8341 Chickasaw Trl · Bradfordville, FL 32312

$298,500

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 144 Days on market

Built 1994 0.26 ac lot Est $333k · 10% under $10/mo HOA

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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 +13.2/30.0
• ARV discount +12.1/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous home, wonderful neighborhood with lots of curb appeal! No carpet here! All tiled and wood floor, 3/2, 2-car garage. Large living room, kitchen with granite counter top. Large concrete paver patio overlooking green space. Roof 2014. AS IS WHERE IS with right to inspect.

Key facts

• Premier neighborhood
• Split floor plan
• Custom tile work

Tags

• MOVE IN READY
• DEDICATED LAUNDRY ROOM
• BACKYARD FOR GARDENING
• CUSTOM TILE WORK
• SPLIT FLOOR PLAN
• PREMIER NEIGHBORHOOD

Property features AI

Finance

• HOA & community: HOA fee of $120 monthly (includes common areas)Street lights in community

Exterior

• Parking: Carport with 2 spaces
• Utilities: Electric service
• Home design: Single-storyFiber cement and Masonite exteriorSlab foundation
• Construction: Built with fiber cement and Masonite materials
• Exterior features: PatioPublic maintained paved roadHas view

Interior

• Kitchen: RefrigeratorOvenMicrowaveIcemakerDishwasherDisposal
• Bedrooms: Bedroom 2 (12x11)Bedroom 3 (11x11)
• Flooring: HardwoodTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral airCeiling fan(s)
• Interior features: Stall showerPantrySplit bedroomsWalk-in closet(s)
• Laundry & utility: WasherDryerUtility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-3 ($-37/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.3% below list).
• Recommended offer: $250k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 D — 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.
• Zoned schools: Killearn Lakes Elementary School (math 74% / reading 78%, grade A, #198 of 2,144 statewide, top 10%, 777 students, 17% FRL); Deerlake Middle School (math 81% / reading 73%, grade A, #28 of 571 statewide, top 5%, 894 students, 16% FRL); Lawton Chiles High School (math 62% / reading 72%, grade B, #69 of 667 statewide, top 11%, 1,900 students, 12% FRL) — zoned schools average 15% FRL vs 45% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 50% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Leon average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 192 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 144 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $218k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $249,802 (16.3% 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 144 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $332,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2253 Tuscavilla	0.18mi	3/2.0	1,466 (-5%)	3mo	$280,000	$191	80
1704 Greenridge Trl	0.38mi	3/2.5	1,500 (-3%)	1mo	$330,000	$220	74
8432 Ivy Brook Ln	0.30mi	3/2.0	1,474 (-5%)	5mo	$332,000	$225	74
8204 Chickasaw Trl	0.29mi	3/2.0	1,432 (-8%)	3mo	$288,000	$201	72
2245 Tuscavilla Rd	0.16mi	3/2.0	1,372 (-11%)	3mo	$285,000	$208	71
8618 Milford Ct	0.48mi	3/2.0	1,617 (+4%)	1mo	$350,000	$216	69
2760 Whitmore Ct	0.58mi	3/2.0	1,521 (-2%)	2mo	$329,000	$216	69
8312 Innsbrook Dr	0.45mi	3/2.0	1,628 (+5%)	4mo	$350,000	$215	67
1442 Landon Hills Dr	0.55mi	3/2.5	1,622 (+5%)	2mo	$401,234	$247	63
1841 Acorn Ridge Trl	0.27mi	4/2.0 (+1)	1,759 (+14%)	1mo	$325,000	$185	59
1764 Broken Bow Trl	0.65mi	3/2.0	1,459 (-6%)	2mo	$300,000	$206	58
1899 Folkstone Rd	0.69mi	3/2.0	1,648 (+6%)	6mo	$332,000	$201	52

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-51,440
• Equity at exit: $44,507

10-year hold

• IRR: -12.0%
• Equity multiple: 0.32×
• Total profit: $-56,568
• Equity at exit: $25,809

Cash invested: $83,580 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,565
• Tax from tax record: −$277 /mo · $3,322/yr
• Insurance: −$124
• HOA: −$10
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-3

Break-even live

Break-even rent $2,502

Max offer price $297,953

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $81	+0% $-3	+5% $-88	+10% $-172
Rent	-10% $-200	-5% $-102	+0% $-3	+5% $96	+10% $194
Rate	-1.0pp $147	-0.5pp $73	base $-3	+0.5pp $-80	+1.0pp $-159

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8311 Hunters Ridge Trl Tallahassee, FL	3.0	2.0	1400	$2,399	$1.71	17d	1	0.48mi
9306 Tuscany Dr Unit NA Tallahassee, FL	3.0	2.0	1472	$2,700	$1.83	24d	1	0.94mi
7720 Bass Ridge Trl Tallahassee, FL	3.0	2.0	1583	$1,950	$1.23	17d	1	1.10mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 28 events

1. 2026-06-23
   days on market $298,500 Active 144 DOM
2. 2026-06-22
   days on market $298,500 Active 143 DOM
3. 2026-06-18
   days on market $298,500 Active 140 DOM
4. 2026-06-17
   days on market $298,500 Active 139 DOM
5. 2026-06-16
   days on market $298,500 Active 138 DOM
6. 2026-06-15
   days on market $298,500 Active 137 DOM
7. 2026-06-14
   days on market $298,500 Active 135 DOM
8. 2026-06-10
   days on market $298,500 Active 132 DOM
9. 2026-06-09
   days on market $298,500 Active 131 DOM
10. 2026-06-08
    days on market $298,500 Active 130 DOM
11. 2026-06-07
    days on market $298,500 Active 129 DOM
12. 2026-06-05
    days on market $298,500 Active 126 DOM
13. 2026-06-03
    days on market $298,500 Active 125 DOM
14. 2026-06-02
    days on market $298,500 Active 124 DOM
15. 2026-06-01
    days on market $298,500 Active 123 DOM
16. 2026-05-31
    days on market $298,500 Active 122 DOM
17. 2026-05-30
    days on market $298,500 Active 121 DOM
18. 2026-05-24
    price $298,500
19. 2026-03-29
    price $307,500
20. 2026-02-12
    price $317,500
21. 2026-01-29
    listed $320,000 Active
22. 2020-12-15
    soldstatus $218,000
23. 2020-12-11
    soldstatus $218,000 284-char remark

    Show marketing remark (284 chars)

    Gorgeous home, wonderful neighborhood with lots of curb appeal! No carpet here! All tiled and wood floor, 3/2, 2-car garage. Large living room, kitchen with granite counter top. Large concrete paver patio overlooking green space. Roof 2014. AS IS WHERE IS with right to inspect.

24. 2020-09-09
    listed $235,000 284-char remark

    Show marketing remark (284 chars)

    Gorgeous home, wonderful neighborhood with lots of curb appeal! No carpet here! All tiled and wood floor, 3/2, 2-car garage. Large living room, kitchen with granite counter top. Large concrete paver patio overlooking green space. Roof 2014. AS IS WHERE IS with right to inspect.

25. 2005-06-23
    soldstatus $184,000
26. 1998-10-27
    soldstatus $98,000
27. 1994-06-06
    soldstatus $89,000
28. 1993-11-08
    soldstatus $15,400

ⓘ 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: $3,322 · $277/mo
• Projected year-2 tax: $3,322 · $277/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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,976
• − Mortgage interest: −$16,721
• − Property taxes: −$3,322
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$120
• − Depreciation: −$8,684
• Taxable loss: −$5,158
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $1,201/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

+1838.3% since first listed

11 events — show timeline

• 2026-05-24 Price Changed $298,500 CATRS
• 2026-03-29 Price Changed $307,500 CATRS
• 2026-02-12 Price Changed $317,500 CATRS
• 2026-01-29 Listed $320,000 CATRS
• 2020-12-15 Sold (Public Records) $218,000 Public Records
• 2020-12-11 Sold (MLS) $218,000 CATRS
• 2020-09-09 Listed $235,000 CATRS
• 2005-06-23 Sold (Public Records) $184,000 Public Records
• 1998-10-27 Sold (Public Records) $98,000 Public Records
• 1994-06-06 Sold (Public Records) $89,000 Public Records
• 1993-11-08 Sold (Public Records) $15,400 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,322 · +2.7% YoY. Source: county tax records.