258 White Oak Dr · Tallahassee, FL 32305

$185,000

4 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 58 Days on market

Built 1975 0.25 ac lot Est $210k · 12% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +12.8/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• 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 MLS

Home on cul de sac. Convenient to schools and shopping, located on the busline ready for your ideas. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

Key facts

• Concrete block house
• Split floor plan
• Freshly painted

Tags

• CONCRETE BLOCK HOUSE
• CUL-DE-SAC
• FRESHLY PAINTED
• SPLIT FLOOR PLAN
• LARGE SCREENED PORCH

Property features AI

Finance

• Financial info: Property is offered for sale
• HOA & community: Street lights in the community

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-story; Slab foundation
• Construction: Block and concrete construction
• Exterior features: Porch (screened); Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator; Stove
• Bedrooms: Bedroom 2 (13 x 11); Bedroom 3 (11 x 10); Bedroom 4 (10 x 9)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Split bedroom floor plan; Screened porch
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (0.6% below list).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• At $1,840/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 654% 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 $6k 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 58 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 48% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (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 1975 — 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: 0.99% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $209,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 White Oak Dr	0.03mi	4/2.0	1,242 (0%)	3mo	$213,000	$171	96
4616 Twin Oaks Dr	0.07mi	3/1.0 (-1)	1,242 (0%)	5mo	$164,000	$132	84
4604 Twin Oaks Dr	0.07mi	3/1.0 (-1)	1,242 (0%)	6mo	$179,900	$145	82
4622 Twin Oaks Dr	0.08mi	4/2.0	1,242 (0%)	19mo	$205,008	$165	81
248 Briley Ct	0.18mi	3/2.0 (-1)	1,267 (+2%)	17mo	$238,000	$188	70
274 Water Oak Dr	0.12mi	3/1.0 (-1)	1,284 (+3%)	19mo	$70,000	$55	64
279 Ayers Ct	0.26mi	3/2.0 (-1)	1,327 (+7%)	11mo	$283,000	$213	62
155 Ross Rd	0.43mi	3/2.0 (-1)	1,366 (+10%)	2mo	$268,000	$196	56
143 Ross Rd	0.45mi	3/1.0 (-1)	1,118 (-10%)	1mo	$80,000	$72	52
337 Carmen Rocio Way	0.72mi	3/2.0 (-1)	1,260 (+1%)	20mo	$245,000	$194	42
973 Balkin Rd	0.67mi	3/2.0 (-1)	1,300 (+5%)	21mo	$203,900	$157	39
5904 Orchid Seed Ln	0.73mi	3/2.0 (-1)	1,085 (-13%)	14mo	$183,000	$169	28

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-14,865
• Equity at exit: $27,584

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,487
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $237

Break-even live

Break-even rent $1,539

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	1	0.73mi
301 Gaile Ave Tallahassee, FL	3.0	1.0	1009	$1,400	$1.39	14d	1	1.20mi

Listing history 22 events

1. 2026-06-18
   days on market $185,000 Active 58 DOM
2. 2026-06-17
   days on market $185,000 Active 57 DOM
3. 2026-06-16
   days on market $185,000 Active 56 DOM
4. 2026-06-15
   days on market $185,000 Active 55 DOM
5. 2026-06-14
   days on market $185,000 Active 53 DOM
6. 2026-06-10
   pricedays on market $185,000 Active 50 DOM
7. 2026-06-09
   days on market $192,500 Active 49 DOM
8. 2026-06-08
   days on market $192,500 Active 48 DOM
9. 2026-06-07
   days on market $192,500 Active 47 DOM
10. 2026-06-05
    days on market $192,500 Active 44 DOM
11. 2026-06-03
    days on market $192,500 Active 43 DOM
12. 2026-06-02
    days on market $192,500 Active 42 DOM
13. 2026-06-01
    days on market $192,500 Active 41 DOM
14. 2026-05-31
    days on market $192,500 Active 40 DOM
15. 2026-05-30
    days on market $192,500 Active 39 DOM
16. 2026-05-18
    price $192,500
17. 2026-04-13
    listed $200,000 Active
18. 2023-06-09
    soldstatus $125,000
19. 2021-07-01
    soldstatus $100,000
20. 2016-04-08
    soldstatus $32,400
21. 2015-01-28
    soldstatus $20,500 198-char remark

    Show marketing remark (198 chars)

    Home on cul de sac. Convenient to schools and shopping, located on the busline ready for your ideas. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

22. 2014-10-22
    listed $24,900 198-char remark

    Show marketing remark (198 chars)

    Home on cul de sac. Convenient to schools and shopping, located on the busline ready for your ideas. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/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 5/10 Major
• 🌡 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: $22,078
• − Mortgage interest: −$10,363
• − Property taxes: −$2,025
• − Insurance: −$925
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$5,382
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,885/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

+673.1% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $192,500 CATRS
• 2026-04-13 Listed $200,000 CATRS
• 2023-06-09 Sold (Public Records) $125,000 Public Records
• 2021-07-01 Sold (Public Records) $100,000 Public Records
• 2016-04-08 Sold (Public Records) $32,400 Public Records
• 2015-01-28 Sold (MLS) $20,500 CATRS
• 2014-10-22 Listed $24,900 CATRS

Property tax history

+8.9%/yr

Latest (2025): $2,025 · +23.0% YoY. Source: county tax records.