912 Bald Eagle Run · Tallahassee, FL 32304

$169,500

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 97 Days on market

Built 1989 4,356 sqft lot Est $178k · at est.

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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 +11.4/30.0
• ARV discount +9.7/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two bedroom, two bathroom home is close to FSU/FAMU/TCC and would be the perfect buy for students or investors! Close to the downtown area as well. Sliding glass back door leading to a fenced back yard with a storage shed! Master bedroom has a walk in closet.

Key facts

• Spacious pantry
• Stainless appliances
• Ample cabinet space

Tags

• OPEN LIVING AND KITCHEN LAYOUT
• BAR SEATING
• SPACIOUS PANTRY
• STAINLESS APPLIANCES
• AMPLE CABINET SPACE
• TILE FLOORING

Property features AI

Finance

• Financial info: For sale

Exterior

• Parking: Driveway
• Home design: Single-story; Lot approximately 0.1 acres
• Exterior features: Partial fencing; Private maintained road

Interior

• Kitchen: Refrigerator; Stove; Dishwasher
• Bedrooms: Bedroom with dimensions 15x12; Bedroom 2 with dimensions 15x12
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Tray ceilings; Vaulted ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-60 ($-723/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (20.1% below list).
• Recommended offer: $136k (20.1% 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.
• Market conditions: Rents rising fast (+4.7%/yr); 142 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,355/mo this rent would consume 50% 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 97 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $63k; list at $170k implies a 169% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,503 (20.1% 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 97 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $178,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Brave Trl	0.08mi	3/2.0 (+1)	1,092 (+8%)	3mo	$199,900	$183	75
2113 Melanie Dr	0.19mi	3/1.0 (+1)	975 (-3%)	9mo	$173,000	$177	69
1737 Atkamire Dr	0.31mi	3/1.0 (+1)	1,026 (+2%)	7mo	$180,000	$175	68
1811 Jackson Bluff Rd	0.36mi	3/1.0 (+1)	1,042 (+3%)	3mo	$115,000	$110	66
1824 Tyndall Dr	0.28mi	3/1.0 (+1)	934 (-7%)	5mo	$165,000	$177	62
1825 Tyndall Dr	0.26mi	3/1.0 (+1)	912 (-10%)	6mo	$185,000	$203	58
1811 Tyndall Dr	0.32mi	3/1.0 (+1)	912 (-10%)	4mo	$169,000	$185	57
1658 Sharkey St	0.47mi	3/1.0 (+1)	974 (-3%)	10mo	$187,000	$192	55
1631 Mccaskill Ave	0.61mi	2/1.0	946 (-6%)	5mo	$98,000	$104	53
2131 Berkshire Dr	0.44mi	3/1.0 (+1)	912 (-10%)	9mo	$150,000	$164	47
1605 Mayhew St	0.60mi	3/1.0 (+1)	912 (-10%)	8mo	$165,000	$181	41
1426 Pepper Dr	0.67mi	1/1.0 (-1)	858 (-15%)	9mo	$92,500	$108	27

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: -17.0%
• Equity multiple: 0.39×
• Total profit: $-28,967
• Equity at exit: $25,273

10-year hold

• IRR: -6.2%
• Equity multiple: 0.57×
• Total profit: $-20,235
• Equity at exit: $14,655

Cash invested: $47,460 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$889
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-60

Break-even live

Break-even rent $1,431

Max offer price $158,851

Occupancy floor 99%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 S Lipona Rd Unit D Tallahassee, FL	2.0	2.0	896	$1,295	$1.45	21d	1	0.10mi
2125 Jackson Bluff Rd Tallahassee, FL	1.0–3.0	1.0–2.0	975	$1,172	$1.20	21d	4	0.24mi
2131 Jackson Bluff Rd Tallahassee, FL	2.0	2.0	1043	$1,257	$1.21	13d	3	0.30mi
316 Ausley Rd Tallahassee, FL	1.0–4.0	1.0–2.0	750	$798	$1.06	13d	8	0.40mi
301 S Lipona Rd #24 Tallahassee, FL	2.0	1.5	896	$1,350	$1.51	21d	1	0.43mi
1801 Lenora Dr Tallahassee, FL	3.0	1.0	1150	$1,800	$1.57	21d	1	0.45mi
1854 Belle Vue Way Tallahassee, FL	2.0–4.0	1.0–2.0	1100	$1,235	$1.12	21d	1	0.48mi
1643 Sharkey St Tallahassee, FL	3.0	1.0	912	$1,350	$1.48	21d	1	0.49mi
1606 Airport Dr Tallahassee, FL	3.0	2.0	1008	$1,395	$1.38	21d	1	0.57mi
220 Atkinson Dr Unit D Tallahassee, FL	2.0	1.0	928	$1,100	$1.19	21d	1	0.60mi
1616 McCaskill Ave Tallahassee, FL	1.0–2.0	1.0	750	$969	$1.29	21d	43	0.65mi
1426 Pepper Dr Tallahassee, FL	2.0	1.0	858	$1,250	$1.46	21d	1	0.66mi
1313 Airport Dr Unit DRE6 Tallahassee, FL	1.0	1.5	1100	$1,300	$1.18	13d	1	0.68mi
1327 Jackson Bluff Rd Tallahassee, FL	2.0–4.0	2.0	1450	$475	$0.33	21d	1	0.68mi
1612 Overstreet St Tallahassee, FL	3.0	3.0	1500	$3,300	$2.20	21d	1	0.70mi
1303 Airport Dr Unit A08 Tallahassee, FL	2.0	2.5	1083	$1,475	$1.36	21d	1	0.71mi
317 Mabry St Tallahassee, FL	2.0	1.0	808	$898	$1.11	21d	1	0.75mi
2202 W Pensacola St Tallahassee, FL	1.0–3.0	1.0	950	$1,224	$1.29	21d	3	0.76mi
205 White Dr Tallahassee, FL	1.0–4.0	1.0–4.0	1155	$637	$0.55	21d	1	0.95mi
1240 Levy Ave Tallahassee, FL	3.0	1.0	1290	$1,350	$1.05	21d	1	0.95mi
322 Conradi St Tallahassee, FL	3.0	2.0	1100	$1,950	$1.77	21d	4	1.08mi
833 W Gaines St Tallahassee, FL	2.0	2.0	1080	$2,350	$2.18	13d	2	1.17mi
2182 Timberwood Cir S Unit 1 Tallahassee, FL	3.0	2.5	1280	$1,599	$1.25	21d	1	1.19mi
103 Cactus St Tallahassee, FL	2.0–4.0	1.0–2.0	1000	$1,195	$1.20	13d	3	1.19mi
808 Saint Augustine St Tallahassee, FL	2.0	2.5	1500	$2,095	$1.40	21d	1	1.28mi
1525 W Tennessee St #307 Tallahassee, FL	2.0	1.0	1200	$1,600	$1.33	21d	1	1.29mi
1001 Ocala Rd Tallahassee, FL	4.0	1.0–2.0	899	$584	$0.65	21d	6	1.32mi
2350 Horne Ave Unit 2 Tallahassee, FL	2.0	2.0	800	$995	$1.24	21d	1	1.33mi
1315 Pinellas St Tallahassee, FL	3.0	3.0	1197	$1,450	$1.21	21d	1	1.39mi
900 Taylor St Unit B Tallahassee, FL	1.0	1.0	864	$1,000	$1.16	21d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   pricedays on market $169,500 Active 97 DOM
2. 2026-06-17
   days on market $175,000 Active 96 DOM
3. 2026-06-16
   days on market $175,000 Active 95 DOM
4. 2026-06-15
   days on market $175,000 Active 94 DOM
5. 2026-06-14
   days on market $175,000 Active 92 DOM
6. 2026-06-10
   days on market $175,000 Active 89 DOM
7. 2026-06-09
   days on market $175,000 Active 88 DOM
8. 2026-06-08
   days on market $175,000 Active 87 DOM
9. 2026-06-07
   days on market $175,000 Active 86 DOM
10. 2026-06-05
    days on market $175,000 Active 83 DOM
11. 2026-06-03
    days on market $175,000 Active 82 DOM
12. 2026-06-02
    days on market $175,000 Active 81 DOM
13. 2026-06-01
    days on market $175,000 Active 80 DOM
14. 2026-05-31
    days on market $175,000 Active 79 DOM
15. 2026-05-30
    days on market $175,000 Active 78 DOM
16. 2026-05-06
    status Active
17. 2026-04-20
    historical Active Under Contract
18. 2026-03-13
    listed $175,000 Active
19. 2015-02-02
    soldstatus $63,000
20. 2013-05-10
    soldstatus $45,000
21. 2013-05-06
    soldstatus $45,000 264-char remark

    Show marketing remark (264 chars)

    This two bedroom, two bathroom home is close to FSU/FAMU/TCC and would be the perfect buy for students or investors! Close to the downtown area as well. Sliding glass back door leading to a fenced back yard with a storage shed! Master bedroom has a walk in closet.

22. 2012-02-22
    listed $45,000 264-char remark

    Show marketing remark (264 chars)

    This two bedroom, two bathroom home is close to FSU/FAMU/TCC and would be the perfect buy for students or investors! Close to the downtown area as well. Sliding glass back door leading to a fenced back yard with a storage shed! Master bedroom has a walk in closet.

23. 2006-09-19
    soldstatus $122,300
24. 2006-09-13
    soldstatus $122,265
25. 2006-05-12
    listed $125,000
26. 2000-05-05
    soldstatus $59,000
27. 1996-04-17
    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: $2,055 · $171/mo
• Projected year-2 tax: $2,055 · $171/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 · 18 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: $16,260
• − Mortgage interest: −$9,495
• − Property taxes: −$2,055
• − Insurance: −$848
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,931
• Taxable loss: −$3,669
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $157/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

+250.7% since first listed

12 events — show timeline

• 2026-05-06 Relisted — CATRS
• 2026-04-20 Contingent — CATRS
• 2026-03-13 Listed $175,000 CATRS
• 2015-02-02 Sold (Public Records) $63,000 Public Records
• 2013-05-10 Sold (Public Records) $45,000 Public Records
• 2013-05-06 Sold (MLS) $45,000 CATRS
• 2012-02-22 Listed $45,000 CATRS
• 2006-09-19 Sold (Public Records) $122,300 Public Records
• 2006-09-13 Sold (MLS) $122,265 CATRS
• 2006-05-12 Listed $125,000 CATRS
• 2000-05-05 Sold (Public Records) $59,000 Public Records
• 1996-04-17 Sold (Public Records) $49,900 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,055 · +7.5% YoY. Source: county tax records.