1055 Ocala Rd · Tallahassee, FL 32304

$159,000

2 bd · 2.0 ba · 928 sqft · Townhouse public records · 140 Days on market

Built 1985 2,178 sqft lot Est $140k · 13% over $41/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +11.4/30.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/2 close to campus; shopping and restaurants. Vaulted Ceilings; ceramic tile; open floor plan. Patio and wood deck. Currently tenant occupied. Perfect for investors!

Key facts

• Private bedrooms
• Convenient access
• Open living area

Tags

• NEW ROOF
• OPEN LIVING AREA
• PRIVATE BEDROOMS
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Property is for sale
• HOA & community: Monthly association fee of $495; Association covers common areas, grounds maintenance, and trash

Exterior

• Parking: Parking space(s)
• Utilities: Public sewer
• Home design: Brick construction
• Construction: Brick construction
• Exterior features: Paved, publicly maintained road

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2: 10x12
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: High ceilings; Central vacuum; Primary bedroom on main floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $-55 ($-659/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (22.3% below list).
• Recommended offer: $124k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Rents rising fast (+4.7%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,236/mo this rent would consume 46% of the median local household income ($32k/yr) (locally 6995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 140 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $123,580 (22.3% 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 140 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.78% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $140,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1097 Ocala Rd #32	0.10mi	2/2.0	928 (0%)	2mo	$118,000	$127	94
1127 Ocala Rd	0.03mi	2/2.0	928 (0%)	6mo	$140,000	$151	93
1214 High Rd	0.22mi	2/2.0	928 (0%)	3mo	$157,000	$169	88
1108 Greentree Ct Unit M	0.29mi	2/2.0	888 (-4%)	1mo	$123,000	$139	78
754 Gold Nugget Trl	0.30mi	2/2.0	1,050 (+13%)	1mo	$149,000	$142	63
765 Gold Nugget Trl	0.30mi	2/2.0	1,050 (+13%)	1mo	$150,000	$143	63
2285 Green Timbers Trl Unit A	0.53mi	2/1.5	987 (+6%)	1mo	$145,000	$147	62
2312 Timber Oaks Ln #57	0.61mi	2/2.0	984 (+6%)	1mo	$175,900	$179	60
755 Gold Nugget Trl	0.31mi	2/2.0	1,050 (+13%)	4mo	$149,000	$142	60
2313 Green Timbers Trl Unit B	0.56mi	2/1.5	987 (+6%)	6mo	$169,000	$171	57
741 White Dr #32	0.64mi	2/2.0	984 (+6%)	4mo	$163,000	$166	57
741 White Dr	0.64mi	2/2.0	984 (+6%)	6mo	$175,000	$178	55

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-27,151
• Equity at exit: $23,707

10-year hold

• IRR: -6.3%
• Equity multiple: 0.57×
• Total profit: $-19,167
• Equity at exit: $13,747

Cash invested: $44,520 (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 32304

• Home prices YoY: -21.2%
• Rents YoY: 4.7%
• Active inventory: 142
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$834
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$66
• HOA: −$41
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-55

Break-even live

Break-even rent $1,305

Max offer price $149,292

Occupancy floor 99%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Continental Ave Tallahassee, FL	1.0–2.0	1.0–1.5	850	$1,300	$1.53	21d	3	0.16mi
2060 Continental Ave Tallahassee, FL	1.0–3.0	1.0–2.5	1121	$1,052	$0.94	13d	26	0.16mi
1001 Ocala Rd Tallahassee, FL	4.0	1.0–2.0	899	$584	$0.65	21d	6	0.20mi
1111 High Rd Tallahassee, FL	2.0–3.0	2.0	1000	$1,409	$1.41	13d	11	0.26mi
1303 Ocala Rd Tallahassee, FL	1.0–4.0	1.0–2.0	1121	$1,320	$1.18	13d	48	0.28mi
1108 Greentree Ct Tallahassee, FL	2.0	2.0	888	$1,275	$1.44	21d	1	0.30mi
1360 Ocala Rd Tallahassee, FL	2.0	1.0	800	$1,000	$1.25	21d	1	0.38mi
1380 Ocala Rd Tallahassee, FL	1.0	1.0	700	$975	$1.39	21d	1	0.45mi
1410 Nylic St Unit B Tallahassee, FL	2.0	1.0	550	$900	$1.64	13d	1	0.63mi
810 Wadsworth St Tallahassee, FL	1.0	1.0	600	$1,123	$1.87	13d	2	0.65mi
2350 Horne Ave Unit 2 Tallahassee, FL	2.0	2.0	800	$995	$1.24	21d	1	0.67mi
2353 W Mission Rd Tallahassee, FL	2.0–3.0	2.0–2.5	1012	$1,250	$1.23	13d	11	0.68mi
2349 Horne Ave Unit C Tallahassee, FL	2.0	1.0	680	$1,100	$1.62	13d	1	0.68mi
1812 W Tharpe St Unit D Tallahassee, FL	1.0	1.0	650	$950	$1.46	21d	1	0.69mi
322 Conradi St Tallahassee, FL	3.0	2.0	1100	$1,950	$1.77	21d	4	0.75mi
836 Richmond St Unit 10 Tallahassee, FL	1.0	1.0	540	$875	$1.62	13d	1	0.79mi
836 Richmond St Unit 10 Tallahassee, FL	1.0	1.0	540	$875	$1.62	21d	1	0.79mi
1325 W Tharpe St Tallahassee, FL	1.0–3.0	1.0–4.0	937	$1,511	$1.61	13d	21	0.83mi
214 White Dr Unit F Tallahassee, FL	1.0	1.0	656	$1,200	$1.83	21d	1	0.92mi
205 White Dr Tallahassee, FL	1.0–4.0	1.0–4.0	1155	$637	$0.55	21d	1	0.92mi
218 White Dr Tallahassee, FL	1.0	1.0	660	$995	$1.51	21d	1	0.94mi
2202 W Pensacola St Tallahassee, FL	1.0–3.0	1.0	950	$1,224	$1.29	21d	3	0.99mi
2259 Parrot Ln Tallahassee, FL	2.0	2.0	992	$1,275	$1.29	21d	1	1.01mi
2327 Parrot Ln Tallahassee, FL	3.0	2.0	1088	$1,300	$1.19	21d	1	1.04mi
220 Atkinson Dr Unit D Tallahassee, FL	2.0	1.0	928	$1,100	$1.19	21d	1	1.06mi
916 N Woodward Ave #1 Tallahassee, FL	2.0	1.0	794	$1,000	$1.26	13d	1	1.06mi
2614 W Tennessee St Tallahassee, FL	1.0–4.0	1.0–4.0	1270	$1,159	$0.91	21d	14	1.10mi
2616 Mission Rd Tallahassee, FL	1.0–2.0	1.0	750	$1,195	$1.59	13d	12	1.10mi
1854 Belle Vue Way Tallahassee, FL	2.0–4.0	1.0–2.0	1100	$1,235	$1.12	21d	1	1.10mi
301 S Lipona Rd #24 Tallahassee, FL	2.0	1.5	896	$1,350	$1.51	21d	1	1.13mi
316 Ausley Rd Tallahassee, FL	1.0–4.0	1.0–2.0	750	$798	$1.06	13d	8	1.17mi
317 Mabry St Tallahassee, FL	2.0	1.0	808	$898	$1.11	21d	1	1.20mi
394 Prince St Unit 394-PRI Tallahassee, FL	1.0	1.0	600	$1,250	$2.08	21d	1	1.31mi
2350 Wanda Way Tallahassee, FL	2.0–3.0	1.0	861	$1,200	$1.39	21d	1	1.32mi
103 Cactus St Tallahassee, FL	2.0–4.0	1.0–2.0	1000	$1,195	$1.20	13d	3	1.32mi
2301 Old Bainbridge Rd Tallahassee, FL	2.0–3.0	1.0–2.0	1084	$1,200	$1.11	21d	1	1.36mi
1818 Sylvan Ct Unit D Tallahassee, FL	2.0	1.0	850	$1,200	$1.41	13d	1	1.41mi
2309 Old Bainbridge Rd Tallahassee, FL	1.0–2.0	1.0–2.0	798	$1,420	$1.78	13d	10	1.41mi
2401 Atlas Rd Unit B Tallahassee, FL	2.0	1.0	900	$1,100	$1.22	21d	1	1.43mi
2125 Jackson Bluff Rd Tallahassee, FL	1.0–3.0	1.0–2.0	975	$1,172	$1.20	21d	4	1.44mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 28 events

1. 2026-06-18
   days on market $159,000 Active 140 DOM
2. 2026-06-17
   days on market $159,000 Active 139 DOM
3. 2026-06-16
   days on market $159,000 Active 138 DOM
4. 2026-06-15
   days on market $159,000 Active 137 DOM
5. 2026-06-14
   days on market $159,000 Active 135 DOM
6. 2026-06-10
   days on market $159,000 Active 132 DOM
7. 2026-06-09
   days on market $159,000 Active 131 DOM
8. 2026-06-08
   days on market $159,000 Active 130 DOM
9. 2026-06-07
   days on market $159,000 Active 129 DOM
10. 2026-06-05
    days on market $159,000 Active 126 DOM
11. 2026-06-03
    days on market $159,000 Active 125 DOM
12. 2026-06-02
    days on market $159,000 Active 124 DOM
13. 2026-06-01
    days on market $159,000 Active 123 DOM
14. 2026-05-31
    days on market $159,000 Active 122 DOM
15. 2026-05-30
    days on market $159,000 Active 121 DOM
16. 2026-01-29
    listed $159,000 Active
17. 2025-11-17
    historical
18. 2025-09-12
    listed $159,000 Active
19. 2022-09-23
    soldstatus $119,900 Closed 166-char remark

    Show marketing remark (166 chars)

    2/2 close to campus; shopping and restaurants. Vaulted Ceilings; ceramic tile; open floor plan. Patio and wood deck. Currently tenant occupied. Perfect for investors!

20. 2022-09-23
    soldstatus $119,900

    Show marketing remark (166 chars)

    2/2 close to campus; shopping and restaurants. Vaulted Ceilings; ceramic tile; open floor plan. Patio and wood deck. Currently tenant occupied. Perfect for investors!

21. 2022-08-29
    historical Active Under Contract 166-char remark

    Show marketing remark (166 chars)

    2/2 close to campus; shopping and restaurants. Vaulted Ceilings; ceramic tile; open floor plan. Patio and wood deck. Currently tenant occupied. Perfect for investors!

22. 2022-08-18
    listed $119,900 Active 166-char remark

    Show marketing remark (166 chars)

    2/2 close to campus; shopping and restaurants. Vaulted Ceilings; ceramic tile; open floor plan. Patio and wood deck. Currently tenant occupied. Perfect for investors!

23. 2008-08-15
    soldstatus $105,000
24. 2005-06-16
    soldstatus $89,900
25. 2003-09-02
    soldstatus $69,500
26. 1997-12-08
    soldstatus $50,000
27. 1997-11-05
    soldstatus $50,000
28. 1993-04-01
    soldstatus $53,550

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$238/yr (+$20/mo · 22.0%)

ⓘ 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 1/10 Low
• 🌡 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,830
• − Mortgage interest: −$8,906
• − Property taxes: −$1,082
• − Insurance: −$795
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − HOA: −$492
• − Depreciation: −$4,625
• Taxable loss: −$3,444
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $167/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): 51,673
• Household income: $32,348
• Rent vs Own: 86.5% rent · 13.5% own
• Severe rent burden: 6995.0

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 0.65)
• Race & ethnicity: White 45% Black 36% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -72.04%
• Current HPI: 267.8426
• Rent YoY: ▲ 4.69%
• 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

+196.9% since first listed

13 events — show timeline

• 2026-01-29 Listed $159,000 CATRS
• 2025-11-17 Listing Removed — CATRS
• 2025-09-12 Listed $159,000 CATRS
• 2022-09-23 Sold (Public Records) $119,900 Public Records
• 2022-09-23 Sold (MLS) $119,900 CATRS
• 2022-08-29 Contingent — CATRS
• 2022-08-18 Listed $119,900 CATRS
• 2008-08-15 Sold (Public Records) $105,000 Public Records
• 2005-06-16 Sold (Public Records) $89,900 Public Records
• 2003-09-02 Sold (Public Records) $69,500 Public Records
• 1997-12-08 Sold (Public Records) $50,000 Public Records
• 1997-11-05 Sold (Public Records) $50,000 Public Records
• 1993-04-01 Sold (Public Records) $53,550 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,082 · +4.0% YoY. Source: county tax records.