1845 Acorn Ridge Trl · Bradfordville, FL 32312

$300,000

4 bd · 2.0 ba · 1,847 sqft · SingleFamily · 264 Days on market

Built 2005 5,662 sqft lot Est $432k · 31% under $11/mo HOA ↓ 14% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE! NEW GARAGE DOOR! Lovely home now available in Sable Chase: 1845 Acorn Ridge for just $310,000 features 4 bedrooms, 2 baths, an open concept and split floor plan, spacious kitchen, and a large primary suite with double sinks, garden tub, and shower. Includes a screened porch, 2-car garage, and is conveniently located right off Bannerman. Schedule your visit today!

Key facts

• Open concept
• Spacious kitchen
• Screened porch

Tags

• OPEN CONCEPT
• SPACIOUS KITCHEN
• SCREENED PORCH
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Monthly association fee of $130 covering common areas

Exterior

• Parking: 2-car garage (detached or attached not specified)
• Utilities: Paved road access
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Brick construction; Slab foundation
• Exterior features: Porch; Screened porch

Interior

• Kitchen: Stove; Microwave; Dishwasher
• Bedrooms: Bedroom 2 (12x12); Bedroom 3 (11x10); Bedroom 4 (11x10)
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for heating; Central air conditioning; Electric cooling
• Interior features: Garden tub/Roman tub; Stall shower; Screened porch

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-15 ($-181/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (11.0% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.0% in Bradfordville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Killearn Lakes Elementary School (math 74% / reading 78%, grade A, #198 of 2,144 statewide, top 10%, 777 students, 17% FRL); Deerlake Middle School (math 81% / reading 73%, grade A, #28 of 571 statewide, top 5%, 894 students, 16% FRL); Lawton Chiles High School (math 62% / reading 72%, grade B, #69 of 667 statewide, top 11%, 1,900 students, 12% FRL) — zoned schools average 15% FRL vs 45% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 50% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Leon average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 192 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 264 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $264,000 (12.0% 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 264 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $432,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1841 Acorn Ridge Trl	0.01mi	4/2.0	1,759 (-5%)	1mo	$325,000	$185	91
1795 Acorn Ridge Trl	0.12mi	4/2.0	1,999 (+8%)	3mo	$375,000	$188	78
8760 Greenridge Ln	0.27mi	4/3.5	2,035 (+10%)	1mo	$499,000	$245	64
1442 Landon Hills Dr	0.30mi	3/2.5 (-1)	1,622 (-12%)	2mo	$401,234	$247	57
1500 Summerbrooke Dr	0.70mi	3/2.5 (-1)	1,873 (+1%)	4mo	$535,508	$286	54
1452 Summerbrooke Dr	0.70mi	3/2.5 (-1)	1,873 (+1%)	5mo	$521,509	$278	54
1724 Broken Bow Trail Trl	0.40mi	5/3.0 (+1)	2,098 (+14%)	3mo	$340,000	$162	47
1899 Folkstone Rd	0.68mi	3/2.0 (-1)	1,648 (-11%)	6mo	$332,000	$201	41
8618 Milford Ct	0.72mi	3/2.0 (-1)	1,617 (-12%)	1mo	$350,000	$216	40
7857 Briarcreek Rd	0.72mi	4/2.0	2,119 (+15%)	2mo	$495,000	$234	40
8312 Innsbrook Dr	0.70mi	3/2.0 (-1)	1,628 (-12%)	4mo	$350,000	$215	39
1484 Summerbrooke Dr	0.70mi	4/3.5	2,055 (+11%)	4mo	$563,244	$274	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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-52,555
• Equity at exit: $44,731

10-year hold

• IRR: -12.5%
• Equity multiple: 0.30×
• Total profit: $-58,955
• Equity at exit: $25,939

Cash invested: $84,000 (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 32312

• Rents YoY: 1.9%
• Active inventory: 192
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,670 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$415 /mo · $4,978/yr
• Insurance: −$125
• HOA: −$11
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-15

Break-even live

Break-even rent $2,689

Max offer price $297,338

Occupancy floor 96%

Sensitivity live

Price	-10% $155	-5% $70	+0% $-15	+5% $-100	+10% $-185
Rent	-10% $-226	-5% $-121	+0% $-15	+5% $90	+10% $196
Rate	-1.0pp $136	-0.5pp $61	base $-15	+0.5pp $-93	+1.0pp $-172

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8311 Hunters Ridge Trl Tallahassee, FL	3.0	2.0	1400	$2,399	$1.71	15d	1	0.32mi
9306 Tuscany Dr Unit NA Tallahassee, FL	3.0	2.0	1472	$2,700	$1.83	23d	1	0.91mi
7720 Bass Ridge Trl Tallahassee, FL	3.0	2.0	1583	$1,950	$1.23	15d	1	1.38mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 26 events

1. 2026-06-22
   days on market $300,000 Active 264 DOM
2. 2026-06-18
   days on market $300,000 Active 261 DOM
3. 2026-06-17
   days on market $300,000 Active 260 DOM
4. 2026-06-16
   days on market $300,000 Active 259 DOM
5. 2026-06-15
   days on market $300,000 Active 258 DOM
6. 2026-06-14
   days on market $300,000 Active 256 DOM
7. 2026-06-10
   days on market $300,000 Active 253 DOM
8. 2026-06-09
   days on market $300,000 Active 252 DOM
9. 2026-06-08
   days on market $300,000 Active 251 DOM
10. 2026-06-07
    days on market $300,000 Active 250 DOM
11. 2026-06-05
    days on market $300,000 Active 247 DOM
12. 2026-06-03
    days on market $300,000 Active 246 DOM
13. 2026-06-02
    days on market $300,000 Active 245 DOM
14. 2026-06-01
    days on market $300,000 Active 244 DOM
15. 2026-05-31
    days on market $300,000 Active 243 DOM
16. 2026-05-30
    days on market $300,000 Active 242 DOM
17. 2026-05-18
    price $300,000
18. 2026-04-15
    price $310,000
19. 2026-03-10
    price $320,000
20. 2026-02-05
    price $330,000
21. 2025-12-26
    status Active
22. 2025-12-22
    historical
23. 2025-12-07
    status Active
24. 2025-12-07
    historical
25. 2025-11-11
    price $340,000
26. 2025-09-26
    listed $350,000 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: $4,978 · $415/mo
• Projected year-2 tax: $4,978 · $415/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,035
• − Mortgage interest: −$16,805
• − Property taxes: −$4,978
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − HOA: −$132
• − Depreciation: −$8,727
• Taxable loss: −$5,232
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $1,075/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 — Bradfordville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bradfordville, FL
• County: Leon County · 294,472 people
• City population: 31,966
• Metro: Tallahassee, FL
• Population (ZIP): 32,216
• Household income: $123,032
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 630.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 6% Two or more races 5% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Italian 4% Serbian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Chinese 2% Other Asian/Pacific 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: ▼ -211.79%
• Current HPI: 240.8961
• Rent YoY: ▲ 1.85%
• 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

-14.3% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $300,000 CATRS
• 2026-04-15 Price Changed $310,000 CATRS
• 2026-03-10 Price Changed $320,000 CATRS
• 2026-02-05 Price Changed $330,000 CATRS
• 2025-12-26 Relisted — CATRS
• 2025-12-22 Listing Removed — CATRS
• 2025-12-07 Relisted — CATRS
• 2025-12-07 Listing Removed — CATRS
• 2025-11-11 Price Changed $340,000 CATRS
• 2025-09-26 Listed $350,000 CATRS