2436 10th St S · St. Petersburg, FL 33705

$185,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 11 Days on market

Built 1925 5,127 sqft lot Est $209k · 11% under

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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 +16.4/30.0
• ARV discount +12.7/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity for investors, builders, and owner-occupants. This property offers multiple paths to value creation, whether renovating the existing home, building a new custom residence, or developing a primary home with a detached income producing ADU. The property is zoned to allow both single family residence and a detached accessory dwelling unit (ADU), creating the potential for two residential structures on one parcel. Seller has conceptual plans available for both: * New 4-bedroom, 2-bath single-family residence * Detached income-producing ADU. These plans provide buyers with a significant head start in the development process and help illustrate the property's highest and best

Key facts

• 5,127 sq ft lot
• Built 1925
• Listed 11 days

Property features AI

Finance

• Other: Lot approximately 0.11 acre (40 x 124); Zoned R (residential); Living area approximately 810 sq ft (public records); Total building area approximately 975 sq ft (public records)
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA/association

Exterior

• Parking: No parking information listed
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available; Cable available; Broadband/high-speed internet available
• Home design: Single-family residence; One story; Faces south
• Construction: Built with frame construction and vinyl siding; Other construction materials noted; Shingle roof; Other foundation details
• Exterior features: Rear porch; Sidewalk; Property located inside city limits; Paved road access; Publicly maintained road

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No interior amenities listed; Wood-burning fireplace in the family room; 9 total rooms
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $40 ($480/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (4.5% below list).
• Recommended offer: $177k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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: Campbell Park Elementary School (math 19% / reading 19%, grade F, #2,111 of 2,144 statewide, top 99%, 462 students, 87% FRL); Gibbs High School (math 26% / reading 41%, grade F, #400 of 667 statewide, top 61%, 1,160 students, 64% FRL) — zoned schools average 76% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-25 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 (-0.1%/yr); 308 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,630 (4.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $208,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 28th Ave S	0.50mi	2/1.0	814 (+0%)	1mo	$143,000	$176	75
2045 11th St S	0.26mi	2/1.0	814 (+0%)	15mo	$210,000	$258	75
828 20th Ave S	0.36mi	2/1.0	834 (+3%)	12mo	$280,000	$336	68
1214 20th Ave S	0.32mi	2/1.0	852 (+5%)	14mo	$72,000	$85	65
869 21st Ave S	0.32mi	2/1.0	894 (+10%)	8mo	$206,500	$231	61
1708 Preston St S	0.69mi	3/1.0 (+1)	795 (-2%)	9mo	$140,000	$176	52
2510 Queen St S	0.50mi	3/2.0 (+1)	775 (-4%)	10mo	$247,000	$319	52
870 18th Ave S	0.46mi	2/1.0	702 (-13%)	6mo	$175,000	$249	52
650 Paris Ave S	0.72mi	2/2.0	768 (-5%)	5mo	$107,500	$140	50
2344 Oakdale St S	0.68mi	2/2.0	812 (+0%)	18mo	$319,000	$393	49
753 16th Ave S	0.72mi	2/1.0	909 (+12%)	3mo	$345,000	$380	44
1441 14th St S	0.74mi	3/1.0 (+1)	929 (+15%)	18mo	$265,000	$285	21

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-32,533
• Equity at exit: $27,584

10-year hold

• IRR: -18.8%
• Equity multiple: 0.14×
• Total profit: $-44,753
• Equity at exit: $15,995

Cash invested: $51,800 (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 33705

• Rents YoY: -0.1%
• Active inventory: 308
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$970
• Tax from tax record: −$242 /mo · $2,900/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $40

Break-even live

Break-even rent $1,716

Max offer price $185,000

Occupancy floor 93%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 10th St S Unit B St. Petersburg, FL	2.0	1.0	600	$1,800	$3.00	24d	1	0.14mi
966 22nd Ave S Unit 109 St. Petersburg, FL	2.0	2.0	900	$1,795	$1.99	7d	1	0.15mi
986 22nd Ave S #3 St. Petersburg, FL	2.0	2.0	850	$1,350	$1.59	13d	1	0.16mi
2227 Highland St S Unit 2 St. Petersburg, FL	1.0	1.0	550	$1,200	$2.18	14d	1	0.23mi
2219 Highland St S Unit 3 St. Petersburg, FL	1.0	1.0	550	$1,250	$2.27	24d	1	0.23mi
2219 Highland St S Unit 1 St. Petersburg, FL	2.0	1.0	850	$1,650	$1.94	24d	1	0.23mi
2219 Highland St S #7 St. Petersburg, FL	1.0	1.0	550	$1,200	$2.18	14d	1	0.23mi
2835 Dr Martin Luther King Jr St S Saint Petersburg, FL	2.0	1.0	780	$1,450	$1.86	24d	1	0.29mi
1931 10th St S St. Petersburg, FL	2.0	1.0	625	$1,675	$2.68	14d	1	0.32mi
1919 Doctor Martin Luther King Junior St S Unit 1/2 St. Petersburg, FL	3.0	1.0	892	$2,580	$2.89	20d	1	0.35mi
1919 Doctor Martin Luther King Junior St S Unit 1/2 St. Petersburg, FL	3.0	1.0	892	$2,200	$2.47	2d	1	0.35mi
832 20th Ave S #830 St. Petersburg, FL	1.0	1.0	648	$1,300	$2.01	7d	1	0.36mi
2230 Grove St S Saint Petersburg, FL	2.0	1.0	1108	$1,750	$1.58	4d	1	0.37mi
840 30th Ave S Unit 2 St. Petersburg, FL	1.0	1.0	690	$1,100	$1.59	24d	1	0.41mi
944 18th Ave S Unit A St. Petersburg, FL	3.0	1.0	1013	$2,100	$2.07	17d	1	0.42mi
725 21st Ave S Unit A St. Petersburg, FL	2.0	1.0	750	$1,750	$2.33	17d	1	0.44mi
1320 18th Ave S Saint Petersburg, FL	2.0	1.0	750	$1,550	$2.07	17d	1	0.46mi
672 28th Ave S Saint Petersburg, FL	3.0	1.0	1032	$1,820	$1.76	24d	1	0.47mi
767 19th Ave S Saint Petersburg, FL	2.0	1.0	800	$1,875	$2.34	4d	1	0.49mi
626 23rd Ave S Apt A St. Petersburg, FL	1.0	1.0	750	$1,250	$1.67	24d	1	0.49mi
1715 14th St S St. Petersburg, FL	2.0	1.0	1000	$1,850	$1.85	24d	1	0.52mi
626 29th Ave S Saint Petersburg, FL	2.0	1.0	540	$1,615	$2.99	24d	1	0.53mi
1701 14th St S Unit A St. Petersburg, FL	2.0	1.0	1100	$1,950	$1.77	24d	1	0.53mi
825 32nd Ave S Saint Petersburg, FL	1.0–3.0	1.0–2.5	1518	$2,898	$1.91	2d	17	0.54mi
711 18th Ave S Unit 2 St. Petersburg, FL	2.0	1.0	896	$1,295	$1.45	3d	1	0.58mi
1717 Grove St S Unit 1719 St. Petersburg, FL	1.0	1.0	552	$1,395	$2.53	7d	1	0.60mi
2621 18th St S Saint Petersburg, FL	3.0	1.0	1114	$2,200	$1.97	24d	1	0.60mi
1529 12th St S Unit A St. Petersburg, FL	2.0	1.5	700	$1,550	$2.21	24d	1	0.62mi
2609 4th St S Saint Petersburg, FL	3.0	1.5	1095	$1,595	$1.46	4d	1	0.63mi
1828 20th Ave S Saint Petersburg, FL	3.0	1.0	1015	$1,650	$1.63	24d	1	0.65mi
2729 4th St S Saint Petersburg, FL	1.0–3.0	1.0	565	$1,648	$2.92	23d	4	0.65mi
2410 4th St S Saint Petersburg, FL	3.0	1.0	575	$1,717	$2.99	4d	1	0.65mi
2800 4th St S Saint Petersburg, FL	1.0	1.0	580	$1,450	$2.50	24d	4	0.68mi
1650 Prescott St S Saint Petersburg, FL	3.0	1.0	960	$2,100	$2.19	4d	1	0.68mi
675 17th Ave S Unit 1 St. Petersburg, FL	2.0	1.0	1000	$1,950	$1.95	24d	1	0.69mi
1428 12th St S Saint Petersburg, FL	2.0	1.0	575	$1,400	$2.43	21d	1	0.70mi
1760 Queen St S Saint Petersburg, FL	3.0	1.0	1004	$2,000	$1.99	4d	1	0.70mi
800 15th Ave S Unit 1a St. Petersburg, FL	1.0	1.0	550	$1,600	$2.91	24d	1	0.71mi
2651 Bayside Dr S Saint Petersburg, FL	1.0	1.0	747	$1,750	$2.34	4d	1	0.74mi
726 35th Ave S Saint Petersburg, FL	2.0	1.0	972	$2,020	$2.08	24d	2	0.74mi

Listing history 8 events

1. 2026-06-18
   days on market $185,000 Active 11 DOM
2. 2026-06-17
   days on market $185,000 Active 10 DOM
3. 2026-06-16
   days on market $185,000 Active 9 DOM
4. 2026-06-15
   days on market $185,000 Active 8 DOM
5. 2026-06-13
   days on market $185,000 Active 6 DOM
6. 2026-06-09
   days on market $185,000 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $185,000 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: $2,900 · $242/mo
• Projected year-2 tax: $2,900 · $242/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,196
• − Mortgage interest: −$10,363
• − Property taxes: −$2,900
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$5,382
• Taxable loss: −$2,563
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $1,095/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): 27,939
• Household income: $73,027
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1386.0

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 0.64)
• Race & ethnicity: Black 44% White 41% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -540.28%
• Current HPI: 388.3086
• Rent YoY: ▼ -0.13%
• 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

1 event — show timeline

• 2026-06-07 Listed $185,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.6%/yr

Latest (2025): $2,900 · +0.9% YoY. Source: county tax records.