1312 Indiana St · Tallahassee, FL 32304

$130,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 179 Days on market

Built 1962 5,227 sqft lot Est $135k · at est.

---

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 +23.2/30.0
• ARV discount +9.2/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover charm, efficiency, and modern updates in this beautifully refreshed 828-square-foot concrete block home that is located close to downtown, schools/universities, and lots of amenities. Solidly built and thoughtfully improved, this property is perfect for first-time buyers, downsizers, students, or anyone seeking a low-maintenance home in a central Tallahassee location. Move-in ready, well-built, and full of character, this gem is the perfect blend of value, comfort, and location. Efficient layout with a bright living area and easy maintenance yard. Convenient to FAMU, FSU, parks, shopping, and downtown.

Key facts

• Efficient layout
• 5,227 sq ft lot
• Parking

Tags

• EFFICIENT LAYOUT
• EASY MAINTENANCE YARD

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Driveway; Gated parking
• Utilities: Public sewer
• Home design: Single-story; Slab foundation; Block and concrete construction
• Construction: Block and concrete construction; Slab foundation
• Exterior features: Fully fenced yard; Public-maintained road access

Interior

• Kitchen: Oven; Range; Refrigerator; Kitchen (10x8)
• Bedrooms: Bedroom 2 (10x9); Bedroom 3 (9x11)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Carpet and laminate flooring; Living room; Family room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: John G Riley Elementary School (math 11% / reading 18%, grade F, #2,137 of 2,144 statewide, top 100%, 528 students, 81% 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 21% at this address vs 50% district-wide (-30 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 fast (+4.7%/yr); 142 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• At $1,382/mo this rent would consume 51% of the median local household income ($32k/yr) (locally 6995% 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 $899 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

• It's been on market 179 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $14k; list at $130k implies a 863% gain — meaningful room to come down on a strong offer.

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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.06% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $134,964
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1326 Volusia St	0.08mi	3/2.0	836 (+1%)	17mo	$136,250	$163	76
1233 Volusia St	0.16mi	3/2.0	868 (+5%)	15mo	$125,000	$144	68
1625 Old Bainbridge Rd	0.49mi	3/1.0	884 (+7%)	5mo	$85,000	$96	62
1124 Abraham St	0.39mi	2/1.0 (-1)	758 (-8%)	23mo	$141,000	$186	44
721 Simmons St	0.72mi	3/1.0	892 (+8%)	21mo	$185,000	$207	36
734 W 7th Ave	0.71mi	3/1.0	936 (+13%)	17mo	$50,250	$54	31

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,701
• Equity at exit: $19,383

10-year hold

• IRR: 8.8%
• Equity multiple: 1.72×
• Total profit: $26,199
• Equity at exit: $11,240

Cash invested: $36,400 (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 32304

• Home prices YoY: -21.2%
• Rents YoY: 4.7%
• Active inventory: 142
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$682
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $235

Break-even live

Break-even rent $1,085

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $309	-5% $272	+0% $235	+5% $198	+10% $162
Rent	-10% $126	-5% $181	+0% $235	+5% $290	+10% $344
Rate	-1.0pp $301	-0.5pp $268	base $235	+0.5pp $201	+1.0pp $167

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 W Tharpe St Tallahassee, FL	1.0–3.0	1.0–4.0	937	$1,676	$1.79	15d	21	0.24mi
1108 Greentree Ct Tallahassee, FL	2.0	2.0	888	$1,275	$1.44	23d	1	0.45mi
1111 High Rd Tallahassee, FL	2.0–3.0	2.0	1000	$1,594	$1.59	15d	11	0.50mi
1410 Nylic St Unit B Tallahassee, FL	2.0	1.0	550	$900	$1.64	15d	1	0.52mi
916 N Woodward Ave #1 Tallahassee, FL	2.0	1.0	794	$1,000	$1.26	15d	1	0.60mi
2020 Continental Ave Tallahassee, FL	1.0–2.0	1.0–1.5	850	$1,300	$1.53	23d	3	0.60mi
2060 Continental Ave Tallahassee, FL	1.0–3.0	1.0–2.5	1121	$1,185	$1.06	15d	26	0.73mi
1303 Ocala Rd Tallahassee, FL	1.0–4.0	1.0–2.0	1121	$1,445	$1.29	15d	48	0.75mi
1360 Ocala Rd Tallahassee, FL	2.0	1.0	800	$1,000	$1.25	23d	1	0.80mi
1001 Ocala Rd Tallahassee, FL	4.0	1.0–2.0	899	$642	$0.71	23d	6	0.82mi
322 Conradi St Tallahassee, FL	3.0	2.0	1100	$1,950	$1.77	23d	4	0.94mi
2301 Old Bainbridge Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1084	$1,600	$1.48	23d	1	0.97mi
1916 Nannette Dr Unit 1916 Tallahassee, FL	2.0	1.0	1000	$1,100	$1.10	15d	1	0.98mi
2309 Old Bainbridge Rd Tallahassee, FL	1.0–2.0	1.0–2.0	798	$1,420	$1.78	15d	10	1.07mi
1935 Dawsey St Unit 1935-2 Tallahassee, FL	2.0	1.0	875	$975	$1.11	15d	1	1.07mi
1447 Stone Rd Tallahassee, FL	1.0–3.0	1.0–2.0	890	$1,545	$1.74	23d	1	1.16mi
1210 Stone Rd Tallahassee, FL	2.0	2.0	1008	$1,200	$1.19	23d	1	1.20mi
1818 Sylvan Ct Unit D Tallahassee, FL	2.0	1.0	850	$1,200	$1.41	15d	1	1.22mi
412 W Brevard St Unit 412 Tallahassee, FL	3.0	2.0	900	$800	$0.89	23d	1	1.32mi
718 N Bronough St Tallahassee, FL	2.0	1.0	798	$1,100	$1.38	23d	1	1.38mi
2353 W Mission Rd Tallahassee, FL	2.0–3.0	2.0–2.5	1012	$1,450	$1.43	15d	11	1.39mi
2350 Horne Ave Unit 2 Tallahassee, FL	2.0	2.0	800	$995	$1.24	23d	1	1.41mi
220 Atkinson Dr Unit D Tallahassee, FL	2.0	1.0	928	$1,100	$1.19	23d	1	1.41mi
2259 Parrot Ln Tallahassee, FL	2.0	2.0	992	$1,275	$1.29	23d	1	1.42mi
2349 Horne Ave Unit C Tallahassee, FL	2.0	1.0	680	$1,100	$1.62	15d	1	1.42mi
2350 Wanda Way Tallahassee, FL	2.0–3.0	1.0	861	$1,400	$1.63	23d	1	1.43mi
2327 Parrot Ln Tallahassee, FL	3.0	2.0	1088	$1,300	$1.19	23d	1	1.46mi
1600 Pullen Rd Tallahassee, FL	1.0–2.0	1.0–2.0	875	$1,345	$1.54	15d	1	1.47mi
2401 Atlas Rd Unit B Tallahassee, FL	2.0	1.0	900	$1,100	$1.22	23d	1	1.47mi

Listing history 24 events

1. 2026-06-22
   days on market $130,000 Active 179 DOM
2. 2026-06-18
   pricestatusdays on market $130,000 Active 176 DOM
3. 2026-06-17
   days on market $137,000 Active Under Contract 175 DOM
4. 2026-06-16
   days on market $137,000 Active Under Contract 174 DOM
5. 2026-06-15
   days on market $137,000 Active Under Contract 173 DOM
6. 2026-06-14
   days on market $137,000 Active Under Contract 171 DOM
7. 2026-06-10
   days on market $137,000 Active Under Contract 168 DOM
8. 2026-06-09
   days on market $137,000 Active Under Contract 167 DOM
9. 2026-06-08
   days on market $137,000 Active Under Contract 166 DOM
10. 2026-06-07
    days on market $137,000 Active Under Contract 165 DOM
11. 2026-06-05
    days on market $137,000 Active Under Contract 162 DOM
12. 2026-06-03
    days on market $137,000 Active Under Contract 161 DOM
13. 2026-06-02
    days on market $137,000 Active Under Contract 160 DOM
14. 2026-06-01
    days on market $137,000 Active Under Contract 159 DOM
15. 2026-05-31
    days on market $137,000 Active Under Contract 158 DOM
16. 2026-05-30
    days on market $137,000 Active Under Contract 157 DOM
17. 2026-05-19
    historical Active Under Contract
18. 2026-03-12
    status Active
19. 2026-03-12
    price $137,000
20. 2026-03-12
    price $135,500
21. 2026-03-12
    price $137,000
22. 2026-02-02
    historical Active Under Contract
23. 2025-12-20
    listed $135,500 Active
24. 1993-09-08
    soldstatus $13,500

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/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 1/10 Low
• 🌡 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: $16,589
• − Mortgage interest: −$7,282
• − Property taxes: −$1,452
• − Insurance: −$650
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,782
• Taxable income: $769
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,638/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): 51,673
• Household income: $32,348
• Rent vs Own: 86.5% rent · 13.5% own
• Severe rent burden: 6995.0

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 0.65)
• Race & ethnicity: White 45% Black 36% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -72.04%
• Current HPI: 267.8426
• Rent YoY: ▲ 4.69%
• 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

+914.8% since first listed

8 events — show timeline

• 2026-05-19 Contingent — CATRS
• 2026-03-12 Relisted — CATRS
• 2026-03-12 Price Changed $137,000 CATRS
• 2026-03-12 Price Changed $135,500 CATRS
• 2026-03-12 Price Changed $137,000 CATRS
• 2026-02-02 Contingent — CATRS
• 2025-12-20 Listed $135,500 CATRS
• 1993-09-08 Sold (Public Records) $13,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,452 · +11.6% YoY. Source: county tax records.