1625 Stanley Ave · Tallahassee, FL 32310

$155,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 17 Days on market

Built 1953 9,147 sqft lot Est $163k · at est.

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Why this score? — see what drove the D 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 +9.8/30.0
• ARV discount +9.7/15.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Well built 2 bed/1 bath home on almost a quarter acre lot in a quiet neighborhood. Family room has a closet and could also be used as an additional bedroom. Close to FSU/FAMU/TSC, restaurants, downtown and the airport. Built-in bookshelves, rear porch with w/ d hookups and a large backyard. House is perfect for first-time homeowners or investors. Seller will replace roof with an accepted offer.

Key facts

• Large backyard
• Rear porch
• Built-in bookshelves

Tags

• BUILT-IN BOOKSHELVES
• REAR PORCH
• LARGE BACKYARD

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Curbs; Gutters; Street lights

Exterior

• Parking: Driveway
• Security: Owned security system
• Utilities: Public sewer
• Home design: Single-story; Wood siding with block and concrete construction
• Construction: Block and concrete construction; Wood siding
• Exterior features: Partial fencing; Publicly maintained road frontage

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (approx. 9 x 10)
• Flooring: Engineered hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Window treatments; Engineered hardwood flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (26.7% below list).
• Recommended offer: $114k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 $233 of equity ($1k loan paydown + $-839 appreciation (-0.5% local appreciation)).
• 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 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $155k implies a 933% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,550 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $163,152
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1623 Marcia Ave	0.08mi	2/1.0	705 (-11%)	1mo	$149,000	$211	77
1626 Rankin Ave	0.08mi	2/1.0	817 (+3%)	17mo	$159,900	$196	77
1526 Rankin Ave	0.31mi	2/1.0	817 (+3%)	8mo	$155,000	$190	74
1565 Patrick Ave	0.18mi	2/1.0	726 (-8%)	21mo	$149,900	$206	60
3975 Roberts Ave	0.37mi	2/1.0	690 (-13%)	4mo	$155,000	$225	58

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: -7.6%
• Equity multiple: 0.66×
• Total profit: $-14,834
• Equity at exit: $40,858

10-year hold

• IRR: -1.2%
• Equity multiple: 0.88×
• Total profit: $-5,202
• Equity at exit: $45,914

Cash invested: $43,400 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$813
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-100

Break-even live

Break-even rent $1,262

Max offer price $137,328

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-56	+0% $-100	+5% $-144	+10% $-188
Rent	-10% $-190	-5% $-145	+0% $-100	+5% $-55	+10% $-10
Rate	-1.0pp $-22	-0.5pp $-61	base $-100	+0.5pp $-140	+1.0pp $-181

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2416 Jackson Bluff Rd Tallahassee, FL	1.0	1.0	540	$800	$1.48	22d	1	1.13mi
103 Cactus St Tallahassee, FL	2.0–4.0	1.0–2.0	1000	$1,195	$1.20	15d	3	1.16mi
317 Mabry St Tallahassee, FL	2.0	1.0	808	$898	$1.11	22d	1	1.29mi
2131 Jackson Bluff Rd Tallahassee, FL	2.0	2.0	1043	$1,257	$1.21	15d	3	1.37mi
2125 Jackson Bluff Rd Tallahassee, FL	1.0–3.0	1.0–2.0	975	$1,172	$1.20	22d	4	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $155,000 Active 17 DOM
2. 2026-06-17
   days on market $155,000 Active 16 DOM
3. 2026-06-16
   days on market $155,000 Active 15 DOM
4. 2026-06-15
   days on market $155,000 Active 14 DOM
5. 2026-06-14
   days on market $155,000 Active 12 DOM
6. 2026-06-10
   days on market $155,000 Active 9 DOM
7. 2026-06-09
   days on market $155,000 Active 8 DOM
8. 2026-06-08
   days on market $155,000 Active 7 DOM
9. 2026-06-07
   days on market $155,000 Active 6 DOM
10. 2026-06-05
    days on market $155,000 Active 3 DOM
11. 2026-06-03
    days on market $155,000 Active 2 DOM
12. 2026-06-02
    remarks 397-char remark
13. 2026-06-02
    listed $155,000 Active 1 DOM

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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: $13,626
• − Mortgage interest: −$8,682
• − Property taxes: −$1,436
• − Insurance: −$775
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$4,509
• Taxable loss: −$3,957
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $-251/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

+933.3% since first listed

2 events — show timeline

• 2026-05-28 Listed $155,000 CATRS
• 1994-03-31 Sold (Public Records) $15,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,436 · +10.7% YoY. Source: county tax records.