6266 1st Ave S #29 · St. Petersburg, FL 33707

$119,900

1 bd · 1.0 ba · 575 sqft · Condo public records · 255 Days on market

Built 1964 $455/mo HOA · 29% of rent

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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 +12.8/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED FOR FAST SALE!!! Great investment property with tenant all ready in place. Great location, close to beaches / downtown / shops & restaurants. Not a short sale. Buyer to verify all room and square-foot measurements.

Key facts

• Gated community
• Walk-in closet
• Updated kitchen

Tags

• UPDATED KITCHEN
• WALK-IN CLOSET
• GATED COMMUNITY
• COURTYARD
• BBQ GRILLS
• ONSITE LAUNDRY FACILITY

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees $5,460
• HOA & community: Monthly condo fee $455 (includes pool, escrow reserves, insurance, structure maintenance, general maintenance, management, sewer, trash, water); Association requires approval; Association amenities include pool and owned recreation; sidewalks present; Pets not allowed

Exterior

• Parking: On-street parking available; four guest spots off street (per listing directions)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Residential condominium; Second-floor unit; Faces west; One story (building listed as one level)
• Construction: Block and stucco construction; Other roof type; Slab foundation; Building name: FRENCH QUARTER CONDO
• Exterior features: Outdoor grill; Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Thermostat; Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.7% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.6% in St. Petersburg — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pinellas (suburban): math 51% / reading 51% proficiency, ranked #31 of 73 in FL (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bear Creek Elementary School (math 47% / reading 42%, grade F, #1,288 of 2,144 statewide, top 62%, 286 students, 82% FRL); Azalea Middle School (math 26% / reading 27%, grade F, #503 of 571 statewide, top 88%, 678 students, 74% FRL); Boca Ciega High School (math 24% / reading 33%, grade F, #458 of 667 statewide, top 69%, 1,423 students, 64% FRL) — zoned schools average 73% FRL vs 48% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.6%/yr); 462 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pinellas County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $120k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% 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. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.27×
• Total profit: $-24,511
• Equity at exit: $17,877

10-year hold

• IRR: -35.0%
• Equity multiple: -0.16×
• Total profit: $-38,978
• Equity at exit: $10,367

Cash invested: $33,572 (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 33707

• Rents YoY: -0.6%
• Active inventory: 462
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$629
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$50
• HOA: −$455
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-12

Break-even live

Break-even rent $1,589

Max offer price $117,803

Occupancy floor 96%

Sensitivity live

Price	-10% $56	-5% $22	+0% $-12	+5% $-46	+10% $-80
Rent	-10% $-136	-5% $-74	+0% $-12	+5% $50	+10% $112
Rate	-1.0pp $49	-0.5pp $19	base $-12	+0.5pp $-43	+1.0pp $-75

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6256 3rd Ave S Saint Petersburg, FL	1.0	1.0	600	$1,749	$2.92	26d	1	0.14mi
555 62nd St S Unit 103 St. Petersburg, FL	1.0	1.0	640	$1,375	$2.15	26d	1	0.31mi
555 62nd St S Unit 102 St. Petersburg, FL	1.0	1.0	640	$1,300	$2.03	15d	1	0.31mi
6565 5th Ave S Saint Petersburg, FL	1.0–2.0	1.0–2.0	730	$1,495	$2.05	26d	1	0.37mi
5991 Fairfield Ave S Unit 4 St. Petersburg, FL	1.0	1.0	690	$1,700	$2.46	0d	1	0.54mi
810 Tyrone Blvd N Unit G-2 St. Petersburg, FL	1.0	1.0	600	$1,195	$1.99	26d	1	0.84mi
5821 8th Ave N Unit 203 St. Petersburg, FL	1.0	1.0	635	$1,195	$1.88	26d	1	0.89mi
5428 Burlington Ave N Saint Petersburg, FL	2.0	1.0	726	$2,150	$2.96	26d	1	0.93mi
430 55th St N Saint Petersburg, FL	2.0	1.5	735	$1,850	$2.52	9d	1	0.94mi
5521 5th Ave N Saint Petersburg, FL	2.0	1.0	658	$1,750	$2.66	0d	1	0.96mi
6931 Hibiscus Ave S South Pasadena, FL	1.0	1.0	500	$1,200	$2.40	26d	1	1.12mi
5434 9th Ave N Unit A St. Petersburg, FL	1.0	1.0	576	$1,400	$2.43	26d	1	1.16mi
1100 70th St N Unit 4 St. Petersburg, FL	1.0	1.0	700	$1,125	$1.61	5d	1	1.24mi
1195 Rue des Chateaux Unit 1B South Pasadena, FL	1.0	1.0	720	$1,850	$2.57	6d	1	1.26mi
5011 Emerson Ave S Saint Petersburg, FL	1.0	1.0	600	$1,450	$2.42	26d	1	1.29mi
6950 Avenue des Palais Unit 2A South Pasadena, FL	1.0	1.0	720	$1,650	$2.29	23d	1	1.30mi
1240 70th St N Unit 7 St. Petersburg, FL	1.0	1.0	725	$1,300	$1.79	26d	1	1.31mi
1240 70th St N #9 St. Petersburg, FL	1.0	1.0	725	$1,250	$1.72	0d	1	1.31mi
1260 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	725	$1,275	$1.76	15d	1	1.33mi
1260 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	725	$1,275	$1.76	16d	1	1.33mi
1260 70th St N #2 St. Petersburg, FL	1.0	1.0	725	$1,250	$1.72	0d	1	1.33mi
5709 18th Ave S Gulfport, FL	2.0	1.0	704	$2,200	$3.12	0d	1	1.35mi
5042 7th Ave N Unit Pool House St. Petersburg, FL	1.0	1.0	475	$1,500	$3.16	26d	1	1.35mi
1806 57th St S Fl 33714 Gulfport, FL	1.0	1.0	550	$1,500	$2.73	26d	1	1.40mi
5608 18th Ave S Gulfport, FL	1.0	1.0	560	$1,600	$2.86	26d	1	1.40mi
5609 Tangerine Ave S Gulfport, FL	—	1.0	436	$995	$2.28	26d	1	1.44mi
118 48th St N Unit A St. Petersburg, FL	2.0	1.0	680	$1,800	$2.65	26d	1	1.44mi
5609 1/2 Tangerine Ave S Gulfport, FL	—	1.0	436	$995	$2.28	19d	1	1.44mi
1699 68th St N Saint Petersburg, FL	3.0	1.0–2.0	775	$1,666	$2.15	0d	43	1.44mi

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $119,900 Active 255 DOM
2. 2026-06-18
   days on market $119,900 Active 252 DOM
3. 2026-06-17
   days on market $119,900 Active 251 DOM
4. 2026-06-16
   days on market $119,900 Active 250 DOM
5. 2026-06-15
   days on market $119,900 Active 249 DOM
6. 2026-06-13
   days on market $119,900 Active 247 DOM
7. 2026-06-09
   days on market $119,900 Active 243 DOM
8. 2026-06-08
   days on market $119,900 Active 242 DOM
9. 2026-06-07
   days on market $119,900 Active 241 DOM
10. 2026-06-04
    days on market $119,900 Active 238 DOM
11. 2026-06-03
    days on market $119,900 Active 237 DOM
12. 2026-06-01
    days on market $119,900 Active 235 DOM
13. 2026-05-31
    days on market $119,900 Active 234 DOM
14. 2026-04-20
    price $119,900
15. 2026-01-28
    price $129,900
16. 2025-10-09
    listed $139,700 Active
17. 2012-03-08
    soldstatus $24,000
18. 2012-02-28
    soldstatus $24,000 235-char remark

    Show marketing remark (235 chars)

    PRICE REDUCED FOR FAST SALE!!! Great investment property with tenant all ready in place. Great location, close to beaches / downtown / shops & restaurants. Not a short sale. Buyer to verify all room and square-foot measurements.

19. 2011-09-20
    listed $27,900 235-char remark

    Show marketing remark (235 chars)

    PRICE REDUCED FOR FAST SALE!!! Great investment property with tenant all ready in place. Great location, close to beaches / downtown / shops & restaurants. Not a short sale. Buyer to verify all room and square-foot measurements.

20. 2008-05-07
    historical
21. 2008-03-28
    listed $79,876
22. 2008-02-27
    historical
23. 2007-05-23
    listed $79,900
24. 1981-01-01
    soldstatus $28,900

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,883
• − Mortgage interest: −$6,716
• − Property taxes: −$1,455
• − Insurance: −$600
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − HOA: −$5,460
• − Depreciation: −$3,488
• Taxable loss: −$1,857
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $303/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: Pinellas
• NCES district ID: 1201560
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $46,270
• Composite: 43.27/100
• National rank: #3046
• State rank: #31 of 73 in FL

Livability — St. Petersburg

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Petersburg, FL
• County: Pinellas County · 939,478 people
• City population: 249,151
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,324
• Household income: $69,951
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1371.0

Population outlook (Pinellas County) Hauer SSP2

• Today (2025): 1,027,532 people
• By 2030: 1,063,586 · +3.5%
• By 2040: 1,125,020 · +9.5%
• By 2050: 1,168,637 · +13.7%
• By 2075: 1,265,188 · +23.1%
• By 2100: 1,260,357 · +22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Pinellas

• 2024 margin: Lean R (+5.2) · D 46.9% · R 52.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 8.3pp · 2024: -5.2pp
• All cycles: 2024: R+5.2 2020: D+0.2 2016: R+1.1 2012: D+5.6 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -555.96%
• Current HPI: 359.4858
• Rent YoY: ▼ -0.61%
• Metro: Tampa-St. Petersburg-Clearwater, 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

+314.9% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listed $139,700 Stellar MLS as Distributed by MLS Grid
• 2012-03-08 Sold (Public Records) $24,000 Public Records
• 2012-02-28 Sold (MLS) $24,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-20 Listed $27,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-03-28 Listed $79,876 Stellar MLS as Distributed by MLS Grid
• 2008-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-05-23 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 1981-01-01 Sold (Public Records) $28,900 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,455 · -0.6% YoY. Source: county tax records.