997 Sutor Rd · Tallahassee, FL 32311

$525,000

8 bd · 4.0 ba · 3,108 sqft · MultiFamily · 59 Days on market

Built 1981

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

BRINGS IN $2690/month!!QUADRUPLEX tastefully remodeled and fully occupied!! Each of the 4 units are 2/1's. .. . Excellent rental area just minutes from Tom Brown Park and Super Wal-Mart. Many updates include new flooring, paint, light fixtures, etc. Renters Dream Come True. dishwashers, deck/patio areas, and laundry rooms specific to each unit. Rent all 4 For Strong Cash Flow or Move Into One and rent the other 3.. .All units occupied. Agent has Ownership Interest.

Key facts

• Parking
• Built 1981
• Listed 58 days

Property features AI

Finance

• Other: Gardener and pest control included in rent
• Financial info: Property offered for sale; Month-to-month leases; Owner pays insurance, repairs, and taxes; Rent for some units listed at $1,100

Exterior

• Parking: Assigned parking spaces
• Security: Smoke detectors
• Utilities: Electric heating and cooling
• Home design: Multifamily building with 4 total units
• Construction: Brick construction
• Exterior features: Deck; Patio; Fence (partial); Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Four 2-bedroom units (Units A–D)
• Flooring: Carpet; Clay; Ceramic tile; Vinyl
• Bathrooms: Four 1-bath units (full bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Partially carpeted interiors; Varied flooring throughout
• Laundry & utility: Washer and Dryer in units; Utility room

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $303/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $509k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: Rents rising fast (+5.5%/yr); 117 active listings in the ZIP; solid renter incomes; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• At $6,128/mo this rent would consume 91% of the median local household income ($81k/yr) (locally 795% 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 $4k of loan paydown is wiped out by about $16k 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 $147k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $224k; list at $525k implies a 134% 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 $509,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.55% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $8,397
• Equity at exit: $78,279

10-year hold

• IRR: 13.5%
• Equity multiple: 2.20×
• Total profit: $176,876
• Equity at exit: $45,392

Cash invested: $147,000 (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: 28.6×

Monthly cashflow live

• Estimated rent: $6,128 medium
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,287
• Net cashflow: $1,213

Break-even live

Break-even rent $4,593

Max offer price $525,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,576	-5% $1,394	+0% $1,213	+5% $1,032	+10% $850
Rent	-10% $729	-5% $971	+0% $1,213	+5% $1,455	+10% $1,697
Rate	-1.0pp $1,477	-0.5pp $1,346	base $1,213	+0.5pp $1,077	+1.0pp $939

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,128
Total (4 units)			$6,128

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-31
   days on market $525,000 Active 59 DOM
2. 2026-05-30
   days on market $525,000 Active 58 DOM
3. 2026-04-02
   listed $525,000 Active
4. 2025-03-06
   historical $1,000
5. 2025-02-16
   listed $1,000
6. 2025-01-26
   historical $1,000
7. 2024-12-27
   listed $1,000
8. 2011-04-15
   soldstatus $224,000 470-char remark

   Show marketing remark (470 chars)

   BRINGS IN $2690/month!!QUADRUPLEX tastefully remodeled and fully occupied!! Each of the 4 units are 2/1's. .. . Excellent rental area just minutes from Tom Brown Park and Super Wal-Mart. Many updates include new flooring, paint, light fixtures, etc. Renters Dream Come True. dishwashers, deck/patio areas, and laundry rooms specific to each unit. Rent all 4 For Strong Cash Flow or Move Into One and rent the other 3.. .All units occupied. Agent has Ownership Interest.

9. 2009-11-24
   listed $224,900 470-char remark

   Show marketing remark (470 chars)

   BRINGS IN $2690/month!!QUADRUPLEX tastefully remodeled and fully occupied!! Each of the 4 units are 2/1's. .. . Excellent rental area just minutes from Tom Brown Park and Super Wal-Mart. Many updates include new flooring, paint, light fixtures, etc. Renters Dream Come True. dishwashers, deck/patio areas, and laundry rooms specific to each unit. Rent all 4 For Strong Cash Flow or Move Into One and rent the other 3.. .All units occupied. Agent has Ownership Interest.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $73,536
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,883
• − Management: −$5,883
• − Depreciation: −$15,273
• Taxable income: $6,589
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $12,974/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

+133.4% since first listed

7 events — show timeline

• 2026-04-02 Listed $525,000 CATRS
• 2025-03-06 Rental Removed $1,000 TURBOTENANT
• 2025-02-16 Listed for Rent $1,000 TURBOTENANT
• 2025-01-26 Rental Removed $1,000 TURBOTENANT
• 2024-12-27 Listed for Rent $1,000 TURBOTENANT
• 2011-04-15 Sold (MLS) $224,000 CATRS
• 2009-11-24 Listed $224,900 CATRS