1247 Mccaskill Ave · Tallahassee, FL 32310

$110,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 132 Days on market

Built 1952 7,405 sqft lot Est $139k · 21% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Investment Opportunity, Nice corner lot with nice yard. Newer HVAC, Hot Water Heater and Fridge. Washer Dryer hook ups in the house. Front sunroom has window unit for air (does not convey). Due to covid 19, room measurements are approximate.

Key facts

• Minutes from fsu
• Minutes from famu
• 7,405 sq ft lot

Tags

• MINUTES FROM FSU
• MINUTES FROM FAMU

Property features AI

Finance

• Financial info: Offered for sale
• HOA & community: Street lights in the community

Exterior

• Parking: Driveway
• Utilities: Public maintained paved road access
• Home design: Single-story; Asbestos construction material
• Construction: Asbestos construction
• Exterior features: Covered porch

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Bedroom 2 (14 x 12)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Hardwood flooring; Tile flooring; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 94 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 44% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $166 of equity ($761 loan paydown + $-595 appreciation (-0.5% local appreciation)).
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1952 — 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: 1.27% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $139,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2034 Hillsborough St	0.25mi	3/1.0	888 (+1%)	4mo	$140,000	$158	84
2056 Warwick St	0.29mi	3/1.0	864 (-2%)	1mo	$90,000	$104	83
1222 Hutchinson St	0.32mi	3/1.0	864 (-2%)	9mo	$92,000	$106	75
1410 Coleman St	0.42mi	2/1.0 (-1)	900 (+2%)	2mo	$193,750	$215	70
1605 Mayhew St	0.39mi	3/1.0	912 (+4%)	8mo	$165,000	$181	69
1420 Elberta Dr	0.23mi	3/1.0	780 (-11%)	9mo	$84,000	$108	63
1631 Mccaskill Ave	0.34mi	2/1.0 (-1)	946 (+8%)	6mo	$98,000	$104	62
1820 Keith St	0.41mi	3/1.0	975 (+11%)	1mo	$140,000	$144	62
1233 Stuckey Ave	0.08mi	2/1.0 (-1)	754 (-14%)	8mo	$98,000	$130	61
1811 Tyndall Dr	0.72mi	3/1.0	912 (+4%)	4mo	$169,000	$185	57
2014 Keith	0.47mi	2/1.0 (-1)	800 (-9%)	6mo	$137,500	$172	53
1508 Pepper Dr	0.33mi	2/1.0 (-1)	764 (-13%)	9mo	$125,000	$164	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.57×
• Total profit: $17,677
• Equity at exit: $28,996

10-year hold

• IRR: 17.8%
• Equity multiple: 2.86×
• Total profit: $57,258
• Equity at exit: $32,584

Cash invested: $30,800 (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 32310

• Home prices YoY: -0.2%
• Active inventory: 94
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$577
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $371

Break-even live

Break-even rent $930

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $434	-5% $403	+0% $371	+5% $340	+10% $309
Rent	-10% $261	-5% $316	+0% $371	+5% $427	+10% $482
Rate	-1.0pp $427	-0.5pp $399	base $371	+0.5pp $343	+1.0pp $314

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 McCaskill Ave Tallahassee, FL	1.0–2.0	1.0	750	$969	$1.29	22d	43	0.29mi
1426 Pepper Dr Tallahassee, FL	2.0	1.0	858	$1,250	$1.46	22d	1	0.35mi
1643 Sharkey St Tallahassee, FL	3.0	1.0	912	$1,350	$1.48	22d	1	0.53mi
1303 Airport Dr Unit A08 Tallahassee, FL	2.0	2.5	1083	$1,475	$1.36	22d	1	0.56mi
1606 Airport Dr Tallahassee, FL	3.0	2.0	1008	$1,395	$1.38	22d	1	0.58mi
643 Kissimmee St Tallahassee, FL	2.0	1.0	800	$1,595	$1.99	22d	1	0.65mi
2332 Keith St Tallahassee, FL	2.0	1.0	650	$1,050	$1.62	22d	1	0.68mi
635 Palm Beach St Apt 125 Tallahassee, FL	2.0	2.0	900	$900	$1.00	22d	1	0.73mi
833 W Gaines St Tallahassee, FL	2.0	2.0	1080	$2,350	$2.18	14d	2	0.80mi
930 S Lipona Rd Unit D Tallahassee, FL	2.0	2.0	896	$1,295	$1.45	22d	1	0.82mi
1854 Belle Vue Way Tallahassee, FL	2.0–4.0	1.0–2.0	1100	$1,768	$1.61	22d	1	1.06mi
301 S Lipona Rd #24 Tallahassee, FL	2.0	1.5	896	$1,350	$1.51	22d	1	1.06mi
220 Atkinson Dr Unit D Tallahassee, FL	2.0	1.0	928	$1,100	$1.19	22d	1	1.07mi
509 Famcee Ave Tallahassee, FL	3.0	2.0	1079	$1,700	$1.58	22d	1	1.08mi
2125 Jackson Bluff Rd Tallahassee, FL	1.0–3.0	1.0–2.0	975	$1,399	$1.43	22d	4	1.15mi
1737 S M L King Jr Blvd Tallahassee, FL	3.0	1.0	701	$1,450	$2.07	22d	1	1.16mi
1533 S Bronough St Tallahassee, FL	2.0	1.0	750	$1,150	$1.53	14d	1	1.20mi
318 W Harrison St Unit 324 Tallahassee, FL	2.0	1.0	525	$1,000	$1.90	22d	1	1.20mi
2131 Jackson Bluff Rd Tallahassee, FL	2.0	2.0	1043	$1,257	$1.21	14d	3	1.20mi
3178 N Ridge Rd Apt A Tallahassee, FL	2.0	2.0	995	$1,350	$1.36	14d	1	1.21mi
1402 Melvin St #1 Tallahassee, FL	2.0	1.0	550	$1,100	$2.00	22d	1	1.25mi
316 Ausley Rd Tallahassee, FL	1.0–4.0	1.0–2.0	750	$1,197	$1.60	14d	8	1.27mi
1504 S Adams St #1 Tallahassee, FL	2.0	2.0	1088	$1,300	$1.19	14d	1	1.32mi
322 Conradi St Tallahassee, FL	3.0	2.0	1100	$1,950	$1.77	22d	4	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 132 DOM
2. 2026-06-17
   days on market $110,000 Active 131 DOM
3. 2026-06-16
   days on market $110,000 Active 130 DOM
4. 2026-06-15
   days on market $110,000 Active 129 DOM
5. 2026-06-14
   days on market $110,000 Active 127 DOM
6. 2026-06-10
   days on market $110,000 Active 124 DOM
7. 2026-06-09
   days on market $110,000 Active 123 DOM
8. 2026-06-08
   days on market $110,000 Active 122 DOM
9. 2026-06-07
   days on market $110,000 Active 121 DOM
10. 2026-06-05
    days on market $110,000 Active 118 DOM
11. 2026-06-03
    days on market $110,000 Active 117 DOM
12. 2026-06-02
    days on market $110,000 Active 116 DOM
13. 2026-06-01
    days on market $110,000 Active 115 DOM
14. 2026-05-31
    days on market $110,000 Active 114 DOM
15. 2026-05-30
    days on market $110,000 Active 113 DOM
16. 2026-02-25
    price $110,000
17. 2026-02-06
    listed $130,000 Active
18. 2022-03-22
    soldstatus $70,000
19. 2022-03-18
    soldstatus $70,000 Closed 248-char remark

    Show marketing remark (248 chars)

    Great Investment Opportunity, Nice corner lot with nice yard. Newer HVAC, Hot Water Heater and Fridge. Washer Dryer hook ups in the house. Front sunroom has window unit for air (does not convey). Due to covid 19, room measurements are approximate.

20. 2021-07-30
    historical 248-char remark

    Show marketing remark (248 chars)

    Great Investment Opportunity, Nice corner lot with nice yard. Newer HVAC, Hot Water Heater and Fridge. Washer Dryer hook ups in the house. Front sunroom has window unit for air (does not convey). Due to covid 19, room measurements are approximate.

21. 2021-07-08
    status Active 248-char remark

    Show marketing remark (248 chars)

    Great Investment Opportunity, Nice corner lot with nice yard. Newer HVAC, Hot Water Heater and Fridge. Washer Dryer hook ups in the house. Front sunroom has window unit for air (does not convey). Due to covid 19, room measurements are approximate.

22. 2021-06-27
    historical Active Under Contract 248-char remark

    Show marketing remark (248 chars)

    Great Investment Opportunity, Nice corner lot with nice yard. Newer HVAC, Hot Water Heater and Fridge. Washer Dryer hook ups in the house. Front sunroom has window unit for air (does not convey). Due to covid 19, room measurements are approximate.

23. 2021-05-24
    price $74,000 248-char remark

    Show marketing remark (248 chars)

    Great Investment Opportunity, Nice corner lot with nice yard. Newer HVAC, Hot Water Heater and Fridge. Washer Dryer hook ups in the house. Front sunroom has window unit for air (does not convey). Due to covid 19, room measurements are approximate.

24. 2020-12-05
    listed $75,000 Active 248-char remark

    Show marketing remark (248 chars)

    Great Investment Opportunity, Nice corner lot with nice yard. Newer HVAC, Hot Water Heater and Fridge. Washer Dryer hook ups in the house. Front sunroom has window unit for air (does not convey). Due to covid 19, room measurements are approximate.

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 · 19 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: $16,800
• − Mortgage interest: −$6,162
• − Property taxes: −$1,342
• − Insurance: −$550
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,200
• Taxable income: $2,858
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,771/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): 14,888
• Household income: $38,288
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1272.0

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 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -0.54%
• Current HPI: 270.5721
• Rent YoY: —
• 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

+46.7% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $110,000 CATRS
• 2026-02-06 Listed $130,000 CATRS
• 2022-03-22 Sold (Public Records) $70,000 Public Records
• 2022-03-18 Sold (MLS) $70,000 CATRS
• 2021-07-30 Listing Removed — CATRS
• 2021-07-08 Relisted — CATRS
• 2021-06-27 Contingent — CATRS
• 2021-05-24 Price Changed $74,000 CATRS
• 2020-12-05 Listed $75,000 CATRS

Property tax history

+6.4%/yr

Latest (2025): $1,342 · +4.8% YoY. Source: county tax records.