6279 Sun Blvd #503 · St. Petersburg, FL 33715

$230,000

1 bd · 1.5 ba · 790 sqft · Condo public records · 192 Days on market

Built 1978 $741/mo HOA · 23% of rent

---

Why this score? — see what drove the C- 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 +14.5/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• DSCR +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy sweeping views of the sparkling waters of Boca Ciega Bay from this 5th-floor, one-bedroom, 1.5-bath condo in Casa Del Mar. Perfectly positioned along the lush fairways of Isla Del Sol Yacht & Country Club, this residence offers a relaxed coastal lifestyle with scenic surroundings. Inside, the open living and dining area is filled with natural light and features new carpeting, creating a comfortable and inviting space to unwind or entertain. The spacious primary bedroom also offers new carpeting, a walk-in closet, and a serene retreat at the end of the day. The interior has been freshly painted, giving the home a clean, move-in-ready feel. Step out onto the balcony, recently upda

Key facts

• New carpeting
• Walk-in closet
• Freshly painted

Tags

• GOLF COURSE
• NEW CARPETING
• WALK-IN CLOSET
• FRESHLY PAINTED
• INSIDE LAUNDRY CLOSET
• TEMPERATURE-CONTROLLED HOT TUB

Property features AI

Finance

• Other: Unfurnished; Pets allowed with number and size limits (max weight ~20 lbs)
• Financial info: Total monthly fees $741; total annual fees $8,892; Lease restrictions apply
• HOA & community: Has HOA; association management is part-time; Monthly condo fee of $741 (includes cable TV, common area taxes, pool, fidelity bond, internet, structure and grounds maintenance, management, private road, sewer, trash and water); Association approval required; buyer approval required for community; Association amenities: pool, spa/sauna, laundry, storage, maintenance, cable TV, vehicle restrictions, lobby key required; Community features: community mailbox, deed restrictions, golf, reclaimed water irrigation, pool, tennis courts, street lights, special community restrictions

Exterior

• Parking: Assigned parking; Common parking; Covered parking; Driveway access; Off-street parking; Reserved spaces; Carport (1 space)
• Security: Lobby key required; Vehicle restrictions enforced by association
• Utilities: Public water; Public sewer; Sprinkler meter; Electricity available and connected; Water connected; Sewer connected; Cable available and connected; High-speed/BB internet available; Underground utilities
• Home design: Condominium; Residential property; One-level living; 6-story building; Faces east; On waterfront with bay/harbor views (partial bay/intracoastal); Water access to bay/harbor, beach and intracoastal; Seawall and skiing allowed
• Construction: Block, concrete and stucco construction; Built-up roof; Slab foundation; Building H
• Exterior features: Covered patio/deck/rear porch; Balcony; Sliding doors; Outdoor lighting; Private mailbox; Sprinkler (metered); Storage; Near marina; On golf course; Private setting; Paved access; Flood zone (flood insurance required)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Freezer; Electric water heater
• Bedrooms: 1 bedroom (located on floor 5)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Living room/dining room combo; Thermostat; Walk-in closet(s); Window treatments; Blinds; Building elevator
• Laundry & utility: Washer hookup; Dryer hookup (electric); Washer and dryer included; Inside laundry; Common area laundry; Inside utility; Storage rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (29.0% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $163k (29.0% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Gulfport Montessori Elementary School (math 35% / reading 33%, grade F, #1,744 of 2,144 statewide, top 82%, 435 students, 86% FRL); Bay Point Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 770 students, 69% FRL); Lakewood High School (math 27% / reading 44%, grade F, #367 of 667 statewide, top 57%, 915 students, 59% FRL).
• Market conditions: 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 37% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-356 appreciation (-0.1% local appreciation)).
• 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 192 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100; list at $230k implies a 229900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,331 (29.0% 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 192 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.38% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.51×
• Total profit: $-31,585
• Equity at exit: $65,009

10-year hold

• IRR: -3.9%
• Equity multiple: 0.59×
• Total profit: $-26,703
• Equity at exit: $76,741

Cash invested: $64,400 (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 33715

• Home prices YoY: -0.1%
• Active inventory: 285
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$424 /mo · $5,083/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$741
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-377

Break-even live

Break-even rent $3,662

Max offer price $163,331

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-312	+0% $-377	+5% $-442	+10% $-508
Rent	-10% $-629	-5% $-503	+0% $-377	+5% $-252	+10% $-126
Rate	-1.0pp $-262	-0.5pp $-319	base $-377	+0.5pp $-437	+1.0pp $-498

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6279 Sun Blvd #403 Saint Petersburg, FL	1.0	1.5	790	$2,100	$2.66	6d	1	0.02mi
6279 Sun Blvd #604 St Petersburg, FL	2.0	2.0	1054	$2,999	$2.85	6d	1	0.02mi
6279 Sun Blvd #103 Saint Petersburg, FL	2.0	2.0	890	$3,300	$3.71	26d	1	0.02mi
6265 Sun Blvd #309 Saint Petersburg, FL	2.0	2.0	890	$5,610	$6.30	26d	1	0.05mi
6210 Sun Blvd #506 Saint Petersburg, FL	2.0	2.0	1030	$3,000	$2.91	6d	1	0.09mi
6211 Sun Blvd #210 St Petersburg, FL	2.0	2.0	915	$3,200	$3.50	6d	1	0.12mi
6211 Sun Blvd #306 Saint Petersburg, FL	2.0	2.0	1030	$3,000	$2.91	26d	1	0.12mi
6211 Sun Blvd #215 St Petersburg, FL	2.0	2.0	890	$2,700	$3.03	6d	1	0.12mi
6180 Sun Blvd #506 Saint Petersburg, FL	2.0	2.0	1055	$3,000	$2.84	26d	1	0.18mi
5801 Bahia del Mar Cir #512 Saint Petersburg, FL	2.0	2.0	1075	$7,510	$6.99	26d	1	0.22mi
6177 Sun Blvd #606 Saint Petersburg, FL	2.0	2.0	1055	$3,000	$2.84	26d	1	0.23mi
6177 Sun Blvd #404 St Petersburg, FL	2.0	2.0	1055	$2,850	$2.70	6d	1	0.23mi
6177 Sun Blvd #401 Saint Petersburg, FL	1.0	1.5	790	$2,500	$3.16	26d	1	0.23mi
6177 Sun Blvd #405 St Petersburg, FL	1.0	1.5	790	$2,199	$2.78	6d	1	0.23mi
6191 Bahia del Mar Blvd #205 Saint Petersburg, FL	2.0	2.0	1070	$3,400	$3.18	26d	1	0.25mi
6145 Sun Blvd #607 St Petersburg, FL	1.0	1.5	790	$2,200	$2.78	6d	1	0.27mi
6145 Sun Blvd #304 St Petersburg, FL	2.0	2.0	1030	$3,500	$3.40	6d	1	0.27mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,095	$3.70	26d	3	0.27mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,195	$3.79	9d	2	0.27mi
6001 Bahia del Mar Cir #527 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	26d	1	0.30mi
6051 Sun Blvd #305 St Petersburg, FL	1.0	1.5	790	$2,100	$2.66	6d	1	0.32mi
6051 Sun Blvd #215 Saint Petersburg, FL	2.0	2.0	890	$3,250	$3.65	18d	1	0.32mi
6151 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$4,540	$4.10	26d	3	0.33mi
6061 Bahia del Mar Cir #146 Saint Petersburg, FL	2.0	2.0	1080	$2,600	$2.41	26d	1	0.35mi
6061 Bahia del Mar Cir #347 St Petersburg, FL	2.0	2.0	1080	$2,300	$2.13	6d	1	0.37mi
5901 Bahia del Mar Cir #122 Saint Petersburg, FL	2.0	2.0	1080	$3,500	$3.24	26d	1	0.37mi
5901 Bahia del Mar Cir #223 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	26d	1	0.37mi
5901 Bahia del Mar Cir #518 Saint Petersburg, FL	2.0	2.0	1080	$3,000	$2.78	26d	1	0.37mi
5901 Bahia del Mar Cir #422 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	26d	1	0.37mi
6273 Bahia del Mar Blvd #216 Saint Petersburg, FL	2.0	2.0	915	$5,700	$6.23	26d	1	0.42mi
6077 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$2,198	$1.98	14d	2	0.45mi
6281 Bahia del Mar Blvd #208 Saint Petersburg, FL	2.0	2.0	890	$2,100	$2.36	26d	1	0.46mi
3665 Belle Vista Dr E St Pete Beach, FL	2.0	1.0	1077	$3,950	$3.67	26d	1	0.46mi
5900 Bahia del Mar Cir #138 St Petersburg, FL	2.0	2.0	1075	$5,070	$4.72	6d	1	0.47mi
6059 Bahia del Mar Blvd #241 Saint Petersburg, FL	2.0	2.0	1070	$5,170	$4.83	19d	1	0.49mi
6294 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	945	$4,142	$4.38	26d	3	0.51mi
6121 Palma del Mar Blvd S #228 Saint Petersburg, FL	2.0	2.0	980	$2,500	$2.55	6d	1	0.53mi
6287 Bahia del Mar Cir #311 St Petersburg, FL	2.0	2.0	890	$2,100	$2.36	6d	1	0.54mi
6287 Bahia del Mar Cir #312 Saint Petersburg, FL	2.0	2.0	890	$3,200	$3.60	6d	1	0.54mi
6295 Bahia del Mar Cir St Petersburg, FL	1.0–2.0	1.0–2.0	915	$2,000	$2.19	26d	6	0.55mi

HOA detail condo

• Monthly dues: $741 · $8,892/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-22
   days on market $230,000 Active 192 DOM
2. 2026-06-18
   days on market $230,000 Active 189 DOM
3. 2026-06-17
   days on market $230,000 Active 188 DOM
4. 2026-06-16
   days on market $230,000 Active 187 DOM
5. 2026-06-15
   days on market $230,000 Active 186 DOM
6. 2026-06-13
   days on market $230,000 Active 184 DOM
7. 2026-06-09
   days on market $230,000 Active 180 DOM
8. 2026-06-08
   days on market $230,000 Active 179 DOM
9. 2026-06-07
   days on market $230,000 Active 178 DOM
10. 2026-06-03
    days on market $230,000 Active 175 DOM
11. 2026-06-01
    days on market $230,000 Active 173 DOM
12. 2026-05-31
    days on market $230,000 Active 172 DOM
13. 2026-04-01
    price $245,000
14. 2026-02-10
    price $250,000
15. 2025-12-10
    listed $265,000 Active
16. 2019-02-14
    soldstatus $100
17. 2019-02-14
    soldstatus $100
18. 1985-06-01
    soldstatus $77,000

ⓘ 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: $5,083 · $424/mo
• Projected year-2 tax: $5,083 · $424/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,214
• − Mortgage interest: −$12,884
• − Property taxes: −$5,083
• − Insurance: −$6,268
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − HOA: −$8,892
• − Depreciation: −$6,691
• Taxable loss: −$7,719
• Est. tax savings @ 24.0%: +$1,853
• After-tax cash flow: $-2,676/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)

No district data.

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): 8,032
• Household income: $102,782
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 106.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Hungarian 3% Lithuanian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Arabic 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: ▼ -0.15%
• Current HPI: 264.9727
• Rent YoY: —
• 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

+218.2% since first listed

6 events — show timeline

• 2026-04-01 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-14 Sold (Public Records) $100 Public Records
• 2019-02-14 Sold (Public Records) $100 Public Records
• 1985-06-01 Sold (Public Records) $77,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,083 · +3.6% YoY. Source: county tax records.