1101 Abraham · Tallahassee, FL 32304

$149,900

4 bd · 3.0 ba · 1,784 sqft · SingleFamily public records · 58 Days on market

Built 1948 6,534 sqft lot

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Why this score? — see what drove the B- 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Multiple offer situation Please submit Highest and Best offer to the website by noon 4/5/2018 * * Large partial brick home with mature landscaping! Home features a spacious living room and a kitchen ready for the appliances of your choice. All bedrooms are well sized, and property is not far from FSU. Excellent value for a larger home with 4 bedrooms/2.5 bathrooms near universities. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. Employees and family members residing with employees of JPMorgan Chase Bank, N. A, its affiliates or subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned by JPMorgan Chase Bank, N. A. A technology fee will apply to the buyer’s agent upon consummation of a sale.

Key facts

• Partial brick home
• Corner homesite
• Mature landscaping

Tags

• PARTIAL BRICK HOME
• MATURE LANDSCAPING
• SPACIOUS FAMILY ROOM
• CORNER HOMESITE

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Curbs, gutters, street lights and sidewalks in the community

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public sewer
• Home design: Brick and wood siding exterior; Public maintained, paved road access; Lot dimensions approximately 53x127x53x127
• Construction: Brick and wood siding construction
• Exterior features: Covered porch

Interior

• Kitchen: Kitchen (10x9)
• Bedrooms: Bedroom 2 (15x11); Bedroom 3 (15x11); Bedroom 4 (14x9)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Entrance foyer; Primary bedroom on main level; Split bedroom floorplan

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 20 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 $2,032/mo this rent would consume 75% 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 $4k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $150k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $315,768
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Buena Vista Dr	0.65mi	4/4.0	1,671 (-6%)	3mo	$300,000	$180	53
1007 Preston Ct	0.30mi	3/2.0 (-1)	1,568 (-12%)	6mo	$250,000	$159	52
909 Buena Vista Dr	0.68mi	4/4.0	1,671 (-6%)	6mo	$315,000	$189	49
709 Dewey St	0.52mi	4/2.0	1,642 (-8%)	16mo	$290,000	$177	45
709 Dewey St	0.52mi	4/2.0	1,642 (-8%)	22mo	$155,000	$94	40
1006 Buena Vista Dr	0.72mi	3/2.0 (-1)	1,680 (-6%)	11mo	$315,000	$188	39
732 Efferson St	0.57mi	3/1.0 (-1)	1,569 (-12%)	6mo	$145,000	$92	35
786 Arkansas	0.61mi	3/2.0 (-1)	1,564 (-12%)	8mo	$250,000	$160	35

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $11,645
• Equity at exit: $22,351

10-year hold

• IRR: 17.8%
• Equity multiple: 2.60×
• Total profit: $67,002
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$786
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $508

Break-even live

Break-even rent $1,389

Max offer price $149,900

Occupancy floor 70%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 Nylic St #1 Tallahassee, FL	3.0	3.0	1275	$1,800	$1.41	21d	1	0.27mi
1004 Volusia St Tallahassee, FL	4.0	2.0	1360	$1,800	$1.32	13d	1	0.32mi
859 W Brevard St Tallahassee, FL	4.0	4.0	1500	$1,900	$1.27	13d	1	0.40mi
847 W Georgia St Tallahassee, FL	4.0	4.0	1500	$1,900	$1.27	13d	1	0.46mi
832 Arkansas St Tallahassee, FL	3.0	1.0	1296	$1,400	$1.08	21d	1	0.58mi
747 Gold Nugget Trl Tallahassee, FL	3.0	2.0	1555	$1,700	$1.09	21d	1	0.64mi
1325 W Tharpe St Tallahassee, FL	1.0–3.0	1.0–4.0	937	$1,676	$1.79	13d	21	0.65mi
2060 Continental Ave Tallahassee, FL	1.0–3.0	1.0–2.5	1121	$1,185	$1.06	13d	26	0.96mi
1303 Ocala Rd Tallahassee, FL	1.0–4.0	1.0–2.0	1121	$1,570	$1.40	13d	48	1.01mi
828 N Duval St Tallahassee, FL	3.0	2.5	1498	$2,600	$1.74	21d	1	1.07mi
1800 W Pensacola St Tallahassee, FL	2.0–5.0	2.0–5.0	1662	$4,216	$2.54	21d	1	1.09mi
1612 Overstreet St Tallahassee, FL	3.0	3.0	1500	$3,300	$2.20	21d	1	1.14mi
2112 Great Oak Dr Tallahassee, FL	4.0	2.0	2098	$2,100	$1.00	21d	1	1.16mi
440 N Monroe St Tallahassee, FL	3.0	1.0–3.0	1311	$3,850	$2.94	13d	15	1.29mi
2301 Old Bainbridge Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1084	$1,600	$1.48	21d	1	1.37mi
2182 Timberwood Cir S Unit 1 Tallahassee, FL	3.0	2.5	1280	$1,599	$1.25	21d	1	1.38mi
1327 Jackson Bluff Rd Tallahassee, FL	2.0–4.0	2.0	1450	$895	$0.62	21d	1	1.41mi
414 Prince St Tallahassee, FL	4.0	2.0	1600	$1,600	$1.00	21d	1	1.42mi
1313 N Gadsden St Unit 2 Tallahassee, FL	3.0	1.0	1678	$3,500	$2.09	21d	1	1.49mi
1560 San Luis Rd Tallahassee, FL	3.0	3.5	1500	$774	$0.52	21d	22	1.50mi

Listing history 21 events

1. 2026-06-18
   remarks 322-char remark
2. 2026-06-18
   pricedays on market $149,900 Active 58 DOM
3. 2026-06-17
   days on market $169,000 Active 57 DOM
4. 2026-06-16
   days on market $169,000 Active 56 DOM
5. 2026-06-15
   days on market $169,000 Active 55 DOM
6. 2026-06-14
   days on market $169,000 Active 53 DOM
7. 2026-06-10
   days on market $169,000 Active 50 DOM
8. 2026-06-09
   days on market $169,000 Active 49 DOM
9. 2026-06-08
   days on market $169,000 Active 48 DOM
10. 2026-06-07
    days on market $169,000 Active 47 DOM
11. 2026-06-05
    days on market $169,000 Active 44 DOM
12. 2026-06-03
    days on market $169,000 Active 43 DOM
13. 2026-06-02
    days on market $169,000 Active 42 DOM
14. 2026-06-01
    days on market $169,000 Active 41 DOM
15. 2026-05-31
    days on market $169,000 Active 40 DOM
16. 2026-05-30
    days on market $169,000 Active 39 DOM
17. 2026-04-21
    listed $169,000 Active
18. 2018-05-16
    soldstatus $69,560 838-char remark

    Show marketing remark (838 chars)

    * * Multiple offer situation Please submit Highest and Best offer to the website by noon 4/5/2018 * * Large partial brick home with mature landscaping! Home features a spacious living room and a kitchen ready for the appliances of your choice. All bedrooms are well sized, and property is not far from FSU. Excellent value for a larger home with 4 bedrooms/2.5 bathrooms near universities. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. Employees and family members residing with employees of JPMorgan Chase Bank, N. A, its affiliates or subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned by JPMorgan Chase Bank, N. A. A technology fee will apply to the buyer’s agent upon consummation of a sale.

19. 2018-03-23
    listed $66,560 838-char remark

    Show marketing remark (838 chars)

    * * Multiple offer situation Please submit Highest and Best offer to the website by noon 4/5/2018 * * Large partial brick home with mature landscaping! Home features a spacious living room and a kitchen ready for the appliances of your choice. All bedrooms are well sized, and property is not far from FSU. Excellent value for a larger home with 4 bedrooms/2.5 bathrooms near universities. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. Employees and family members residing with employees of JPMorgan Chase Bank, N. A, its affiliates or subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned by JPMorgan Chase Bank, N. A. A technology fee will apply to the buyer’s agent upon consummation of a sale.

20. 2014-12-22
    historical
21. 2014-01-08
    listed $50,000

ⓘ 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: $2,986 · $249/mo
• Projected year-2 tax: $2,986 · $249/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 · 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: $24,386
• − Mortgage interest: −$8,397
• − Property taxes: −$2,986
• − Insurance: −$750
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$4,361
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $5,138/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

+238.0% since first listed

5 events — show timeline

• 2026-04-21 Listed $169,000 CATRS
• 2018-05-16 Sold (MLS) $69,560 CATRS
• 2018-03-23 Listed $66,560 CATRS
• 2014-12-22 Listing Removed — CATRS
• 2014-01-08 Listed $50,000 CATRS

Property tax history

+6.4%/yr

Latest (2025): $2,986 · +9.2% YoY. Source: county tax records.