3317 Sawtooth Dr · Tallahassee, FL 32303

$184,900

3 bd · 3.0 ba · 1,338 sqft · Townhouse public records · 33 Days on market

Built 2005 2,178 sqft lot Est $165k · 12% over $21/mo HOA · 1% 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 +18.4/30.0
• DSCR +5.8/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert! This well cared for 3 Bedroom 3 Full bath westside Townhome. New Roof 2024 . HVAC , Private fenced back yard and nice shed in back. Freshly pressure washed and carpets being cleaned. Beautiful lake with walking path for residents

Key facts

• New roof
• $21 HOA
• Parking

Tags

• NEW ROOF
• PRIVATE FENCED BACK YARD
• WALKING PATH FOR RESIDENTS

Property features AI

Finance

• HOA & community: Monthly association fee of $250; Association maintains common areas and grounds

Exterior

• Parking: Driveway
• Home design: Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Fully fenced yard; Privacy fencing; Paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range
• Bedrooms: Bedroom 2 — 13 x 10; Bedroom 3 — 12 x 11; Additional bedroom — 13 x 13
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Heat pump; Central air conditioning; Ceiling fans
• Interior features: Tray ceilings; High ceilings; Vaulted ceilings; Primary bedroom on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $164k (11.3% below list).
• Recommended offer: $164k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 (+3.1%/yr); 238 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $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 33 days — a 3% lower offer ($179k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,946 (11.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.89% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $164,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3361 Sawtooth Dr	0.05mi	3/3.0	1,338 (0%)	2mo	$185,000	$138	96
3320 Sugar Berry Way	0.08mi	3/3.0	1,338 (0%)	1mo	$179,000	$134	95
3326 Sawtooth Dr	0.03mi	3/3.0	1,383 (+3%)	6mo	$162,000	$117	88
4434 Gearhart Rd #1704	0.42mi	3/3.0	1,344 (+0%)	1mo	$172,500	$128	79
4434 Gearhart Rd #2902	0.36mi	3/3.0	1,344 (+0%)	6mo	$155,000	$115	78
4434 Gearhart Rd #1801	0.41mi	3/3.0	1,344 (+0%)	4mo	$165,000	$123	77
4434 Gearhart Rd #3604	0.38mi	3/2.0	1,344 (+0%)	6mo	$155,000	$115	72
4434 Gearhart Rd #2904	0.36mi	2/2.0 (-1)	1,344 (+0%)	2mo	$165,000	$123	72
4434 Gearhart Rd #1601	0.42mi	3/2.0	1,344 (+0%)	5mo	$175,000	$130	72
4434 Gearhart Rd #2704	0.35mi	2/2.0 (-1)	1,344 (+0%)	6mo	$151,000	$112	68
4434 Gearhart Rd #5304	0.41mi	2/2.0 (-1)	1,344 (+0%)	5mo	$148,000	$110	67
3156 Huntington Woods	0.63mi	2/2.0 (-1)	1,166 (-13%)	1mo	$170,000	$146	39

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-18,904
• Equity at exit: $27,569

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,857
• Equity at exit: $15,987

Cash invested: $51,772 (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 32303

• Rents YoY: 3.1%
• Active inventory: 238
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$970
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$77
• HOA: −$21
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $172

Break-even live

Break-even rent $1,422

Max offer price $184,900

Occupancy floor 85%

Sensitivity live

Price	-10% $276	-5% $224	+0% $172	+5% $119	+10% $67
Rent	-10% $42	-5% $107	+0% $172	+5% $236	+10% $301
Rate	-1.0pp $265	-0.5pp $219	base $172	+0.5pp $124	+1.0pp $75

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Sugar Berry Way #1 Tallahassee, FL	3.0	3.0	1338	$1,500	$1.12	21d	1	0.07mi
3875 Gaffney Loop Tallahassee, FL	2.0	2.0	984	$1,300	$1.32	21d	1	0.26mi
2626 Faversham Dr Tallahassee, FL	3.0	2.0	1440	$1,850	$1.28	14d	1	0.92mi
2295 Del Carmel Way Tallahassee, FL	4.0	3.0	1802	$1,750	$0.97	21d	1	1.04mi
2295 Del Carmel Way Tallahassee, FL	4.0	3.0	1802	$1,750	$0.97	14d	1	1.04mi
2281 Del Carmel Way Tallahassee, FL	3.0	3.0	1280	$1,599	$1.25	21d	1	1.07mi
3400 Old Bainbridge Rd #203 Tallahassee, FL	3.0	3.0	1368	$1,650	$1.21	21d	1	1.09mi
2222 Del Carmel Way Unit 2226 Tallahassee, FL	3.0	3.0	1280	$1,650	$1.29	21d	1	1.13mi
2222 Del Carmel Way Tallahassee, FL	3.0	3.0	1280	$1,650	$1.29	14d	1	1.13mi
2227 Willie Vause Rd Unit B Tallahassee, FL	3.0	2.0	1650	$2,300	$1.39	21d	1	1.15mi
3380 Fred George Rd Tallahassee, FL	1.0–3.0	1.0–2.0	895	$1,700	$1.90	14d	9	1.18mi
2772 Westbrook Ct Tallahassee, FL	3.0	3.0	1325	$1,600	$1.21	14d	1	1.39mi
2749 Pecan Rd Tallahassee, FL	1.0–2.0	1.0–2.0	900	$1,300	$1.44	14d	1	1.41mi
850 Capital Walk Dr Tallahassee, FL	1.0–3.0	1.0–2.0	1152	$1,599	$1.39	14d	21	1.42mi
2022 Trimble Rd Apt 1 Tallahassee, FL	4.0	3.5	1841	$2,250	$1.22	21d	1	1.49mi
2022 Trimble Rd Apt 1 Tallahassee, FL	4.0	3.5	1841	$775	$0.42	14d	1	1.49mi
2022 Trimble Rd Apt 3 Tallahassee, FL	3.0	3.0	1192	$700	$0.59	21d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 16 events

1. 2026-06-18
   days on market $184,900 Active 33 DOM
2. 2026-06-17
   days on market $184,900 Active 32 DOM
3. 2026-06-16
   days on market $184,900 Active 31 DOM
4. 2026-06-15
   days on market $184,900 Active 30 DOM
5. 2026-06-14
   days on market $184,900 Active 28 DOM
6. 2026-06-10
   days on market $184,900 Active 25 DOM
7. 2026-06-09
   days on market $184,900 Active 24 DOM
8. 2026-06-08
   days on market $184,900 Active 23 DOM
9. 2026-06-07
   days on market $184,900 Active 22 DOM
10. 2026-06-05
    days on market $184,900 Active 19 DOM
11. 2026-06-03
    days on market $184,900 Active 18 DOM
12. 2026-06-02
    days on market $184,900 Active 17 DOM
13. 2026-06-01
    days on market $184,900 Active 16 DOM
14. 2026-05-31
    days on market $184,900 Active 15 DOM
15. 2026-05-30
    days on market $184,900 Active 14 DOM
16. 2026-05-16
    listed $190,000 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: $671 · $56/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$864/yr (+$72/mo · 128.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $19,674
• − Mortgage interest: −$10,357
• − Property taxes: −$671
• − Insurance: −$924
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$252
• − Depreciation: −$5,379
• Taxable loss: −$1,058
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $2,313/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): 49,785
• Household income: $62,275
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 2919.0

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 0.63)
• Race & ethnicity: White 50% Black 34% Hispanic / Latino 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 5% Arabic 1% 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: ▼ -255.24%
• Current HPI: 241.3131
• Rent YoY: ▲ 3.12%
• 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

1 event — show timeline

• 2026-05-16 Listed $190,000 CATRS

Property tax history

+1.2%/yr

Latest (2025): $671 · +4.9% YoY. Source: county tax records.