6100 21st St N #15 · Lealman, FL 33714

$118,900

2 bd · 1.0 ba · 870 sqft · Condo public records · 289 Days on market

Built 1965 $654/mo HOA · 36% 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 +10.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning 2-bedroom, 1-bathroom remodeled condo in a vibrant 55+ community. This beautifully updated home will impress even the most selective buyer. Recent upgrades include a newer kitchen with stainless steel appliances, laminate flooring, updated windows, and an HVAC system replaced in 2019. Fully remodeled bathroom features a walk-in shower. A neutral color palette enhances the bright, airy feel throughout. The unit comes with a sunny Florida Room — perfect for relaxing, entertaining, working from home, or even using as a third bedroom. Enjoy a covered, assigned parking space located behind the building. The welcoming front entry features beautifully maintained gardens and a peace

Key facts

• $654 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Homestead exempt; No CDD
• Financial info: Total annual HOA/condo fees $7,848
• HOA & community: Monthly condo/association fee of $654 (includes cable TV, common area taxes, pool, escrow reserves, gas, insurance, internet, structure and grounds maintenance, management, pest control, sewer, trash, and water); Association fee required; Community clubhouse and pool; Sidewalks; Buyer approval required; Senior community; No pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable available; Natural gas connected; Water available; Sewer available
• Home design: Condominium (residential); Second-floor unit; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building #6100
• Exterior features: Pond view; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features; Building has no elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-65 ($-785/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (9.7% below list).
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#83 in FL, #1,394 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment F.
• 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: John M. Sexton Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 449 students, 71% FRL); Meadowlawn Middle School (math 29% / reading 30%, grade F, #469 of 571 statewide, top 84%, 832 students, 69% FRL); Northeast High School (math 35% / reading 47%, grade F, #289 of 667 statewide, top 44%, 1,736 students, 50% FRL) — zoned schools average 63% FRL vs 48% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 51% district-wide (-12 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 (-2.1%/yr); 165 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $1,817/mo this rent would consume 46% of the median local household income ($47k/yr) (locally 915% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $822 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 289 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $119k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,632 (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 289 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 1965 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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?
11. 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.
12. 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.
13. 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: 1.53% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 5.5

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: -26.4%
• Equity multiple: 0.15×
• Total profit: $-28,316
• Equity at exit: $17,728

10-year hold

• IRR: -64.4%
• Equity multiple: -0.47×
• Total profit: $-48,800
• Equity at exit: $10,280

Cash invested: $33,292 (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 33714

• Home prices YoY: -30.9%
• Rents YoY: -2.1%
• Active inventory: 165
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$624
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$50
• HOA: −$654
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-65

Break-even live

Break-even rent $1,900

Max offer price $107,339

Occupancy floor 99%

Sensitivity live

Price	-10% $2	-5% $-32	+0% $-65	+5% $-99	+10% $-133
Rent	-10% $-209	-5% $-137	+0% $-65	+5% $6	+10% $78
Rate	-1.0pp $-6	-0.5pp $-35	base $-65	+0.5pp $-96	+1.0pp $-128

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5850 18th St N #23 Saint Petersburg, FL	2.0	2.0	870	$1,400	$1.61	19d	1	0.19mi
5920 18th St N #14 Saint Petersburg, FL	2.0	2.0	950	$1,400	$1.47	26d	1	0.19mi
5850 18th St N St Petersburg, FL	1.0–2.0	1.0–2.0	727	$1,400	$1.92	26d	2	0.20mi
2275 62nd Ave N #203 St Petersburg, FL	2.0	2.0	940	$1,975	$2.10	26d	1	0.29mi
5924 15th Way N Saint Petersburg, FL	3.0	2.0	1104	$3,200	$2.90	6d	1	0.47mi
2734 62nd Ave N Apt 3 St. Petersburg, FL	2.0	1.5	833	$1,895	$2.27	26d	1	0.52mi
2715 63rd Ter N Unit B St. Petersburg, FL	2.0	2.0	1030	$1,900	$1.84	26d	1	0.53mi
2600 52nd Ave N Unit A St. Petersburg, FL	2.0	2.0	1018	$2,225	$2.19	4d	1	0.70mi
2600 52nd Ave N Unit B St. Petersburg, FL	2.0	2.0	857	$2,275	$2.65	4d	1	0.70mi
7260 17th Way N Saint Petersburg, FL	3.0	1.0	912	$3,650	$4.00	6d	1	0.80mi
1145 54th Ave N Saint Petersburg, FL	2.0	1.0	810	$1,850	$2.28	26d	1	0.81mi
4660 24th St N Saint Petersburg, FL	3.0	1.0	600	$2,250	$3.75	26d	1	0.87mi
3114 58th Ave N Saint Petersburg, FL	2.0	1.0	800	$1,950	$2.44	6d	1	0.90mi
3132 56th Ave N Saint Petersburg, FL	3.0	2.0	1063	$2,850	$2.68	26d	1	0.93mi
5200 28th St N Unit 402 St. Petersburg, FL	2.0	2.0	850	$1,995	$2.35	18d	1	0.98mi
5200 28th St N Unit 628 St. Petersburg, FL	2.0	1.0	872	$2,200	$2.52	26d	1	0.98mi
4481 Crestwood Dr N Saint Petersburg, FL	2.0	1.0	720	$1,950	$2.71	6d	1	1.03mi
6910 Dr Martin Luther King Jr St N Saint Petersburg, FL	2.0	1.0	780	$1,850	$2.37	26d	1	1.06mi
660 62nd Ave N #1204 Saint Petersburg, FL	1.0	1.0	656	$1,400	$2.13	25d	1	1.16mi
620 62nd Ave N #1110 Saint Petersburg, FL	2.0	1.0	884	$1,700	$1.92	0d	1	1.19mi
5519 Commonwealth Ave N Saint Petersburg, FL	2.0	1.0	852	$2,900	$3.40	6d	1	1.30mi
3584 54th Ave N Saint Petersburg, FL	3.0	1.0	1012	$1,950	$1.93	6d	1	1.30mi
4104 1/2 Haines Rd N Unit 1 St. Petersburg, FL	2.0	1.0	1000	$1,850	$1.85	26d	1	1.32mi
209 NW Jefferson Cir N Unit 15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	26d	1	1.32mi
209 NW Jefferson Cir N Unit JEFFERSON209-15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	4d	1	1.32mi
2519 39th Ave N Saint Petersburg, FL	3.0	2.0	1005	$2,750	$2.74	26d	1	1.38mi
3580 49th Ave N St. Petersburg, FL	2.0	1.0	790	$1,425	$1.80	5d	1	1.39mi
3715 66th Ave N Unit B Pinellas Park, FL	2.0	1.0	750	$1,475	$1.97	23d	1	1.40mi
3600 49th Ave N Saint Petersburg, FL	1.0–2.0	1.0	680	$1,600	$2.35	5d	8	1.41mi
3560 49th Ave N St. Petersburg, FL	2.0	1.0	790	$1,425	$1.80	13d	1	1.41mi
3560 49th Ave N St. Petersburg, FL	2.0	1.0	790	$1,425	$1.80	15d	1	1.41mi
426 Palm Ave N Unit 9 St. Petersburg, FL	2.0	1.0	850	$1,500	$1.76	26d	1	1.42mi
5364 4th St N St. Petersburg, FL	1.0	1.0	570	$1,150	$2.02	26d	1	1.42mi
550 50th Ave N Saint Petersburg, FL	2.0	1.0	765	$1,700	$2.22	9d	2	1.42mi
1001 77th Ave N #308 Saint Petersburg, FL	1.0	1.0	650	$1,325	$2.04	6d	1	1.43mi
4163 31st St N unit Unit D Saint Petersburg, FL	1.0	1.0	600	$1,490	$2.48	15d	1	1.43mi
3725 18th St N Saint Petersburg, FL	2.0	1.0	700	$1,795	$2.56	18d	1	1.46mi
4129 32nd St N Unit B St. Petersburg, FL	3.0	1.0	1000	$2,150	$2.15	26d	1	1.47mi

HOA detail condo

• Monthly dues: $654 · $7,848/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $118,900 Active 289 DOM
2. 2026-06-18
   days on market $118,900 Active 286 DOM
3. 2026-06-17
   days on market $118,900 Active 285 DOM
4. 2026-06-16
   days on market $118,900 Active 284 DOM
5. 2026-06-15
   days on market $118,900 Active 283 DOM
6. 2026-06-13
   days on market $118,900 Active 281 DOM
7. 2026-06-09
   days on market $118,900 Active 277 DOM
8. 2026-06-08
   days on market $118,900 Active 276 DOM
9. 2026-06-07
   days on market $118,900 Active 275 DOM
10. 2026-06-04
    days on market $118,900 Active 272 DOM
11. 2026-06-03
    days on market $118,900 Active 271 DOM
12. 2026-06-01
    days on market $118,900 Active 269 DOM
13. 2026-05-31
    days on market $118,900 Active 268 DOM
14. 2026-02-26
    price $118,900
15. 2026-01-31
    price $124,900
16. 2025-11-29
    price $129,900
17. 2025-10-03
    price $134,900
18. 2025-09-05
    listed $139,900 Active
19. 2004-05-19
    soldstatus $48,000
20. 2000-06-26
    soldstatus $22,500

ⓘ 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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $21,809
• − Mortgage interest: −$6,660
• − Property taxes: −$2,089
• − Insurance: −$594
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − HOA: −$7,848
• − Depreciation: −$3,459
• Taxable loss: −$2,332
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $-226/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 — Lealman

• Score: 81/100
• State rank: #83
• US rank: #1394

Category grades

Amenities C+ Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lealman, FL
• County: Pinellas County · 939,478 people
• City population: 20,103
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,227
• Household income: $47,487
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 915.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 12% Black 10% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 6% Dominican 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 11% Russian/Polish/Slavic 4% Vietnamese 3%

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: ▼ -179.12%
• Current HPI: 399.6253
• Rent YoY: ▼ -2.08%
• 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

+428.4% since first listed

7 events — show timeline

• 2026-02-26 Price Changed $118,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-19 Sold (Public Records) $48,000 Public Records
• 2000-06-26 Sold (Public Records) $22,500 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,089 · +3245.1% YoY. Source: county tax records.