Fleetwood Home 311 Plan · Tallahassee, FL 32310

$55,000

2 bd · 2.0 ba · 896 sqft · SingleFamily · 21 Days on market

Good condition

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Designated 2 car parking next to your home.

Key facts

• 2 parking spots
• Listed 21 days

Property features AI

Finance

• Other: Address listed as: Fleetwood Home 311 Plan, Brz8d7 Tallahassee, FL 32310
• Financial info: Listed price: $55,000

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating; Central air conditioning
• Home design: Plan: Fleetwood Home 311; New construction plan

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open living area (896 living area)

🏗️ New construction. The $55,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $114,688.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Pineview Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 362 students, 83% FRL); R. Frank Nims Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 609 students, 82% FRL); James Rickards High School (math 23% / reading 37%, grade F, #441 of 667 statewide, top 67%, 1,581 students, 57% 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 28% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Leon average; the district grade overstates school quality for this exact location.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 37% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $172 of equity ($793 loan paydown + $-621 appreciation (-0.5% local appreciation)).
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $114,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3345 Lakeview Dr	0.52mi	2/2.0	976 (+9%)	18mo	$125,000	$128	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.10×
• Total profit: $3,205
• Equity at exit: $30,232

10-year hold

• IRR: 8.2%
• Equity multiple: 1.84×
• Total profit: $26,868
• Equity at exit: $33,973

Cash invested: $32,113 (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 32310

• Home prices YoY: -0.2%
• Active inventory: 94
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$601
• Tax est. 1.5%: −$143 /mo · $1,720/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $148

Break-even live

Break-even rent $1,003

Max offer price $114,688

Occupancy floor 83%

Sensitivity live

Price	-10% $227	-5% $188	+0% $148	+5% $108	+10% $69
Rent	-10% $54	-5% $101	+0% $148	+5% $195	+10% $242
Rate	-1.0pp $206	-0.5pp $177	base $148	+0.5pp $118	+1.0pp $88

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: $28,672
• Closing costs: $3,441
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3178 N Ridge Rd Apt A Tallahassee, FL	2.0	2.0	995	$1,350	$1.36	16d	1	1.29mi

Listing history 16 events

1. 2026-06-22
   days on market $55,000 Active 21 DOM
2. 2026-06-18
   days on market $55,000 Active 18 DOM
3. 2026-06-17
   days on market $55,000 Active 17 DOM
4. 2026-06-16
   days on market $55,000 Active 16 DOM
5. 2026-06-15
   days on market $55,000 Active 15 DOM
6. 2026-06-14
   days on market $55,000 Active 13 DOM
7. 2026-06-10
   days on market $55,000 Active 10 DOM
8. 2026-06-09
   days on market $55,000 Active 9 DOM
9. 2026-06-08
   days on market $55,000 Active 8 DOM
10. 2026-06-07
    days on market $55,000 Active 7 DOM
11. 2026-06-05
    days on market $55,000 Active 4 DOM
12. 2026-06-03
    days on market $55,000 Active 3 DOM
13. 2026-06-02
    days on market $55,000 Active 2 DOM
14. 2026-06-01
    days on marketlisting id $55,000 Active 1 DOM
15. 2026-05-31
    days on market $55,000 Active 11 DOM
16. 2026-05-30
    days on market $55,000 Active 10 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,288
• − Mortgage interest: −$6,424
• − Property taxes: −$1,720
• − Insurance: −$573
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,336
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $1,789/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with modern updates and a move-in-ready appearance. It offers a good balance of curb appeal and interior upgrades, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a small outdoor seating area — Improves outdoor living space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small outdoor seating area — Improves outdoor living space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,888
• Household income: $38,288
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1272.0

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 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -0.54%
• Current HPI: 270.5721
• 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