1835 Folkstone Rd · Bradfordville, FL 32312

$299,900

3 bd · 2.0 ba · 1,203 sqft · SingleFamily public records · 26 Days on market

Built 1989 9,583 sqft lot Est $282k · 7% over $10/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 +14.7/30.0
• ARV discount +4.6/15.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market with new deck, wood repairs and fully encapsulated crawl space with dehumidfier. Highest and best offers by 5 p. m. on Monday, January 8. 2024. Beautiful turn key 3/2 in desirable Killearn Lakes. Gleaming hardwood floors in living area. New luxury vinyl plant in bedrooms. Renovated kitchen and bathrooms. New roof in 2019, new HVAC in 2020, new dishwasher in 2023, refrigerator in 2020, dryer in 2018 and ceiling fans in 2023. Spacious deck and firepit area in backyard.

Key facts

• Hardwood flooring
• Vinyl plank
• Firepit

Tags

• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• HARDWOOD FLOORING
• VINYL PLANK
• FENCED BACKYARD
• FIREPIT

Property features AI

Finance

• HOA & community: Association fee of $120 (covers common areas); Street lights in community

Exterior

• Parking: 2-car garage
• Utilities: Septic tank
• Home design: Single-story home; Fiber cement construction
• Construction: Fiber cement exterior
• Exterior features: Fully fenced yard; Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator; Icemaker; Dishwasher
• Bedrooms: Bedroom 2 (12x11); Bedroom 3 (11x10)
• Flooring: Engineered hardwood; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Wood heating; Central air; Ceiling fans; Electric cooling
• Interior features: Tray ceilings; Vaulted ceilings; Stall shower; Walk-in closets; Fireplace
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $78 ($937/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 $265k (11.7% below list).
• Recommended offer: $265k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 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 $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 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,947 (11.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $281,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1783 Folkstone Rd	0.16mi	3/2.0	1,227 (+2%)	5mo	$309,960	$253	85
1813 Newman Ln	0.33mi	3/2.0	1,214 (+1%)	4mo	$285,000	$235	80
8749 Minnow Creek Dr	0.20mi	3/2.0	1,220 (+1%)	10mo	$299,000	$245	80
8356 Hunters Ridge Trl	0.19mi	3/2.0	1,162 (-3%)	12mo	$284,500	$245	76
1853 Bridgemont Trl	0.23mi	3/2.0	1,272 (+6%)	5mo	$278,000	$219	76
9124 Hickory Nut Hl	0.11mi	3/2.0	1,313 (+9%)	6mo	$191,000	$145	75
1611 Flint Ridge Ln	0.16mi	3/2.0	1,043 (-13%)	1mo	$242,500	$233	70
8608 Oak Forest Trl	0.18mi	3/2.0	1,306 (+9%)	12mo	$305,000	$234	68
8807 Minnow Creek Dr	0.15mi	3/2.0	1,308 (+9%)	14mo	$295,000	$226	67
1646 Folkstone Rd	0.24mi	3/2.0	1,299 (+8%)	11mo	$283,000	$218	66
8251 Chickasaw Trl	0.73mi	3/2.0	1,206 (+0%)	8mo	$300,000	$249	58
2032 Ascot Way	0.37mi	3/2.0	1,376 (+14%)	10mo	$310,000	$225	50

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-46,648
• Equity at exit: $44,716

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-46,348
• Equity at exit: $25,930

Cash invested: $83,972 (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: $2,649 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$307 /mo · $3,688/yr
• Insurance: −$125
• HOA: −$10
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $78

Break-even live

Break-even rent $2,551

Max offer price $299,900

Occupancy floor 92%

Sensitivity live

Price	-10% $248	-5% $163	+0% $78	+5% $-7	+10% $-92
Rent	-10% $-131	-5% $-27	+0% $78	+5% $183	+10% $287
Rate	-1.0pp $229	-0.5pp $154	base $78	+0.5pp $0	+1.0pp $-79

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.27mi
9306 Tuscany Dr Unit NA Tallahassee, FL	3.0	2.0	1472	$2,700	$1.83	23d	1	0.43mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 26 events

1. 2026-06-17
   days on market $299,900 Active 26 DOM
2. 2026-06-16
   days on market $299,900 Active 25 DOM
3. 2026-06-15
   days on market $299,900 Active 24 DOM
4. 2026-06-14
   days on market $299,900 Active 22 DOM
5. 2026-06-10
   days on market $299,900 Active 19 DOM
6. 2026-06-09
   days on market $299,900 Active 18 DOM
7. 2026-06-08
   days on market $299,900 Active 17 DOM
8. 2026-06-03
   pricedays on market $299,900 Active 12 DOM
9. 2026-06-02
   days on market $304,000 Active 11 DOM
10. 2026-06-01
    days on market $304,000 Active 10 DOM
11. 2026-05-31
    days on market $304,000 Active 9 DOM
12. 2026-05-30
    days on market $304,000 Active 8 DOM
13. 2026-05-22
    listed $304,000 Active
14. 2024-06-18
    historical
15. 2024-06-09
    price $308,000
16. 2024-05-23
    listed $310,000 Active
17. 2024-02-09
    soldstatus $280,000 Closed 490-char remark

    Show marketing remark (490 chars)

    Back on the market with new deck, wood repairs and fully encapsulated crawl space with dehumidfier. Highest and best offers by 5 p. m. on Monday, January 8. 2024. Beautiful turn key 3/2 in desirable Killearn Lakes. Gleaming hardwood floors in living area. New luxury vinyl plant in bedrooms. Renovated kitchen and bathrooms. New roof in 2019, new HVAC in 2020, new dishwasher in 2023, refrigerator in 2020, dryer in 2018 and ceiling fans in 2023. Spacious deck and firepit area in backyard.

18. 2024-01-10
    historical Active Under Contract 490-char remark

    Show marketing remark (490 chars)

    Back on the market with new deck, wood repairs and fully encapsulated crawl space with dehumidfier. Highest and best offers by 5 p. m. on Monday, January 8. 2024. Beautiful turn key 3/2 in desirable Killearn Lakes. Gleaming hardwood floors in living area. New luxury vinyl plant in bedrooms. Renovated kitchen and bathrooms. New roof in 2019, new HVAC in 2020, new dishwasher in 2023, refrigerator in 2020, dryer in 2018 and ceiling fans in 2023. Spacious deck and firepit area in backyard.

19. 2024-01-02
    listed $280,000 Active 490-char remark

    Show marketing remark (490 chars)

    Back on the market with new deck, wood repairs and fully encapsulated crawl space with dehumidfier. Highest and best offers by 5 p. m. on Monday, January 8. 2024. Beautiful turn key 3/2 in desirable Killearn Lakes. Gleaming hardwood floors in living area. New luxury vinyl plant in bedrooms. Renovated kitchen and bathrooms. New roof in 2019, new HVAC in 2020, new dishwasher in 2023, refrigerator in 2020, dryer in 2018 and ceiling fans in 2023. Spacious deck and firepit area in backyard.

20. 2023-12-18
    historical
21. 2023-11-29
    historical Active Under Contract
22. 2023-11-16
    listed $280,000 Active
23. 2017-07-12
    soldstatus $163,000
24. 2017-07-11
    soldstatus $163,500
25. 2017-03-07
    listed $165,000
26. 2009-07-29
    soldstatus $165,000

ⓘ 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: $3,688 · $307/mo
• Projected year-2 tax: $3,688 · $307/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 · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,794
• − Mortgage interest: −$16,799
• − Property taxes: −$3,688
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − HOA: −$120
• − Depreciation: −$8,724
• Taxable loss: −$4,124
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $1,927/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

+84.2% since first listed

14 events — show timeline

• 2026-05-22 Listed $304,000 CATRS
• 2024-06-18 Listing Removed — CATRS
• 2024-06-09 Price Changed $308,000 CATRS
• 2024-05-23 Listed $310,000 CATRS
• 2024-02-09 Sold (MLS) $280,000 CATRS
• 2024-01-10 Contingent — CATRS
• 2024-01-02 Listed $280,000 CATRS
• 2023-12-18 Listing Removed — CATRS
• 2023-11-29 Contingent — CATRS
• 2023-11-16 Listed $280,000 CATRS
• 2017-07-12 Sold (Public Records) $163,000 Public Records
• 2017-07-11 Sold (MLS) $163,500 CATRS
• 2017-03-07 Listed $165,000 CATRS
• 2009-07-29 Sold (Public Records) $165,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,688 · +45.9% YoY. Source: county tax records.