5628 Jacksons Gap Rd · Tallahassee, FL 32317

$395,999

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 79 Days on market

Built 2010 6,969 sqft lot Est $411k · at est. $13/mo HOA

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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 +11.5/30.0
• ARV discount +9.1/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to buy in quiet, upscale Jacksons Gap Subdivision in NE Tallahassee! A stunning Craftsman style, turn-key home with all the upgrades, and a calming, neutral interior color scheme to contrast the daily chaos. Well- appointed, this meticulous home is all class with tray ceilings in the spacious Grande room and gorgeous, true hardwood flooring! 3-bedroom, 2 full bath split bedroom floor plan includes an oversized office, play or study room with privacy door. Kitchen boasts granite counters with newer LG stainless appliances (2019/2020) and bar seating with dazzling pendant lighting! Keep dirt where it belongs with newer Energy Star washer/dryer (2021) in your mudroom and drop zone off the two-car garage, adjacent to the family tech center! Primary ensuite with garden jetted tub, double sink vanity and walk-in shower! Spacious bedrooms with substantial walk-in closets throughout! FGBC Green Certified & Energy Star Rated w/ Rinnai gas tankless water-heater. Irrigation system and mature landscaping. Privacy fenced, grassy and expansive backyard for entertaining and play. Destress after work with a short walk to the community public library, playground or park with lake and walking trails for family and fur baby fun! 2 min drive to Buck Lake Elementary and 4 min to Swift Creek Middle. Close to restaurants, shopping and Costco!

Key facts

• Curated garden beds
• 2025 hvac system
• Manicured yard

Tags

• MANICURED YARD
• CURATED GARDEN BEDS
• ROCKING CHAIR FRONT PORCH
• TWO-CAR GARAGE
• BUILT-IN STORAGE
• 2025 HVAC SYSTEM

Property features AI

Finance

• HOA & community: Association fee of $150 (includes common areas); Community features: curbs, gutters, street lights, sidewalks

Exterior

• Parking: 2-car garage
• Security: Owned security system; Privacy fencing
• Utilities: Public sewer; Public maintained paved road
• Home design: Single-story; Brick and vinyl siding exterior; Slab foundation
• Construction: Built with brick and vinyl siding; Slab foundation
• Exterior features: Sprinkler/irrigation system; Satellite dish; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Oven; Range; Refrigerator; Pantry
• Bedrooms: Bedroom 2 (12x11); Bedroom 3 (14x12)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Tray ceilings; High ceilings; Vaulted ceilings; Jetted tub; Pantry; Split bedroom layout; Sunroom; Walk-in closets
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $396k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (20.3% below list).
• Recommended offer: $315k (20.3% 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: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 79 days — a 6% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

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 $315,416 (20.3% 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 79 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $411,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5672 Native Oak Dr	0.11mi	3/2.5	1,802 (+2%)	6mo	$416,512	$231	84
5680 Native Oak Dr	0.12mi	3/2.5	1,802 (+2%)	6mo	$416,512	$231	84
5642 Fletcher Oaks Dr	0.21mi	3/2.5	1,804 (+2%)	2mo	$393,000	$218	83
5664 Native Oak Dr	0.11mi	3/2.5	1,622 (-8%)	6mo	$377,893	$233	74
5676 Native Oak Dr	0.11mi	3/2.5	1,622 (-8%)	6mo	$377,893	$233	74
5684 Native Oak Dr	0.12mi	3/2.5	1,622 (-8%)	6mo	$387,193	$239	74
5249 Old Retreat Way	0.43mi	3/2.5	1,722 (-2%)	3mo	$448,500	$260	71
1313 Lansdowne Rd	0.30mi	3/2.0	1,624 (-8%)	6mo	$302,500	$186	68
5152 Royal Fern Circle Cir	0.50mi	3/2.5	1,912 (+8%)	4mo	$465,000	$243	58
5430 Pedrick Crossing Dr	0.42mi	3/2.5	2,008 (+14%)	0mo	$404,000	$201	55
1565 E Blockford Ct	0.45mi	4/2.0 (+1)	1,963 (+11%)	6mo	$370,000	$188	50
5219 Old Retreat Way	0.51mi	4/2.5 (+1)	1,997 (+13%)	2mo	$475,000	$238	46

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-72,391
• Equity at exit: $59,045

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-73,690
• Equity at exit: $34,239

Cash invested: $110,880 (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 32317

• Home prices YoY: -26.5%
• Active inventory: 91
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,154 medium
• Mortgage (P&I): −$2,077
• Tax from tax record: −$366 /mo · $4,390/yr
• Insurance: −$165
• HOA: −$13
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-129

Break-even live

Break-even rent $3,317

Max offer price $373,259

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: $99,000
• Closing costs: $11,880
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Wagon Wheel Cir E Tallahassee, FL	3.0	2.0	1798	$2,399	$1.33	14d	1	0.90mi
308 Dahlonega Dr Tallahassee, FL	4.0	3.0	1881	$3,600	$1.91	21d	1	1.08mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: watergaslandscaping

Listing history 25 events

1. 2026-06-18
   days on market $395,999 Active 79 DOM
2. 2026-06-17
   days on market $395,999 Active 78 DOM
3. 2026-06-16
   days on market $395,999 Active 77 DOM
4. 2026-06-15
   days on market $395,999 Active 76 DOM
5. 2026-06-14
   days on market $395,999 Active 74 DOM
6. 2026-06-10
   days on market $395,999 Active 71 DOM
7. 2026-06-09
   days on market $395,999 Active 70 DOM
8. 2026-06-08
   days on market $395,999 Active 69 DOM
9. 2026-06-07
   days on market $395,999 Active 68 DOM
10. 2026-06-05
    days on market $395,999 Active 65 DOM
11. 2026-06-03
    days on market $395,999 Active 64 DOM
12. 2026-06-02
    days on market $395,999 Active 63 DOM
13. 2026-06-01
    days on market $395,999 Active 62 DOM
14. 2026-05-31
    days on market $395,999 Active 61 DOM
15. 2026-05-30
    days on market $395,999 Active 60 DOM
16. 2026-04-17
    price $395,999
17. 2026-03-31
    listed $396,000 Active
18. 2023-03-22
    soldstatus $359,000
19. 2023-03-20
    soldstatus $359,000 Closed 1364-char remark

    Show marketing remark (1364 chars)

    Rare opportunity to buy in quiet, upscale Jacksons Gap Subdivision in NE Tallahassee! A stunning Craftsman style, turn-key home with all the upgrades, and a calming, neutral interior color scheme to contrast the daily chaos. Well- appointed, this meticulous home is all class with tray ceilings in the spacious Grande room and gorgeous, true hardwood flooring! 3-bedroom, 2 full bath split bedroom floor plan includes an oversized office, play or study room with privacy door. Kitchen boasts granite counters with newer LG stainless appliances (2019/2020) and bar seating with dazzling pendant lighting! Keep dirt where it belongs with newer Energy Star washer/dryer (2021) in your mudroom and drop zone off the two-car garage, adjacent to the family tech center! Primary ensuite with garden jetted tub, double sink vanity and walk-in shower! Spacious bedrooms with substantial walk-in closets throughout! FGBC Green Certified & Energy Star Rated w/ Rinnai gas tankless water-heater. Irrigation system and mature landscaping. Privacy fenced, grassy and expansive backyard for entertaining and play. Destress after work with a short walk to the community public library, playground or park with lake and walking trails for family and fur baby fun! 2 min drive to Buck Lake Elementary and 4 min to Swift Creek Middle. Close to restaurants, shopping and Costco!

20. 2023-02-19
    historical Active Under Contract 1364-char remark

    Show marketing remark (1364 chars)

    Rare opportunity to buy in quiet, upscale Jacksons Gap Subdivision in NE Tallahassee! A stunning Craftsman style, turn-key home with all the upgrades, and a calming, neutral interior color scheme to contrast the daily chaos. Well- appointed, this meticulous home is all class with tray ceilings in the spacious Grande room and gorgeous, true hardwood flooring! 3-bedroom, 2 full bath split bedroom floor plan includes an oversized office, play or study room with privacy door. Kitchen boasts granite counters with newer LG stainless appliances (2019/2020) and bar seating with dazzling pendant lighting! Keep dirt where it belongs with newer Energy Star washer/dryer (2021) in your mudroom and drop zone off the two-car garage, adjacent to the family tech center! Primary ensuite with garden jetted tub, double sink vanity and walk-in shower! Spacious bedrooms with substantial walk-in closets throughout! FGBC Green Certified & Energy Star Rated w/ Rinnai gas tankless water-heater. Irrigation system and mature landscaping. Privacy fenced, grassy and expansive backyard for entertaining and play. Destress after work with a short walk to the community public library, playground or park with lake and walking trails for family and fur baby fun! 2 min drive to Buck Lake Elementary and 4 min to Swift Creek Middle. Close to restaurants, shopping and Costco!

21. 2023-02-16
    listed $359,000 Active 1364-char remark

    Show marketing remark (1364 chars)

    Rare opportunity to buy in quiet, upscale Jacksons Gap Subdivision in NE Tallahassee! A stunning Craftsman style, turn-key home with all the upgrades, and a calming, neutral interior color scheme to contrast the daily chaos. Well- appointed, this meticulous home is all class with tray ceilings in the spacious Grande room and gorgeous, true hardwood flooring! 3-bedroom, 2 full bath split bedroom floor plan includes an oversized office, play or study room with privacy door. Kitchen boasts granite counters with newer LG stainless appliances (2019/2020) and bar seating with dazzling pendant lighting! Keep dirt where it belongs with newer Energy Star washer/dryer (2021) in your mudroom and drop zone off the two-car garage, adjacent to the family tech center! Primary ensuite with garden jetted tub, double sink vanity and walk-in shower! Spacious bedrooms with substantial walk-in closets throughout! FGBC Green Certified & Energy Star Rated w/ Rinnai gas tankless water-heater. Irrigation system and mature landscaping. Privacy fenced, grassy and expansive backyard for entertaining and play. Destress after work with a short walk to the community public library, playground or park with lake and walking trails for family and fur baby fun! 2 min drive to Buck Lake Elementary and 4 min to Swift Creek Middle. Close to restaurants, shopping and Costco!

22. 2014-12-29
    soldstatus $232,500
23. 2014-12-22
    soldstatus $232,500 704-char remark

    Show marketing remark (704 chars)

    Like-new construction without the hassle. Very well-maintained 3 bedroom, 2 bath Premier “Kirkland” model PLUS an enclosed back porch. You’ll love the gorgeous open kitchen with granite counters, stainless appliances, and attractive backsplash. Wood floors throughout most of the living areas. This home is FGBC Green Certified and Energy Star Rated. Garage has an extra storage/larger car bump out area and has been freshly painted. The drop zone/tech center area is perfect for staying organized! Why bother with the extra expenses and headaches of new construction? Super location close to A schools, library, shopping, and parks. Call, text, or email today to schedule your showing!

24. 2014-10-09
    listed $235,000 704-char remark

    Show marketing remark (704 chars)

    Like-new construction without the hassle. Very well-maintained 3 bedroom, 2 bath Premier “Kirkland” model PLUS an enclosed back porch. You’ll love the gorgeous open kitchen with granite counters, stainless appliances, and attractive backsplash. Wood floors throughout most of the living areas. This home is FGBC Green Certified and Energy Star Rated. Garage has an extra storage/larger car bump out area and has been freshly painted. The drop zone/tech center area is perfect for staying organized! Why bother with the extra expenses and headaches of new construction? Super location close to A schools, library, shopping, and parks. Call, text, or email today to schedule your showing!

25. 2010-06-21
    soldstatus $168,000

ⓘ 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: $4,390 · $366/mo
• Projected year-2 tax: $4,390 · $366/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,850
• − Mortgage interest: −$22,182
• − Property taxes: −$4,390
• − Insurance: −$1,980
• − Repairs & maintenance: −$3,028
• − Management: −$3,028
• − HOA: −$156
• − Depreciation: −$11,520
• Taxable loss: −$8,434
• Est. tax savings @ 24.0%: +$2,024
• After-tax cash flow: $480/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): 14,654
• Household income: $128,690
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 143.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 15% Hispanic / Latino 8% Two or more races 7% Asian 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -88.81%
• Current HPI: 246.3858
• 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

+135.7% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $395,999 CATRS
• 2026-03-31 Listed $396,000 CATRS
• 2023-03-22 Sold (Public Records) $359,000 Public Records
• 2023-03-20 Sold (MLS) $359,000 CATRS
• 2023-02-19 Contingent — CATRS
• 2023-02-16 Listed $359,000 CATRS
• 2014-12-29 Sold (Public Records) $232,500 Public Records
• 2014-12-22 Sold (MLS) $232,500 CATRS
• 2014-10-09 Listed $235,000 CATRS
• 2010-06-21 Sold (Public Records) $168,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,390 · +8.4% YoY. Source: county tax records.