5282 Mcneill Blvd · Tallahassee, FL 32305

$54,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 192 Days on market

Built 1973 3,920 sqft lot ↓ 38% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A little love and repairs needed for this cute 3/1 to make it your own! Bones are there! New Roof! Newly rewired!

Key facts

• New roof
• 3,920 sq ft lot
• Parking

Tags

• NEW ROOF

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Septic tank sewer
• Home design: Single-story; Crawlspace foundation
• Construction: Wood siding construction
• Exterior features: Unimproved road surface

Interior

• Kitchen: Kitchen (9x11)
• Bedrooms: Bedroom 2 (9x11); Bedroom 3 (9x10)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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: 105 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 40% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1973 — 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: 2.95% ✓
• Cap rate: 24.96%
• Cash-on-cash: 66.67%
• DSCR: 3.97
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $187,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4616 Twin Oaks Dr	0.35mi	3/1.0	1,242 (+2%)	5mo	$164,000	$132	78
4604 Twin Oaks Dr	0.31mi	3/1.0	1,242 (+2%)	6mo	$179,900	$145	78
263 White Oak Dr	0.37mi	4/2.0 (+1)	1,242 (+2%)	3mo	$213,000	$171	69
3717 Shoreline Dr	0.54mi	3/2.0	1,262 (+3%)	9mo	$131,000	$104	58
804 Peggy Dr	0.59mi	3/1.0	1,244 (+2%)	18mo	$190,000	$153	55
248 Briley Ct	0.49mi	3/2.0	1,267 (+4%)	17mo	$238,000	$188	54
143 Ross Rd	0.72mi	3/1.0	1,118 (-9%)	1mo	$80,000	$72	51
3626 S Lakewood Dr	0.52mi	4/2.0 (+1)	1,125 (-8%)	7mo	$199,900	$178	48
3621 S Lakewood Dr	0.55mi	3/2.0	1,393 (+14%)	2mo	$146,000	$105	45
279 Ayers Ct	0.59mi	3/2.0	1,327 (+8%)	11mo	$283,000	$213	45
814 Annawood Dr	0.68mi	3/2.0	1,292 (+6%)	14mo	$110,000	$85	43
155 Ross Rd	0.70mi	3/2.0	1,366 (+12%)	2mo	$268,000	$196	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.0%
• Equity multiple: 3.96×
• Total profit: $45,549
• Equity at exit: $8,186

10-year hold

• IRR: 70.3%
• Equity multiple: 8.15×
• Total profit: $109,915
• Equity at exit: $4,747

Cash invested: $15,372 (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 32305

• Home prices YoY: -22.5%
• Active inventory: 105
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$288
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $854

Break-even live

Break-even rent $537

Max offer price $54,900

Occupancy floor 42%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4768 Woodville Hwy Tallahassee, FL	1.0–3.0	1.0–2.0	1201	$1,600	$1.33	13d	1	0.87mi
301 Gaile Ave Tallahassee, FL	3.0	1.0	1009	$1,400	$1.39	13d	1	0.90mi
4787 Cypress Brooke Way Tallahassee, FL	3.0	2.0	1220	$1,799	$1.47	21d	1	1.22mi
5015 Oleander Dr Tallahassee, FL	2.0	1.0	750	$895	$1.19	13d	1	1.32mi
916 Saddle Creek Run Tallahassee, FL	4.0	2.0	1399	$1,750	$1.25	13d	1	1.33mi

Listing history 21 events

1. 2026-06-18
   pricedays on market $54,900 Active 192 DOM
2. 2026-06-17
   days on market $64,900 Active 191 DOM
3. 2026-06-16
   days on market $64,900 Active 190 DOM
4. 2026-06-15
   days on market $64,900 Active 189 DOM
5. 2026-06-14
   days on market $64,900 Active 187 DOM
6. 2026-06-10
   days on market $64,900 Active 184 DOM
7. 2026-06-09
   days on market $64,900 Active 183 DOM
8. 2026-06-08
   days on market $64,900 Active 182 DOM
9. 2026-06-07
   days on market $64,900 Active 181 DOM
10. 2026-06-05
    days on market $64,900 Active 178 DOM
11. 2026-06-03
    days on market $64,900 Active 177 DOM
12. 2026-06-02
    days on market $64,900 Active 176 DOM
13. 2026-06-01
    days on market $64,900 Active 175 DOM
14. 2026-05-31
    days on market $64,900 Active 174 DOM
15. 2026-05-30
    days on market $64,900 Active 173 DOM
16. 2026-05-09
    price $64,900
17. 2026-04-09
    price $74,900
18. 2026-03-23
    price $89,900
19. 2026-02-20
    price $94,900
20. 2025-12-19
    price $109,900
21. 2025-12-05
    listed $104,900 Active

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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 ≥109°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,422
• − Mortgage interest: −$3,075
• − Property taxes: −$1,366
• − Insurance: −$274
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$1,597
• Taxable income: $10,002
• Est. tax owed @ 24.0%: −$2,400
• After-tax cash flow: $7,848/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

• County: Leon County · 294,472 people
• City population: 294,472
• Metro: Tallahassee, FL
• Population (ZIP): 19,384
• Household income: $48,045
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 654.0

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 0.57)
• Race & ethnicity: Black 57% White 33% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 1% Hispanic 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -63.40%
• Current HPI: 218.4834
• 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

-38.1% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $64,900 CATRS
• 2026-04-09 Price Changed $74,900 CATRS
• 2026-03-23 Price Changed $89,900 CATRS
• 2026-02-20 Price Changed $94,900 CATRS
• 2025-12-19 Price Changed $109,900 CATRS
• 2025-12-05 Listed $104,900 CATRS

Property tax history

+16.0%/yr

Latest (2025): $1,366 · +3.2% YoY. Source: county tax records.