208 Westwood · Tallahassee, FL 32304

$109,500

2 bd · 1.5 ba · 1,220 sqft · Condo public records · 72 Days on market

Built 1973 $328/mo HOA · 25% 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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing investment now on the market. Approx. 20K below comps. Priced to sell quick. So many features including new floors, paint, screened porch backs up to wooded area allowing for privacy. Attic storage inside and additional storage outside. HOA fees include common area, community pool, water, garbage, basic cable, pest control, exterior walls, roof, & access to San Luis park and one reserved covered parking space.

Key facts

• $328 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Annual association fee; Association covers clubhouse, common areas, cable TV, ground and structure maintenance, pool(s), road maintenance, street lights, and trash; Community features include street lights

Exterior

• Parking: Carport (1 space)
• Utilities: Electric heating and cooling
• Home design: 2 stories
• Construction: Stucco and wood siding construction
• Exterior features: Deck; Porch; Screened porch; Partial fencing; Paved road access; Has view; Private in-ground concrete pool; Community pool access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (15x11)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Window treatments; Upper-level primary; Screened porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-48 ($-571/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (7.7% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $101k (7.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: John G Riley Elementary School (math 11% / reading 18%, grade F, #2,137 of 2,144 statewide, top 100%, 528 students, 81% 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 74% FRL vs 45% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 50% district-wide (-30 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k 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 72 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $60k; list at $110k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,094 (7.7% 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 72 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.40×
• Total profit: $-18,253
• Equity at exit: $16,327

10-year hold

• IRR: -4.0%
• Equity multiple: 0.70×
• Total profit: $-9,132
• Equity at exit: $9,468

Cash invested: $30,660 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$574
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$46
• HOA: −$328
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-48

Break-even live

Break-even rent $1,386

Max offer price $101,094

Occupancy floor 99%

Sensitivity live

Price	-10% $14	-5% $-17	+0% $-48	+5% $-79	+10% $-110
Rent	-10% $-152	-5% $-100	+0% $-48	+5% $5	+10% $57
Rate	-1.0pp $8	-0.5pp $-20	base $-48	+0.5pp $-76	+1.0pp $-105

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1380 Ocala Rd Tallahassee, FL	1.0	1.0	700	$975	$1.39	23d	1	0.18mi
1560 San Luis Rd Tallahassee, FL	3.0	3.5	1500	$774	$0.52	23d	22	0.19mi
1360 Ocala Rd Tallahassee, FL	2.0	1.0	800	$1,000	$1.25	23d	1	0.25mi
1303 Ocala Rd Tallahassee, FL	1.0–4.0	1.0–2.0	1121	$1,320	$1.18	15d	48	0.36mi
2259 Parrot Ln Tallahassee, FL	2.0	2.0	992	$1,275	$1.29	23d	1	0.45mi
2060 Continental Ave Tallahassee, FL	1.0–3.0	1.0–2.5	1121	$1,052	$0.94	15d	26	0.47mi
2327 Parrot Ln Tallahassee, FL	3.0	2.0	1088	$1,300	$1.19	23d	1	0.48mi
2020 Continental Ave Tallahassee, FL	1.0–2.0	1.0–1.5	850	$1,300	$1.53	23d	3	0.58mi
1111 High Rd Tallahassee, FL	2.0–3.0	2.0	1000	$1,409	$1.41	15d	11	0.61mi
1108 Greentree Ct Tallahassee, FL	2.0	2.0	888	$1,275	$1.44	23d	1	0.66mi
2350 Wanda Way Tallahassee, FL	2.0–3.0	1.0	861	$1,200	$1.39	23d	1	0.70mi
2353 W Mission Rd Tallahassee, FL	2.0–3.0	2.0–2.5	1012	$1,250	$1.23	15d	11	0.72mi
1001 Ocala Rd Tallahassee, FL	4.0	1.0–2.0	899	$584	$0.65	23d	6	0.82mi
832 Arkansas St Tallahassee, FL	3.0	1.0	1296	$1,400	$1.08	23d	1	0.82mi
2401 Atlas Rd Unit B Tallahassee, FL	2.0	1.0	900	$1,100	$1.22	23d	1	0.82mi
2616 Mission Rd Tallahassee, FL	1.0–2.0	1.0	750	$1,195	$1.59	15d	12	0.84mi
2403 Hartsfield Rd #602 Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	15d	1	0.85mi
2403 Hartsfield Rd #602 Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	23d	1	0.85mi
2412 Atlas Rd Tallahassee, FL	3.0	1.5	1081	$1,200	$1.11	23d	1	0.87mi
2419 Nugget Ln Tallahassee, FL	3.0	2.0	1212	$1,550	$1.28	15d	1	0.87mi
1325 W Tharpe St Tallahassee, FL	1.0–3.0	1.0–4.0	937	$1,511	$1.61	15d	21	0.90mi
2350 Horne Ave Unit 2 Tallahassee, FL	2.0	2.0	800	$995	$1.24	23d	1	0.91mi
2406 Hartsfield Rd Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	23d	1	0.91mi
1818 Sylvan Ct Unit D Tallahassee, FL	2.0	1.0	850	$1,200	$1.41	15d	1	0.93mi
2614 W Tennessee St Tallahassee, FL	1.0–4.0	1.0–4.0	1270	$1,159	$0.91	23d	14	0.93mi
2182 Timberwood Cir S Unit 1 Tallahassee, FL	3.0	2.5	1280	$1,599	$1.25	23d	1	0.95mi
1107 Basin St Unit A Tallahassee, FL	3.0	2.0	1215	$2,400	$1.98	23d	1	1.00mi
2498 Nugget Ln Tallahassee, FL	3.0	2.0	1200	$1,550	$1.29	23d	1	1.00mi
2022 Trimble Rd Apt 3 Tallahassee, FL	3.0	3.0	1192	$700	$0.59	23d	1	1.02mi
2301 Old Bainbridge Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1084	$1,200	$1.11	23d	1	1.03mi
2309 Old Bainbridge Rd Tallahassee, FL	1.0–2.0	1.0–2.0	798	$1,420	$1.78	15d	10	1.05mi
1571 Stone Rd Unit 5B Tallahassee, FL	2.0	2.5	1216	$1,795	$1.48	23d	1	1.07mi
1447 Stone Rd Tallahassee, FL	1.0–3.0	1.0–2.0	890	$1,360	$1.53	23d	1	1.19mi
2400 Fred Smith Rd #201 Tallahassee, FL	3.0	3.0	1353	$1,650	$1.22	23d	1	1.19mi
1525 W Tennessee St #307 Tallahassee, FL	2.0	1.0	1200	$1,600	$1.33	23d	1	1.23mi
1600 Pullen Rd Tallahassee, FL	1.0–2.0	1.0–2.0	875	$1,345	$1.54	15d	1	1.23mi
1329 Nylic St #1 Tallahassee, FL	3.0	3.0	1275	$1,800	$1.41	23d	1	1.27mi
205 White Dr Tallahassee, FL	1.0–4.0	1.0–4.0	1155	$637	$0.55	23d	1	1.30mi
2520 Graves Rd #103 Tallahassee, FL	3.0	3.0	1216	$1,350	$1.11	23d	1	1.30mi
2660 Old Bainbridge Rd Tallahassee, FL	3.0	2.5	1196	$1,550	$1.30	23d	2	1.32mi

HOA detail condo

• Monthly dues: $328 · $3,936/yr
• Likely covers: watertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-22
   days on market $109,500 Active 72 DOM
2. 2026-06-18
   days on market $109,500 Active 69 DOM
3. 2026-06-17
   days on market $109,500 Active 68 DOM
4. 2026-06-16
   days on market $109,500 Active 67 DOM
5. 2026-06-15
   days on market $109,500 Active 66 DOM
6. 2026-06-14
   days on market $109,500 Active 64 DOM
7. 2026-06-10
   days on market $109,500 Active 61 DOM
8. 2026-06-09
   days on market $109,500 Active 60 DOM
9. 2026-06-09
   price $109,500 Active 59 DOM
10. 2026-06-08
    days on market $114,900 Active 59 DOM
11. 2026-06-07
    days on market $114,900 Active 58 DOM
12. 2026-06-05
    days on market $114,900 Active 55 DOM
13. 2026-06-03
    days on market $114,900 Active 54 DOM
14. 2026-06-02
    days on market $114,900 Active 53 DOM
15. 2026-06-01
    days on market $114,900 Active 52 DOM
16. 2026-05-31
    days on market $114,900 Active 51 DOM
17. 2026-05-30
    days on market $114,900 Active 50 DOM
18. 2026-04-10
    listed $114,900 Active
19. 2026-04-06
    historical
20. 2026-01-20
    listed $99,900 Active
21. 2026-01-16
    historical
22. 2026-01-12
    listed $99,900 Active
23. 2026-01-08
    soldstatus $60,000
24. 2025-12-03
    listed $80,000
25. 2025-10-06
    historical
26. 2025-08-06
    price $107,000
27. 2025-07-26
    listed $117,000 Active
28. 2019-04-19
    soldstatus $85,000
29. 2019-04-15
    soldstatus $85,000
30. 2019-01-23
    listed $89,000
31. 2012-12-10
    historical
32. 2012-06-09
    listed $89,900
33. 2003-04-22
    soldstatus $79,000
34. 1996-09-30
    soldstatus $49,900

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $15,913
• − Mortgage interest: −$6,134
• − Property taxes: −$1,768
• − Insurance: −$548
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$3,936
• − Depreciation: −$3,185
• Taxable loss: −$2,204
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $-42/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

+130.3% since first listed

17 events — show timeline

• 2026-04-10 Listed $114,900 CATRS
• 2026-04-06 Listing Removed — CATRS
• 2026-01-20 Listed $99,900 CATRS
• 2026-01-16 Listing Removed — CATRS
• 2026-01-12 Listed $99,900 CATRS
• 2026-01-08 Sold (MLS) $60,000 CATRS
• 2025-12-03 Listed $80,000 CATRS
• 2025-10-06 Listing Removed — CATRS
• 2025-08-06 Price Changed $107,000 CATRS
• 2025-07-26 Listed $117,000 CATRS
• 2019-04-19 Sold (Public Records) $85,000 Public Records
• 2019-04-15 Sold (MLS) $85,000 CATRS
• 2019-01-23 Listed $89,000 CATRS
• 2012-12-10 Listing Removed — CATRS
• 2012-06-09 Listed $89,900 CATRS
• 2003-04-22 Sold (Public Records) $79,000 Public Records
• 1996-09-30 Sold (Public Records) $49,900 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,768 · +10.3% YoY. Source: county tax records.