show timeline

• 2025-10-08 Price Changed $194,900 CATRS
• 2025-10-07 Listed $199,000 CATRS
• 2025-08-31 Listing Removed — CATRS
• 2025-06-05 Price Changed $199,000 CATRS
• 2025-04-24 Relisted — CATRS
• 2025-03-26 Contingent — CATRS
• 2025-01-24 Listed $214,900 CATRS
• 2022-07-31 Listing Removed — CATRS
• 2021-12-01 Price Changed $160,000 CATRS
• 2021-11-27 Listed $135,000 CATRS
• 2020-08-21 Sold (MLS) $61,000 CATRS
• 2020-03-20 Listed $60,000 CATRS
• 2018-04-18 Listing Removed — CATRS
• 2018-01-11 Listed $77,000 CATRS
• 2017-08-08 Listing Removed — Beaches MLS
• 2016-08-08 Listed $79,916 Beaches MLS
• 2008-07-15 Listing Removed — CATRS
• 2008-02-25 Listed $99,900 CATRS

Property tax history

+6.2%/yr

Latest (2025): $2,832 · +9.6% YoY. Source: county tax records.