4593 Autumn Woods Way · Tallahassee, FL 32303

$185,000

3 bd · 1.5 ba · 1,222 sqft · SingleFamily public records · 153 Days on market

Built 1976 0.33 ac lot Est $233k · 21% under

---

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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

Key facts

• Brick home
• Large extra bedroom
• No flood zone

Tags

• BRICK HOME
• NEAR LAKE JACKSON
• QUICK ACCESS TO INTERSTATE
• NO FLOOD ZONE
• LARGE EXTRA BEDROOM
• 2024 HOT WATER HEATER

Property features AI

Finance

• Other: Lot approximately 0.33 acre; Zoned residential

Exterior

• Utilities: Public water; Septic tank sewage
• Home design: Single-family residence; One-story
• Construction: Brick veneer and cement siding; Built with durable exterior materials
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $183k (1.0% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Springwood Elementary School (math 32% / reading 31%, grade F, #1,841 of 2,144 statewide, top 86%, 423 students, 69% FRL); Griffin Middle School (math 16% / reading 25%, grade F, #556 of 571 statewide, top 98%, 532 students, 77% FRL); Amos P. Godby High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,444 students, 63% FRL) — zoned schools average 70% FRL vs 45% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Leon average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.1%/yr); 238 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 153 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1976 — 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: 0.99% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $233,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4590 Autumn Woods Way	0.03mi	3/1.5	1,222 (0%)	6mo	$185,000	$151	93
4504 Autumn Woods Way	0.25mi	3/2.0	1,175 (-4%)	3mo	$229,900	$196	78
5794 Split Oak Ln	0.34mi	3/2.0	1,196 (-2%)	2mo	$219,900	$184	77
5680 Doonesbury Way Dr	0.19mi	3/2.5	1,120 (-8%)	2mo	$174,900	$156	72
5491 Denargo Dr	0.29mi	3/2.0	1,116 (-9%)	3mo	$220,000	$197	68
5778 Split Oak Ln	0.32mi	3/2.0	1,346 (+10%)	5mo	$242,000	$180	62
5751 Cypress Cir	0.45mi	3/2.0	1,104 (-10%)	1mo	$245,000	$222	60
5701 Jodphur Ct	0.52mi	3/2.0	1,319 (+8%)	4mo	$276,000	$209	57
6508 Rivers Bank Way	0.73mi	3/2.0	1,275 (+4%)	1mo	$264,000	$207	56
4802 Easy St	0.75mi	3/2.0	1,200 (-2%)	6mo	$225,000	$188	55
4403 Bright Dr	0.54mi	3/2.0	1,332 (+9%)	6mo	$229,900	$173	53
5609 Mossy Top Way	0.45mi	4/2.0 (+1)	1,385 (+13%)	8mo	$265,000	$191	43

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,977
• Equity at exit: $27,584

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $8,999
• Equity at exit: $15,995

Cash invested: $51,800 (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 32303

• Rents YoY: 3.1%
• Active inventory: 238
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $248

Break-even live

Break-even rent $1,517

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $353	-5% $300	+0% $248	+5% $196	+10% $143
Rent	-10% $103	-5% $176	+0% $248	+5% $320	+10% $393
Rate	-1.0pp $341	-0.5pp $295	base $248	+0.5pp $200	+1.0pp $151

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4895 Leah Ln Tallahassee, FL	2.0	2.0	1008	$1,800	$1.79	15d	1	0.58mi
4910 N Monroe St Tallahassee, FL	1.0–3.0	1.0–2.0	1315	$1,709	$1.30	15d	5	1.19mi

Listing history 29 events

1. 2026-06-16
   days on market $185,000 Active 153 DOM
2. 2026-06-15
   days on market $185,000 Active 152 DOM
3. 2026-06-14
   days on market $185,000 Active 150 DOM
4. 2026-06-10
   days on market $185,000 Active 147 DOM
5. 2026-06-09
   days on market $185,000 Active 146 DOM
6. 2026-06-08
   days on market $185,000 Active 145 DOM
7. 2026-06-07
   days on market $185,000 Active 144 DOM
8. 2026-06-05
   days on market $185,000 Active 141 DOM
9. 2026-06-03
   days on market $185,000 Active 140 DOM
10. 2026-06-02
    days on market $185,000 Active 139 DOM
11. 2026-06-01
    days on market $185,000 Active 138 DOM
12. 2026-05-31
    days on market $185,000 Active 137 DOM
13. 2026-05-30
    days on market $185,000 Active 136 DOM
14. 2026-04-27
    soldstatus $170,000
15. 2026-04-24
    soldstatus $170,000 Closed 941-char remark

    Show marketing remark (941 chars)

    BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

16. 2026-03-25
    historical Active Under Contract 941-char remark

    Show marketing remark (941 chars)

    BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

17. 2026-02-27
    price $170,000 941-char remark

    Show marketing remark (941 chars)

    BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

18. 2026-02-05
    price $175,000 941-char remark

    Show marketing remark (941 chars)

    BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

19. 2026-01-28
    price $180,000 941-char remark

    Show marketing remark (941 chars)

    BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

20. 2026-01-12
    listed $185,000 Active 941-char remark

    Show marketing remark (941 chars)

    BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

21. 2026-01-12
    listed $185,000 Active

    Show marketing remark (941 chars)

    BUYER INCENTIVE - Seller now offering $5,000.00 in buyer concessions with acceptable offer. Discover the potential in this 4 bedroom, 1 ½ bath brick home, located near Lake Jackson, with quick access to the interstate. Whether you’re a first-time homebuyer looking for an affordable entry into homeownership or an investor searching for your next profitable project, this property is packed with upside. The home needs some TLC, but the location, lot size, no flood zone and layout make it a smart opportunity to add value. With a large extra bedroom, 2024 Hot Water Heater, solid structure, and a large backyard, this home is perfectly positioned for a renovation, rental conversion, or resale flip. The layout allows for modern reconfiguration, additional living space, or added value through cosmetic and functional upgrades. Being sold completely AS-IS. Opportunities like this don’t last, secure your showing today.

22. 2020-03-31
    soldstatus $134,000 384-char remark

    Show marketing remark (384 chars)

    Well kept and updated four bedroom, one and one-half bath home! This home features laminate flooring in the living areas and bedrooms; and the kitchen and bath have tile! The fourth bedroom can be used as an office, den or however you like. There is also a full appliance package in this charming kitchen! Backyard includes a screened porch and big fenced yard!! Come and see it today

23. 2020-03-27
    soldstatus $134,000
24. 2020-02-29
    historical
25. 2020-01-18
    listed $134,000
26. 2020-01-13
    listed $134,000 384-char remark

    Show marketing remark (384 chars)

    Well kept and updated four bedroom, one and one-half bath home! This home features laminate flooring in the living areas and bedrooms; and the kitchen and bath have tile! The fourth bedroom can be used as an office, den or however you like. There is also a full appliance package in this charming kitchen! Backyard includes a screened porch and big fenced yard!! Come and see it today

27. 2017-11-05
    historical
28. 2017-07-03
    listed $121,900
29. 2007-07-18
    soldstatus $135,000

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,974
• − Mortgage interest: −$10,363
• − Property taxes: −$1,816
• − Insurance: −$925
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$5,382
• Taxable loss: −$27
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,984/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

• County: Leon County · 294,472 people
• City population: 294,472
• Metro: Tallahassee, FL
• Population (ZIP): 49,785
• Household income: $62,275
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 2919.0

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 0.63)
• Race & ethnicity: White 50% Black 34% Hispanic / Latino 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 5% Arabic 1% 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: ▼ -255.24%
• Current HPI: 241.3131
• Rent YoY: ▲ 3.12%
• 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

+25.9% since first listed

16 events — show timeline

• 2026-04-27 Sold (Public Records) $170,000 Public Records
• 2026-04-24 Sold (MLS) $170,000 CATRS
• 2026-03-25 Contingent — CATRS
• 2026-02-27 Price Changed $170,000 CATRS
• 2026-02-05 Price Changed $175,000 CATRS
• 2026-01-28 Price Changed $180,000 CATRS
• 2026-01-12 Listed $185,000 SGMLS
• 2026-01-12 Listed $185,000 CATRS
• 2020-03-31 Sold (MLS) $134,000 CATRS
• 2020-03-27 Sold (Public Records) $134,000 Public Records
• 2020-02-29 Listing Removed — CATRS
• 2020-01-18 Listed $134,000 CATRS
• 2020-01-13 Listed $134,000 CATRS
• 2017-11-05 Listing Removed — CATRS
• 2017-07-03 Listed $121,900 CATRS
• 2007-07-18 Sold (Public Records) $135,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,816 · +2.8% YoY. Source: county tax records.