2335 Tina Dr · Tallahassee, FL 32301

$162,000

2 bd · 2.0 ba · 976 sqft · Townhouse public records · 144 Days on market

Built 1984 1,306 sqft lot Est $185k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +12.6/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This adorable 2 bed 2 bath townhome is ready for its new owner! Enjoy the convenience of living downtown near shopping, restaurants, and activities. This home offer low maintenance care with astro turf in the front yard and a fully fenced backyard. Perfect for first time homebuyers, downsizers, and investors! Don't miss your chance to make this home yours! * Seller to provide new roof with acceptable offer *

Key facts

• New roof
• Parking
• Built 1984

Tags

• FULLY FENCED BACKYARD
• NEW ROOF

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public maintained paved road
• Home design: 2-story home; Wood siding construction
• Construction: Wood siding
• Exterior features: Fully fenced yard; Patio

Interior

• Kitchen: Dryer; Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Washer
• Bedrooms: Bedroom 2 (12 x 12)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tray ceilings; Vaulted ceilings; Upper-level primary suite
• Laundry & utility: Utility room (13 x 12); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $162k.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (14.6% below list).
• Recommended offer: $138k (14.6% 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: Apalachee Elementary School (math 31% / reading 36%, grade F, #1,758 of 2,144 statewide, top 83%, 544 students, 72% 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 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 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; 18 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).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 144 days — a 12% lower offer ($143k) 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 $66k; list at $162k implies a 144% 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 $138,295 (14.6% 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 144 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $185,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2355 Tina Dr	0.03mi	2/2.0	1,008 (+3%)	10mo	$139,000	$138	85
2345 Tina Dr	0.02mi	2/2.0	1,029 (+5%)	11mo	$188,000	$183	80
1461 Live Oak Dr	0.62mi	2/2.0	960 (-2%)	1mo	$159,000	$166	68
2100 Victory Garden Ln	0.63mi	2/2.0	960 (-2%)	11mo	$182,500	$190	59
118 Meeting Street Dr	0.70mi	2/2.0	964 (-1%)	12mo	$190,000	$197	55
1202 Cross Creek Way #2	0.48mi	2/2.5	1,112 (+14%)	7mo	$204,000	$183	47
2179 Victory Gdn	0.75mi	2/1.5	880 (-10%)	1mo	$169,000	$192	46
1497 Live Oak Dr	0.68mi	2/2.5	1,056 (+8%)	10mo	$139,500	$132	45
2129 Victory Garden Ln	0.65mi	2/1.5	880 (-10%)	9mo	$178,000	$202	44
2503 Prest Ct Unit 2B	0.58mi	2/1.5	840 (-14%)	5mo	$172,000	$205	43
216 Parkbrook Cir	0.69mi	2/1.5	880 (-10%)	9mo	$200,000	$227	42
2308 Claremont Ln	0.57mi	2/1.5	1,116 (+14%)	12mo	$122,000	$109	37

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-25,954
• Equity at exit: $24,155

10-year hold

• IRR: -5.6%
• Equity multiple: 0.62×
• Total profit: $-17,411
• Equity at exit: $14,007

Cash invested: $45,360 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$850
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-21

Break-even live

Break-even rent $1,410

Max offer price $158,248

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $25	+0% $-21	+5% $-67	+10% $-113
Rent	-10% $-130	-5% $-76	+0% $-21	+5% $33	+10% $88
Rate	-1.0pp $60	-0.5pp $20	base $-21	+0.5pp $-63	+1.0pp $-106

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 S Blair Stone Rd Tallahassee, FL	1.0–3.0	1.0–2.0	1080	$1,470	$1.36	23d	1	0.11mi
600 Victory Garden Dr Tallahassee, FL	1.0	1.0	923	$1,389	$1.50	23d	1	0.15mi
410 Victory Garden Dr Tallahassee, FL	1.0–3.0	1.0–2.5	1183	$1,485	$1.26	23d	1	0.35mi
581 Holyoke Ct Apt C Tallahassee, FL	2.0	1.0	995	$1,125	$1.13	23d	1	0.45mi
599 Chicopee Ct Unit D Tallahassee, FL	2.0	1.0	900	$1,095	$1.22	23d	1	0.47mi
2102 E Park Ave Tallahassee, FL	1.0–2.0	1.0–1.5	715	$1,545	$2.16	15d	8	0.50mi
1453 Fisher Ln Unit 1453 Tallahassee, FL	2.0	1.0	674	$1,600	$2.37	23d	1	0.70mi
2001 Old Saint Augustine Rd Tallahassee, FL	1.0–2.0	1.0–2.0	875	$1,436	$1.64	15d	11	0.70mi
2850 Apalachee Pkwy Tallahassee, FL	1.0	1.0	750	$1,395	$1.86	15d	46	0.71mi
1539 Paul Russell Rd Tallahassee, FL	1.0	1.0	800	$950	$1.19	23d	1	0.92mi
2750 Old Saint Augustine Rd Tallahassee, FL	1.0–3.0	1.0–2.0	1230	$1,589	$1.29	23d	2	1.06mi
1872 Darryl Dr Tallahassee, FL	2.0	2.0	1062	$1,500	$1.41	23d	1	1.10mi
713 Pointe Ct Tallahassee, FL	2.0	1.0	860	$1,100	$1.28	15d	1	1.14mi
1211 E Lafayette St Tallahassee, FL	1.0–2.0	1.0–2.0	833	$1,115	$1.34	23d	4	1.29mi
2074 Midyette Rd Tallahassee, FL	2.0–3.0	2.0	1033	$899	$0.87	15d	1	1.29mi
900 Riggins Rd Tallahassee, FL	1.0–3.0	1.0–2.0	997	$1,788	$1.79	15d	39	1.35mi
1411 Lazy Brk Unit D Tallahassee, FL	2.0	1.0	950	$1,150	$1.21	23d	1	1.41mi
1412 Ramble Brk Unit C Tallahassee, FL	2.0	1.0	950	$1,050	$1.11	23d	1	1.42mi

Listing history 16 events

1. 2026-06-10
   days on market $162,000 Active 144 DOM
2. 2026-06-09
   days on market $162,000 Active 143 DOM
3. 2026-06-08
   days on market $162,000 Active 142 DOM
4. 2026-06-07
   days on market $162,000 Active 141 DOM
5. 2026-06-05
   days on market $162,000 Active 138 DOM
6. 2026-06-03
   days on market $162,000 Active 137 DOM
7. 2026-06-02
   days on market $162,000 Active 136 DOM
8. 2026-06-01
   days on market $162,000 Active 135 DOM
9. 2026-05-31
   days on market $162,000 Active 134 DOM
10. 2026-05-30
    days on market $162,000 Active 133 DOM
11. 2026-05-06
    price $162,000
12. 2026-04-28
    status Active
13. 2026-04-11
    historical Active Under Contract
14. 2026-02-09
    price $165,000
15. 2026-01-17
    listed $170,000 Active
16. 2002-03-06
    soldstatus $66,500

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,595
• − Mortgage interest: −$9,075
• − Property taxes: −$2,361
• − Insurance: −$810
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,713
• Taxable loss: −$3,018
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $469/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

+143.6% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $162,000 CATRS
• 2026-04-28 Relisted — CATRS
• 2026-04-11 Contingent — CATRS
• 2026-02-09 Price Changed $165,000 CATRS
• 2026-01-17 Listed $170,000 CATRS
• 2002-03-06 Sold (Public Records) $66,500 Public Records

Property tax history

+14.9%/yr

Latest (2025): $2,361 · +326.9% YoY. Source: county tax records.