2325 Saxon St · Tallahassee, FL 32333

$245,000

4 bd · 2.0 ba · 2,019 sqft · Townhouse public records · 1 Days on market

Built 2026 7,840 sqft lot

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Why this score? — see what drove the C- 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand New Construction Coming Soon! Welcome to this beautifully designed 4-bedroom, 2-bath home offering modern comfort, functional living, and stylish finishes throughout. Featuring an inviting open-concept floor plan, this home boasts a spacious vaulted family room, a thoughtfully designed kitchen with ample cabinetry and pantry space, and a separate dining area perfect for entertaining. The split floor plan offers privacy, with a generously sized primary suite complete with a walk-in closet and private en-suite bath. Three additional bedrooms provide flexibility for guests, a home office, or growing families. Enjoy the convenience of indoor utility space, abundant natural light, and a co

Key facts

• Ample cabinetry
• Split floor plan
• Vaulted family room

Tags

• OPEN-CONCEPT FLOOR PLAN
• VAULTED FAMILY ROOM
• THOUGHTFULLY DESIGNED KITCHEN
• AMPLE CABINETRY
• SEPARATE DINING AREA
• SPLIT FLOOR PLAN

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached 1-car garage
• Home design: Single-story home
• Exterior features: Publicly maintained road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 4 (12 x 12); Bedroom 3 (11 x 11); Bedroom 2 (11 x 11)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Tray ceilings; High ceilings; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (4.7% below list).
• Recommended offer: $234k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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.
• Market conditions: 67 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2k of loan paydown is wiped out by about $7k 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

• 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 $233,528 (4.7% below list)

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: 0.95% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-14,559
• Equity at exit: $36,530

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $19,376
• Equity at exit: $21,183

Cash invested: $68,600 (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 32333

• Home prices YoY: -24.2%
• Active inventory: 67
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $397

Break-even live

Break-even rent $1,833

Max offer price $245,000

Occupancy floor 78%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3111 Rackley Dr Tallahassee, FL	4.0	2.5	1802	$3,800	$2.11	21d	1	0.76mi
2506 Sir Williams St Tallahassee, FL	3.0	2.0	1662	$2,050	$1.23	21d	1	0.94mi
402 Perkins St Tallahassee, FL	4.0	2.0	1686	$1,850	$1.10	21d	1	1.08mi
418 Perkins St Tallahassee, FL	4.0	2.0	1497	$1,850	$1.24	21d	1	1.11mi
1327 Jackson Bluff Rd Tallahassee, FL	2.0–4.0	2.0	1450	$895	$0.62	21d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   pricestatusdays on marketlisting id $245,000 Active 1 DOM
3. 2026-06-15
   days on market $245,999 Active Under Contract 200 DOM
4. 2026-06-14
   days on market $245,999 Active Under Contract 198 DOM
5. 2026-06-10
   days on market $245,999 Active Under Contract 195 DOM
6. 2026-06-09
   days on market $245,999 Active Under Contract 194 DOM
7. 2026-06-08
   days on market $245,999 Active Under Contract 193 DOM
8. 2026-06-07
   days on market $245,999 Active Under Contract 192 DOM
9. 2026-06-05
   days on market $245,999 Active Under Contract 189 DOM
10. 2026-06-03
    days on market $245,999 Active Under Contract 188 DOM
11. 2026-06-02
    days on market $245,999 Active Under Contract 187 DOM
12. 2026-06-01
    days on market $245,999 Active Under Contract 186 DOM
13. 2026-05-31
    days on market $245,999 Active Under Contract 185 DOM
14. 2026-05-30
    days on market $245,999 Active Under Contract 184 DOM
15. 2026-05-08
    status Active Under Contract
16. 2025-12-09
    historical
17. 2025-06-30
    price $245,999
18. 2025-06-30
    listed $240,999 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: $737 · $61/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$1,296/yr (+$108/mo · 175.9%)

ⓘ 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 2/10 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,023
• − Mortgage interest: −$13,724
• − Property taxes: −$737
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$7,127
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $4,584/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
• City population: 294,472
• Population (ZIP): 11,379

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 0.57)
• Race & ethnicity: White 54% Black 36% Hispanic / Latino 8% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -49.83%
• Current HPI: 155.9185
• Rent YoY: —
• Metro: —
• 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

+2.1% since first listed

4 events — show timeline

• 2026-05-08 Relisted — CATRS
• 2025-12-09 Listing Removed — CATRS
• 2025-06-30 Price Changed $245,999 CATRS
• 2025-06-30 Listed $240,999 CATRS

Property tax history

-4.1%/yr

Latest (2025): $737 · -0.2% YoY. Source: county tax records.