1047 Sutor Rd · Tallahassee, FL 32311

$125,000

3 bd · 1.0 ba · 912 sqft · Townhouse public records · 1 Days on market

Built 1983 5,662 sqft lot Est $168k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Some photos have been virtually enhanced. Great opportunity for a first-time home buyer, investor, or anyone looking for an affordable one-story home. With very few single-story properties available at this price point, this one is worth a look. If you've seen it before, come back and check out the recent refresh, including wallpaper removal, freshly painted kitchen and bathroom cabinets, new bathroom flooring, and a bright, updated feel throughout. Major systems are in working order, making this a solid option for someone looking to move in now and add value over time. Roof replaced in 2009 and HVAC in 2014. This 2 bed/1 bath home includes a bonus room that can function as a third bedroom,

Key facts

• Open floor plan
• Hvac
• Bonus room

Tags

• FRESHLY PAINTED KITCHEN
• NEW BATHROOM FLOORING
• ROOF REPLACED
• HVAC
• BONUS ROOM
• OPEN FLOOR PLAN

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-story; Fiber cement and wood siding construction
• Construction: Fiber cement siding; Wood siding
• Exterior features: Covered patio/porch; Patio; Porch; Private maintained road; Paved road

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Bedroom 2 (13 x 10); Bedroom 3 (13 x 9)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: End unit; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.8% 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.
• Market conditions: Rents rising fast (+5.5%/yr); 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $167,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3725 Sutor Ct	0.04mi	2/1.0 (-1)	912 (0%)	4mo	$117,500	$129	90
3729 Sutor Ct	0.05mi	2/1.0 (-1)	920 (+1%)	4mo	$117,500	$128	88
3708 Rockbrook Dr Unit B	0.18mi	2/1.5 (-1)	960 (+5%)	4mo	$137,000	$143	73
1018 Crossing Brook Way	0.14mi	2/1.0 (-1)	992 (+9%)	2mo	$128,000	$129	73
3706 Aksarben Dr	0.11mi	2/1.5 (-1)	992 (+9%)	2mo	$135,000	$136	72
3742 Rockbrook Dr	0.21mi	2/2.0 (-1)	1,000 (+10%)	1mo	$120,000	$120	64
1160 Copper Creek Dr Unit A	0.12mi	2/2.0 (-1)	1,008 (+10%)	6mo	$185,000	$184	63
1053 Copper Creek Dr	0.20mi	2/2.0 (-1)	1,008 (+10%)	3mo	$208,000	$206	62
1064 Copper Creek Dr Unit B	0.20mi	2/2.0 (-1)	1,008 (+10%)	3mo	$204,000	$202	62
1029 Copper Creek Dr	0.23mi	2/2.0 (-1)	1,008 (+10%)	5mo	$200,000	$198	58
1187 Brafforton Way	0.75mi	2/2.0 (-1)	964 (+6%)	7mo	$180,000	$187	41
1218 Brafforton Dr	0.71mi	2/2.0 (-1)	1,008 (+10%)	3mo	$215,000	$213	38

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 · 5.55% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.60×
• Total profit: $21,142
• Equity at exit: $18,638

10-year hold

• IRR: 25.2%
• Equity multiple: 3.47×
• Total profit: $86,550
• Equity at exit: $10,808

Cash invested: $35,000 (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 32311

• Home prices YoY: -27.5%
• Rents YoY: 5.5%
• Active inventory: 117
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $573

Break-even live

Break-even rent $1,118

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3909 Reserve Dr Tallahassee, FL	1.0–3.0	1.0–2.0	1220	$1,825	$1.50	13d	1	0.24mi
3373 Apalachee Pkwy Tallahassee, FL	1.0–2.0	1.0–2.0	779	$1,258	$1.61	13d	1	0.53mi
2750 Old Saint Augustine Rd Tallahassee, FL	1.0–3.0	1.0–2.0	1230	$1,739	$1.41	21d	2	1.39mi
1497 Wooster Dr Tallahassee, FL	2.0–3.0	2.0–3.0	1238	$2,165	$1.75	13d	6	1.48mi

Listing history 15 events

1. 2026-06-18
   pricedays on marketlisting id $125,000 Active 1 DOM
2. 2026-06-10
   days on market $129,900 Active 100 DOM
3. 2026-06-09
   days on market $129,900 Active 99 DOM
4. 2026-06-08
   days on market $129,900 Active 98 DOM
5. 2026-06-07
   days on market $129,900 Active 97 DOM
6. 2026-06-05
   days on market $129,900 Active 94 DOM
7. 2026-06-03
   days on market $129,900 Active 93 DOM
8. 2026-06-02
   days on market $129,900 Active 92 DOM
9. 2026-06-01
   days on market $129,900 Active 91 DOM
10. 2026-05-31
    days on market $129,900 Active 90 DOM
11. 2026-05-30
    days on market $129,900 Active 89 DOM
12. 2026-03-02
    listed $129,900 Active
13. 2026-02-14
    historical Active Under Contract
14. 2026-02-14
    historical
15. 2026-01-31
    listed $129,900 Active

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/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: $22,120
• − Mortgage interest: −$7,002
• − Property taxes: −$2,105
• − Insurance: −$625
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$3,636
• Taxable income: $5,212
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $5,627/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): 21,905
• Household income: $81,243
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 795.0

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 0.64)
• Race & ethnicity: White 52% Black 27% Two or more races 10% Hispanic / Latino 9% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 2% Serbian 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -90.68%
• Current HPI: 238.8804
• Rent YoY: ▲ 5.55%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-02 Listed $129,900 CATRS
• 2026-02-14 Contingent — CATRS
• 2026-02-14 Listing Removed — CATRS
• 2026-01-31 Listed $129,900 CATRS

Property tax history

+50.2%/yr

Latest (2025): $2,105 · +1833.3% YoY. Source: county tax records.