1235 Mccaskill Ave · Tallahassee, FL 32310

$110,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 132 Days on market

Built 1952 7,405 sqft lot Est $166k · 34% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Investment Opportunity, 3 or 4 bedrooms, 4th bedroom has no closet or dedicated door so it is "bonus" space. Recent Hot Water Heater. Hardwood floors and tile floors. Screened Porch in front. HVAC a few years old and roof is several years old. Due to covid 19, room measurements are from the property manager and approximate. Seller is a licensed Real Estate Broker. TENANT OCCUPIED, shown by appointment only.

Key facts

• Minutes from fsu
• Minutes from famu
• 7,405 sq ft lot

Tags

• MINUTES FROM FSU
• MINUTES FROM FAMU

Property features AI

Finance

• Other: Property listed for sale
• HOA & community: Street lights in the community

Exterior

• Parking: Driveway
• Home design: Single-story; Asbestos construction materials
• Construction: Asbestos construction
• Exterior features: Porch (screened); Publicly maintained paved road

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Bedroom 2 (12 x 11); Bedroom 3 (11 x 11)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Screened porch; No additional interior features listed

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$166,320) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: 94 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,502/mo this rent would consume 47% of the median local household income ($38k/yr) (locally 1272% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $166 of equity ($761 loan paydown + $-595 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1952 — 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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $166,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Keith St	0.40mi	3/1.0	975 (-3%)	1mo	$140,000	$144	75
2034 Hillsborough St	0.25mi	3/1.0	888 (-12%)	4mo	$140,000	$158	65
1631 Mccaskill Ave	0.35mi	2/1.0 (-1)	946 (-6%)	6mo	$98,000	$104	64
2056 Warwick St	0.29mi	3/1.0	864 (-14%)	1mo	$90,000	$104	62
1737 Atkamire Dr	0.65mi	3/1.0	1,026 (+2%)	7mo	$180,000	$175	61
1658 Sharkey St	0.55mi	3/1.0	974 (-3%)	10mo	$187,000	$192	60
1605 Mayhew St	0.40mi	3/1.0	912 (-10%)	8mo	$165,000	$181	59
1525 Mayhew St	0.40mi	3/1.0	912 (-10%)	11mo	$150,500	$165	56
1410 Coleman St	0.42mi	2/1.0 (-1)	900 (-11%)	2mo	$193,750	$215	56
1222 Hutchinson St	0.32mi	3/1.0	864 (-14%)	9mo	$92,000	$106	54
1811 Tyndall Dr	0.73mi	3/1.0	912 (-10%)	4mo	$169,000	$185	47
2250 Holton St	0.69mi	3/2.0	1,158 (+15%)	7mo	$170,500	$147	33

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: 14.9%
• Equity multiple: 1.70×
• Total profit: $21,423
• Equity at exit: $28,996

10-year hold

• IRR: 20.2%
• Equity multiple: 3.12×
• Total profit: $65,384
• Equity at exit: $32,584

Cash invested: $30,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$577
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $430

Break-even live

Break-even rent $958

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $492	-5% $461	+0% $430	+5% $399	+10% $368
Rent	-10% $311	-5% $371	+0% $430	+5% $489	+10% $549
Rate	-1.0pp $485	-0.5pp $458	base $430	+0.5pp $402	+1.0pp $373

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Levy Ave Tallahassee, FL	3.0	1.0	1290	$1,350	$1.05	21d	1	0.09mi
1616 McCaskill Ave Tallahassee, FL	1.0–2.0	1.0	750	$969	$1.29	21d	43	0.29mi
1426 Pepper Dr Tallahassee, FL	2.0	1.0	858	$1,250	$1.46	21d	1	0.35mi
1615 Sharkey St Tallahassee, FL	4.0	2.0	1278	$1,600	$1.25	21d	1	0.48mi
1643 Sharkey St Tallahassee, FL	3.0	1.0	912	$1,350	$1.48	21d	1	0.53mi
1303 Airport Dr Unit A08 Tallahassee, FL	2.0	2.5	1083	$1,475	$1.36	21d	1	0.56mi
1606 Airport Dr Tallahassee, FL	3.0	2.0	1008	$1,395	$1.38	21d	1	0.58mi
1327 Jackson Bluff Rd Tallahassee, FL	2.0–4.0	2.0	1450	$685	$0.47	21d	1	0.62mi
643 Kissimmee St Tallahassee, FL	2.0	1.0	800	$1,595	$1.99	21d	1	0.65mi
1315 Pinellas St Tallahassee, FL	3.0	3.0	1197	$1,450	$1.21	21d	1	0.70mi
635 Palm Beach St Apt 125 Tallahassee, FL	2.0	2.0	900	$900	$1.00	21d	1	0.73mi
1717 Airport Dr Unit 1717-2 Tallahassee, FL	4.0	2.5	1250	$1,900	$1.52	21d	1	0.73mi
833 W Gaines St Tallahassee, FL	2.0	2.0	1080	$2,350	$2.18	14d	2	0.80mi
930 S Lipona Rd Unit D Tallahassee, FL	2.0	2.0	896	$1,295	$1.45	21d	1	0.82mi
1801 Lenora Dr Tallahassee, FL	3.0	1.0	1150	$1,800	$1.57	21d	1	0.89mi
1612 Overstreet St Tallahassee, FL	3.0	3.0	1500	$3,300	$2.20	21d	1	0.98mi
808 Saint Augustine St Tallahassee, FL	2.0	2.5	1500	$2,095	$1.40	21d	1	0.99mi
1854 Belle Vue Way Tallahassee, FL	2.0–4.0	1.0–2.0	1100	$1,768	$1.61	21d	1	1.06mi
301 S Lipona Rd #24 Tallahassee, FL	2.0	1.5	896	$1,350	$1.51	21d	1	1.06mi
220 Atkinson Dr Unit D Tallahassee, FL	2.0	1.0	928	$1,100	$1.19	21d	1	1.07mi
509 Famcee Ave Tallahassee, FL	3.0	2.0	1079	$1,700	$1.58	21d	1	1.08mi
2125 Jackson Bluff Rd Tallahassee, FL	1.0–3.0	1.0–2.0	975	$1,399	$1.43	21d	4	1.15mi
1737 S M L King Jr Blvd Tallahassee, FL	3.0	1.0	701	$1,450	$2.07	21d	1	1.16mi
1533 S Bronough St Tallahassee, FL	2.0	1.0	750	$1,150	$1.53	14d	1	1.20mi
2131 Jackson Bluff Rd Tallahassee, FL	2.0	2.0	1043	$1,257	$1.21	14d	3	1.20mi
3178 N Ridge Rd Apt A Tallahassee, FL	2.0	2.0	995	$1,350	$1.36	14d	1	1.21mi
316 Ausley Rd Tallahassee, FL	1.0–4.0	1.0–2.0	750	$1,197	$1.60	14d	8	1.27mi
1504 S Adams St #1 Tallahassee, FL	2.0	2.0	1088	$1,300	$1.19	14d	1	1.32mi
322 Conradi St Tallahassee, FL	3.0	2.0	1100	$1,950	$1.77	21d	4	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $110,000 Active 132 DOM
2. 2026-06-17
   days on market $110,000 Active 131 DOM
3. 2026-06-16
   days on market $110,000 Active 130 DOM
4. 2026-06-15
   days on market $110,000 Active 129 DOM
5. 2026-06-14
   days on market $110,000 Active 127 DOM
6. 2026-06-10
   days on market $110,000 Active 124 DOM
7. 2026-06-09
   days on market $110,000 Active 123 DOM
8. 2026-06-08
   days on market $110,000 Active 122 DOM
9. 2026-06-07
   days on market $110,000 Active 121 DOM
10. 2026-06-05
    days on market $110,000 Active 118 DOM
11. 2026-06-03
    days on market $110,000 Active 117 DOM
12. 2026-06-02
    days on market $110,000 Active 116 DOM
13. 2026-06-01
    days on market $110,000 Active 115 DOM
14. 2026-05-31
    days on market $110,000 Active 114 DOM
15. 2026-05-30
    days on market $110,000 Active 113 DOM
16. 2026-02-25
    price $110,000
17. 2026-02-06
    listed $130,000 Active
18. 2022-05-04
    soldstatus $80,000
19. 2022-03-22
    soldstatus $80,000
20. 2022-03-18
    soldstatus $80,000 Closed 426-char remark

    Show marketing remark (426 chars)

    Great Investment Opportunity, 3 or 4 bedrooms, 4th bedroom has no closet or dedicated door so it is "bonus" space. Recent Hot Water Heater. Hardwood floors and tile floors. Screened Porch in front. HVAC a few years old and roof is several years old. Due to covid 19, room measurements are from the property manager and approximate. Seller is a licensed Real Estate Broker. TENANT OCCUPIED, shown by appointment only.

21. 2022-03-05
    historical Active Under Contract 426-char remark

    Show marketing remark (426 chars)

    Great Investment Opportunity, 3 or 4 bedrooms, 4th bedroom has no closet or dedicated door so it is "bonus" space. Recent Hot Water Heater. Hardwood floors and tile floors. Screened Porch in front. HVAC a few years old and roof is several years old. Due to covid 19, room measurements are from the property manager and approximate. Seller is a licensed Real Estate Broker. TENANT OCCUPIED, shown by appointment only.

22. 2022-01-25
    listed $89,000 Active 426-char remark

    Show marketing remark (426 chars)

    Great Investment Opportunity, 3 or 4 bedrooms, 4th bedroom has no closet or dedicated door so it is "bonus" space. Recent Hot Water Heater. Hardwood floors and tile floors. Screened Porch in front. HVAC a few years old and roof is several years old. Due to covid 19, room measurements are from the property manager and approximate. Seller is a licensed Real Estate Broker. TENANT OCCUPIED, shown by appointment only.

23. 2021-07-30
    historical
24. 2021-07-08
    status Active
25. 2021-06-27
    status Active Under Contract
26. 2021-03-27
    historical
27. 2021-02-16
    listed $89,000

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,024
• − Mortgage interest: −$6,162
• − Property taxes: −$1,606
• − Insurance: −$550
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$3,200
• Taxable income: $3,622
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,291/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): 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

Price history

+23.6% since first listed

12 events — show timeline

• 2026-02-25 Price Changed $110,000 CATRS
• 2026-02-06 Listed $130,000 CATRS
• 2022-05-04 Sold (Public Records) $80,000 Public Records
• 2022-03-22 Sold (Public Records) $80,000 Public Records
• 2022-03-18 Sold (MLS) $80,000 CATRS
• 2022-03-05 Contingent — CATRS
• 2022-01-25 Listed $89,000 CATRS
• 2021-07-30 Listing Removed — CATRS
• 2021-07-08 Relisted — CATRS
• 2021-06-27 Relisted — CATRS
• 2021-03-27 Listing Removed — CATRS
• 2021-02-16 Listed $89,000 CATRS

Property tax history

+6.7%/yr

Latest (2025): $1,606 · +4.1% YoY. Source: county tax records.