2805 Pontiac Dr · Tallahassee, FL 32301

$114,999

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 130 Days on market

Built 1958 9,147 sqft lot Est $185k · 38% under

---

Why this score? — see what drove the B+ 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for owner occupants and investors alike! This solid block, 3 bedroom home is ready for your finishing touches! Features a brand new A/C and ductwork, 2017 metal roof, and hardwood floors in the bedrooms, along with a spacious backyard. Priced to sell, this is the cheapest home available in the neighborhood! Cash only! Home sold as-is.

Key facts

• Metal roof
• Spacious backyard
• Hardwood floors

Tags

• METAL ROOF
• HARDWOOD FLOORS
• SPACIOUS BACKYARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport with space for one vehicle
• Utilities: Public sewer
• Home design: Single-story; Block and concrete construction
• Construction: Block and concrete construction
• Exterior features: Paved road access; Lot dimensions approximately 127 x 75

Interior

• Kitchen: Kitchen (9x10)
• Bedrooms: Bedroom 2 (9x11); Bedroom 3 (10x9)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (8.7% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Bond Elementary School (math 38% / reading 27%, grade F, #1,787 of 2,144 statewide, top 84%, 536 students, 84% FRL); Fairview Middle School (math 44% / reading 46%, grade D, #310 of 571 statewide, top 56%, 747 students, 58% 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 66% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-15 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 (+4.2%/yr); 121 active listings in the ZIP; 22 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 $795 of loan paydown is wiped out by about $3k 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 130 days — a 12% lower offer ($101k) 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 $42k; list at $115k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $101,199 (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 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $185,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 Lola Dr	0.30mi	3/1.5	1,083 (+0%)	6mo	$185,000	$171	78
2438 King St	0.51mi	3/1.0	1,143 (+6%)	2mo	$75,000	$66	65
925 Splendor Rd	0.21mi	3/2.0	1,200 (+11%)	10mo	$230,000	$192	59
727 Coble	0.29mi	3/1.0	968 (-10%)	18mo	$163,000	$168	54
906 Cochran Dr	0.18mi	3/1.0	924 (-14%)	18mo	$160,000	$173	53
2404 Dozier Dr	0.20mi	4/2.0 (+1)	1,221 (+13%)	12mo	$215,000	$176	50
1010 Montgomery Dr	0.34mi	3/1.5	1,200 (+11%)	22mo	$180,000	$150	45
516 Castlewood Dr	0.61mi	4/2.0 (+1)	1,040 (-4%)	15mo	$215,000	$207	44
512 Norma St	0.72mi	4/2.0 (+1)	1,076 (-0%)	16mo	$140,000	$130	44
2925 Fairview Dr	0.67mi	3/1.0	930 (-14%)	4mo	$156,000	$168	42
3005 Fairview Dr	0.68mi	3/1.0	936 (-13%)	17mo	$161,000	$172	32
1708 Silverwood Dr	0.58mi	2/2.0 (-1)	1,219 (+13%)	20mo	$222,000	$182	25

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.37×
• Total profit: $-20,183
• Equity at exit: $17,147

10-year hold

• IRR: -6.0%
• Equity multiple: 0.58×
• Total profit: $-13,596
• Equity at exit: $9,943

Cash invested: $32,200 (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 32301

• Rents YoY: 4.2%
• Active inventory: 121
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$603
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-57

Break-even live

Break-even rent $1,569

Max offer price $104,982

Occupancy floor 99%

Sensitivity live

Price	-10% $8	-5% $-24	+0% $-57	+5% $-89	+10% $-122
Rent	-10% $-175	-5% $-116	+0% $-57	+5% $2	+10% $62
Rate	-1.0pp $1	-0.5pp $-27	base $-57	+0.5pp $-87	+1.0pp $-117

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2873 Jim Lee Rd Tallahassee, FL	2.0	2.0	1000	$925	$0.93	23d	1	0.17mi
735 Putnam Dr #2 Tallahassee, FL	3.0	2.5	1396	$1,650	$1.18	15d	1	0.45mi
3005 S Meridian St Tallahassee, FL	3.0	1.0	998	$2,300	$2.30	23d	1	0.71mi
401 Putnam Dr Tallahassee, FL	1.0–2.0	1.0–2.0	766	$1,250	$1.63	23d	1	0.74mi
1730 Beechwood Cir N Tallahassee, FL	2.0	2.5	1216	$1,500	$1.23	23d	1	0.78mi
916 Saddle Creek Run Tallahassee, FL	4.0	2.0	1399	$1,750	$1.25	15d	1	0.88mi
2218 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	700	$1,200	$1.71	23d	7	0.91mi
2205 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	750	$1,225	$1.63	15d	9	0.91mi
2205 Magnolia Cir Tallahassee, FL	1.0–2.0	1.0–2.0	750	$1,225	$1.63	23d	1	0.91mi
1412 Ramble Brk Unit C Tallahassee, FL	2.0	1.0	950	$1,050	$1.11	23d	1	0.98mi
1411 Lazy Brk Unit D Tallahassee, FL	2.0	1.0	950	$1,150	$1.21	23d	1	0.98mi
418 Perkins St Tallahassee, FL	4.0	2.0	1497	$1,850	$1.24	23d	1	0.99mi
3000 S Adams St Tallahassee, FL	1.0–3.0	1.0–3.0	884	$1,850	$2.09	23d	8	1.11mi
301 Gaile Ave Tallahassee, FL	3.0	1.0	1009	$1,400	$1.39	15d	1	1.15mi
4787 Cypress Brooke Way Tallahassee, FL	3.0	2.0	1220	$1,799	$1.47	23d	1	1.18mi
1872 Darryl Dr Tallahassee, FL	2.0	2.0	1062	$1,500	$1.41	23d	1	1.31mi
2729 Blair stone Ln Unit 1 Tallahassee, FL	3.0	1.5	1280	$1,550	$1.21	23d	1	1.34mi
1942 Darryl Dr Unit 1 Tallahassee, FL	2.0	2.0	1200	$2,300	$1.92	23d	1	1.36mi
1737 S M L King Jr Blvd Tallahassee, FL	3.0	1.0	701	$1,450	$2.07	23d	1	1.40mi
509 Famcee Ave Tallahassee, FL	3.0	2.0	1079	$1,700	$1.58	23d	1	1.47mi
1504 S Adams St #1 Tallahassee, FL	2.0	2.0	1088	$1,300	$1.19	15d	1	1.48mi
1572 Keily Run Unit 1572 Tallahassee, FL	2.0	2.0	1200	$1,250	$1.04	23d	1	1.48mi

Listing history 23 events

1. 2026-06-22
   days on market $114,999 Active 130 DOM
2. 2026-06-18
   days on market $114,999 Active 127 DOM
3. 2026-06-17
   days on market $114,999 Active 126 DOM
4. 2026-06-16
   days on market $114,999 Active 125 DOM
5. 2026-06-15
   days on market $114,999 Active 124 DOM
6. 2026-06-14
   days on market $114,999 Active 122 DOM
7. 2026-06-10
   days on market $114,999 Active 119 DOM
8. 2026-06-09
   days on market $114,999 Active 118 DOM
9. 2026-06-08
   days on market $114,999 Active 117 DOM
10. 2026-06-07
    days on market $114,999 Active 116 DOM
11. 2026-06-05
    days on market $114,999 Active 113 DOM
12. 2026-06-03
    days on market $114,999 Active 112 DOM
13. 2026-06-02
    days on market $114,999 Active 111 DOM
14. 2026-06-01
    days on market $114,999 Active 110 DOM
15. 2026-05-31
    days on market $114,999 Active 109 DOM
16. 2026-05-30
    days on market $114,999 Active 108 DOM
17. 2026-05-14
    price $114,999
18. 2026-04-15
    price $119,999
19. 2026-03-27
    price $124,999
20. 2026-03-27
    status Active
21. 2026-03-04
    historical Active Under Contract
22. 2026-02-11
    listed $114,999 Active
23. 1996-06-05
    soldstatus $41,800

ⓘ 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: $1,944 · $162/mo
• Projected year-2 tax: $1,944 · $162/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,967
• − Mortgage interest: −$6,442
• − Property taxes: −$1,944
• − Insurance: −$5,693
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$3,345
• Taxable loss: −$2,332
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $-121/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): 32,017
• Household income: $50,942
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 2625.0

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 49% White 38% Hispanic / Latino 6% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 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: ▼ -231.50%
• Current HPI: 231.103
• Rent YoY: ▲ 4.16%
• 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

+175.1% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $114,999 CATRS
• 2026-04-15 Price Changed $119,999 CATRS
• 2026-03-27 Price Changed $124,999 CATRS
• 2026-03-27 Relisted — CATRS
• 2026-03-04 Contingent — CATRS
• 2026-02-11 Listed $114,999 CATRS
• 1996-06-05 Sold (Public Records) $41,800 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,944 · +11.1% YoY. Source: county tax records.