914 Crossway Rd · Tallahassee, FL 32305

$122,500

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 89 Days on market

Built 1999 6,969 sqft lot Est $209k · 41% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• 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 MLS

Cute and affordable 3-bedroom, 2-bath home built in 1999. Spacious eat-in kitchen. Inside laundry room. Partially fenced yard. Extended parking pad. No HOA fees. More photos coming soon. Call to see it TODAY!

Key facts

• 6,969 sq ft lot
• Parking
• Built 1999

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Slab foundation; Built with vinyl siding
• Exterior features: Partial fencing; Paved, public maintained road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Bedroom 2: 11x11; Bedroom 3: 11x10
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric cooling
• Interior features: Tray ceilings; Vaulted ceilings
• Laundry & utility: Utility room (11x13)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Zoned schools: Oak Ridge Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 419 students, 82% FRL); R. Frank Nims Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 609 students, 82% FRL); James Rickards High School (math 23% / reading 37%, grade F, #441 of 667 statewide, top 67%, 1,581 students, 57% FRL) — zoned schools average 74% FRL vs 45% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Leon average; the district grade overstates school quality for this exact location.
• Market conditions: 105 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $847 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 + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $22k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $115,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $208,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4748 Hibiscus Ave	0.07mi	3/2.0	1,108 (-10%)	4mo	$157,000	$142	77
4750 Hibiscus Ave	0.08mi	3/2.0	1,131 (-8%)	8mo	$161,000	$142	76
994 Crawfordville Trce	0.45mi	3/2.0	1,247 (+1%)	8mo	$221,500	$178	71
990 Crawfordville Trce	0.46mi	3/2.0	1,280 (+4%)	3mo	$250,000	$195	70
1313 Carson Dr	0.56mi	3/1.5	1,216 (-2%)	2mo	$140,500	$116	68
911 Crossway Rd	0.03mi	3/2.0	1,100 (-11%)	23mo	$140,000	$127	61
5904 Orchid Seed Ln	0.26mi	3/2.0	1,085 (-12%)	14mo	$183,000	$169	56
143 Ross Rd	0.54mi	3/1.0	1,118 (-9%)	1mo	$80,000	$72	54
155 Ross Rd	0.56mi	3/2.0	1,366 (+11%)	2mo	$268,000	$196	54
973 Balkin Rd	0.47mi	3/2.0	1,300 (+5%)	21mo	$203,900	$157	52
279 Ayers Ct	0.70mi	3/2.0	1,327 (+8%)	11mo	$283,000	$213	45
1056 Balkin Rd	0.40mi	3/3.0	1,408 (+14%)	22mo	$243,000	$173	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,730
• Equity at exit: $18,265

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $31,368
• Equity at exit: $10,592

Cash invested: $34,300 (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 32305

• Home prices YoY: -22.5%
• Active inventory: 105
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $355

Break-even live

Break-even rent $965

Max offer price $122,500

Occupancy floor 70%

Sensitivity live

Price	-10% $424	-5% $390	+0% $355	+5% $320	+10% $286
Rent	-10% $243	-5% $299	+0% $355	+5% $411	+10% $467
Rate	-1.0pp $417	-0.5pp $386	base $355	+0.5pp $323	+1.0pp $291

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5015 Oleander Dr Tallahassee, FL	2.0	1.0	750	$895	$1.19	15d	1	0.20mi
4768 Woodville Hwy Tallahassee, FL	1.0–3.0	1.0–2.0	1201	$1,600	$1.33	15d	1	1.48mi

Listing history 26 events

1. 2026-06-22
   days on market $122,500 Active 89 DOM
2. 2026-06-18
   days on market $122,500 Active 86 DOM
3. 2026-06-17
   days on market $122,500 Active 85 DOM
4. 2026-06-16
   days on market $122,500 Active 84 DOM
5. 2026-06-15
   days on market $122,500 Active 83 DOM
6. 2026-06-14
   days on market $122,500 Active 81 DOM
7. 2026-06-10
   days on market $122,500 Active 78 DOM
8. 2026-06-09
   days on market $122,500 Active 77 DOM
9. 2026-06-08
   days on market $122,500 Active 76 DOM
10. 2026-06-07
    days on market $122,500 Active 75 DOM
11. 2026-06-05
    days on market $122,500 Active 72 DOM
12. 2026-06-03
    days on market $122,500 Active 71 DOM
13. 2026-06-02
    days on market $122,500 Active 70 DOM
14. 2026-06-01
    days on market $122,500 Active 69 DOM
15. 2026-05-31
    days on market $122,500 Active 68 DOM
16. 2026-05-30
    days on market $122,500 Active 67 DOM
17. 2026-04-29
    price $122,500
18. 2026-04-15
    price $129,900
19. 2026-04-09
    price $137,500
20. 2026-03-24
    listed $145,000 Active
21. 2026-03-07
    historical
22. 2025-12-23
    listed $130,000 Active
23. 2019-12-10
    soldstatus $100,000 208-char remark

    Show marketing remark (208 chars)

    Cute and affordable 3-bedroom, 2-bath home built in 1999. Spacious eat-in kitchen. Inside laundry room. Partially fenced yard. Extended parking pad. No HOA fees. More photos coming soon. Call to see it TODAY!

24. 2019-07-15
    listed $99,900 208-char remark

    Show marketing remark (208 chars)

    Cute and affordable 3-bedroom, 2-bath home built in 1999. Spacious eat-in kitchen. Inside laundry room. Partially fenced yard. Extended parking pad. No HOA fees. More photos coming soon. Call to see it TODAY!

25. 2006-01-04
    soldstatus $104,900
26. 2000-01-06
    soldstatus $75,000

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$188/yr (+$16/mo · 22.7%)

ⓘ 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 ≥109°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: $16,975
• − Mortgage interest: −$6,862
• − Property taxes: −$829
• − Insurance: −$612
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,564
• Taxable income: $2,392
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $3,686/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): 19,384
• Household income: $48,045
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 654.0

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 0.57)
• Race & ethnicity: Black 57% White 33% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 1% Hispanic 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -63.40%
• Current HPI: 218.4834
• 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

+63.3% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $122,500 CATRS
• 2026-04-15 Price Changed $129,900 CATRS
• 2026-04-09 Price Changed $137,500 CATRS
• 2026-03-24 Listed $145,000 CATRS
• 2026-03-07 Listing Removed — CATRS
• 2025-12-23 Listed $130,000 CATRS
• 2019-12-10 Sold (MLS) $100,000 CATRS
• 2019-07-15 Listed $99,900 CATRS
• 2006-01-04 Sold (Public Records) $104,900 Public Records
• 2000-01-06 Sold (Public Records) $75,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $829 · +39.1% YoY. Source: county tax records.