2490 Talco Hills Dr Unit A · Tallahassee, FL 32303

$148,000

2 bd · 1.5 ba · 928 sqft · Townhouse public records · 3 Days on market

Built 1984 3,049 sqft lot Est $142k · at est.

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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 +12.5/30.0
• ARV discount +5.6/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great end unit townhouse close to everything. Need 24 hrs notice to show. Seller may assist with closing costs for the right buyer. Tenant is on a month to month basis.

Key facts

• Fresh paint
• End unit
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• DURABLE VINYL PLANK FLOORING
• FRESH PAINT
• END UNIT
• PRIVATE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electric heating and cooling
• Home design: Two-story; Brick and vinyl siding
• Construction: Brick and vinyl siding construction
• Exterior features: Partial fencing; Paved, publicly maintained road; Curbs and gutters

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 — 12 x 10
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central air; Ceiling fans
• Interior features: Tray ceilings; Vaulted ceilings; Upper-level primary bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $148k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (14.1% below list).
• Recommended offer: $127k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Astoria Park Elementary School (math 23% / reading 28%, grade F, #2,025 of 2,144 statewide, top 95%, 527 students, 80% FRL); Griffin Middle School (math 16% / reading 25%, grade F, #556 of 571 statewide, top 98%, 532 students, 77% FRL); Amos P. Godby High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,444 students, 63% FRL) — zoned schools average 74% FRL vs 45% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Leon average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.1%/yr); 238 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.
• Current owner paid $118k; 25% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,124 (14.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $141,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2290 Hartsfield Way	0.40mi	2/1.0	914 (-2%)	4mo	$90,000	$98	74
2422 Talco Hills Dr	0.18mi	2/2.0	1,019 (+10%)	2mo	$135,000	$132	71
1986 Portland Ave	0.13mi	2/1.5	1,044 (+12%)	3mo	$160,000	$153	71
2378 Hartsfield Way	0.31mi	2/1.5	864 (-7%)	6mo	$150,000	$174	69
2415 Talco Hills Dr	0.19mi	2/2.0	1,008 (+9%)	8mo	$154,275	$153	68
1846 Sylvan Ct	0.61mi	2/1.5	896 (-3%)	3mo	$135,000	$151	63
2350 Hartsfield Way	0.33mi	2/1.0	816 (-12%)	2mo	$112,500	$138	61
1610 Misty Garden Way	0.68mi	2/1.0	948 (+2%)	3mo	$165,000	$174	61
3022 Homewood Pl	0.71mi	2/1.5	941 (+1%)	5mo	$165,000	$175	61
1837 Meriadoc Rd	0.70mi	2/2.0	981 (+6%)	6mo	$135,000	$138	51
2331 Via Sardinia St	0.70mi	2/2.0	1,008 (+9%)	6mo	$168,000	$167	46
2706 Via Milano Ave Unit A	0.75mi	2/2.0	1,008 (+9%)	8mo	$175,000	$174	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-25,106
• Equity at exit: $22,067

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-22,818
• Equity at exit: $12,796

Cash invested: $41,440 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$776
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-20

Break-even live

Break-even rent $1,297

Max offer price $144,402

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $22	+0% $-20	+5% $-62	+10% $-104
Rent	-10% $-121	-5% $-71	+0% $-20	+5% $30	+10% $80
Rate	-1.0pp $54	-0.5pp $17	base $-20	+0.5pp $-59	+1.0pp $-98

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2412 Atlas Rd Tallahassee, FL	3.0	1.5	1081	$1,200	$1.11	23d	1	0.21mi
2401 Atlas Rd Unit B Tallahassee, FL	2.0	1.0	900	$1,100	$1.22	23d	1	0.26mi
2350 Wanda Way Tallahassee, FL	2.0–3.0	1.0	861	$1,200	$1.39	23d	1	0.36mi
2677 Old Bainbridge Rd Tallahassee, FL	1.0–3.0	1.5–3.5	1395	$1,586	$1.14	15d	28	0.56mi
1818 Sylvan Ct Unit D Tallahassee, FL	2.0	1.0	850	$1,200	$1.41	15d	1	0.63mi
1600 Pullen Rd Tallahassee, FL	1.0–2.0	1.0–2.0	875	$1,345	$1.54	15d	1	0.67mi
2327 Parrot Ln Tallahassee, FL	3.0	2.0	1088	$1,300	$1.19	23d	1	0.90mi
2259 Parrot Ln Tallahassee, FL	2.0	2.0	992	$1,275	$1.29	23d	1	0.90mi
2309 Old Bainbridge Rd Tallahassee, FL	1.0–2.0	1.0–2.0	798	$1,420	$1.78	15d	10	0.92mi
1447 Stone Rd Tallahassee, FL	1.0–3.0	1.0–2.0	890	$1,360	$1.53	23d	1	0.98mi
2301 Old Bainbridge Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1084	$1,200	$1.11	23d	1	1.01mi
1812 W Tharpe St Unit D Tallahassee, FL	1.0	1.0	650	$950	$1.46	23d	1	1.02mi
2749 Pecan Rd Tallahassee, FL	1.0–2.0	1.0–2.0	900	$1,300	$1.44	15d	1	1.20mi
1380 Ocala Rd Tallahassee, FL	1.0	1.0	700	$975	$1.39	23d	1	1.24mi
1210 Stone Rd Tallahassee, FL	2.0	2.0	1008	$1,200	$1.19	23d	1	1.29mi
1360 Ocala Rd Tallahassee, FL	2.0	1.0	800	$1,000	$1.25	23d	1	1.29mi
3875 Gaffney Loop Tallahassee, FL	2.0	2.0	984	$1,300	$1.32	23d	1	1.31mi
2765 W Tharpe St Tallahassee, FL	1.0–2.0	1.0	739	$1,000	$1.35	15d	1	1.36mi
1303 Ocala Rd Tallahassee, FL	1.0–4.0	1.0–2.0	1121	$1,320	$1.18	15d	48	1.40mi
2616 Mission Rd Tallahassee, FL	1.0–2.0	1.0	750	$1,195	$1.59	15d	12	1.46mi

Listing history 3 events

1. 2026-06-22
   days on market $148,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $148,000 Active 1 DOM

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 ≥108°F today · 20 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: $15,255
• − Mortgage interest: −$8,290
• − Property taxes: −$2,242
• − Insurance: −$740
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$4,305
• Taxable loss: −$2,764
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $419/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

+196.6% since first listed

11 events — show timeline

• 2026-06-16 Listed $148,000 CATRS
• 2022-12-29 Sold (Public Records) $118,000 Public Records
• 2022-12-28 Sold (MLS) $118,500 CATRS
• 2022-11-14 Contingent — CATRS
• 2022-11-10 Listed $115,000 CATRS
• 2022-11-04 Listing Removed — CATRS
• 2022-07-19 Price Changed $128,000 CATRS
• 2022-05-10 Listed $130,000 CATRS
• 2008-01-21 Listing Removed — CATRS
• 2007-07-24 Listed $110,000 CATRS
• 1998-03-03 Sold (Public Records) $49,900 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,242 · +10.6% YoY. Source: county tax records.