5895 18th St N #9 · Lealman, FL 33714

$120,000

2 bd · 1.0 ba · 950 sqft · Condo public records · 502 Days on market

Built 1968 $549/mo HOA · 30% of rent

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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 +19.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifull ground floor, end unit 2 bedrooms and 1 bathroom condo in the “Dania” Building. Gorgeous ceramic title throughout the condo. Spacious living room with tons of windows for natural lights. Granite countertop in the kitchen. This unit has an assigned parking spot in the rear lot along with guests spots. The enclosed Florida room provided extra space for an office. Beautiful front gardens with lake views. $555/month covers most utilities & amenities. Enjoy the heated pool, recreation center, shuffleboard, bingo, card games, and more. Conveniently located in the heart of St. Pete. Ten minutes’ drive to downtown Saint Petersburg, twenty minutes’ drive to

Key facts

• Ground floor
• End unit
• Ceramic tile

Tags

• GROUND FLOOR
• END UNIT
• CERAMIC TILE
• GRANITE COUNTERTOP
• ASSIGNED PARKING SPOT
• ENCLOSED FLORIDA ROOM

Property features AI

Finance

• Other: Third-party listing; Living area reported as 950 square feet
• Financial info: Total annual association fees: $6,588; Lease restrictions apply
• HOA & community: Monthly condo fee: $549; Association approval required; Association services include pool, clubhouse, recreational facilities, maintenance of grounds, management, pest control, trash, water, sewer, security, escrow reserves fund; Community features: clubhouse, community mailbox, pool, sidewalks; Senior community; Pets allowed (maximum ~40 lbs); Association contact listed

Exterior

• Parking: Directions provided to property
• Security: Community security included in association services
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Gas service included in association amenities
• Home design: Residential condominium; One story; Faces west; Building name: DIANA; Entry level: 1st floor
• Construction: Block construction; Shingle roof; Block foundation; Built as part of a multi-unit building
• Exterior features: Awnings; Pond view

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Living area 950 square feet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• 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 7.7% vs local median 4.7% in Lealman — 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 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); Northeast High School (math 35% / reading 47%, grade F, #289 of 667 statewide, top 44%, 1,736 students, 50% FRL).
• Market conditions: Rents soft (-2.1%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,804/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 $830 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 502 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $120k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 502 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.50% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• 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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-15,352
• Equity at exit: $17,892

10-year hold

• IRR: -13.4%
• Equity multiple: 0.38×
• Total profit: $-20,870
• Equity at exit: $10,375

Cash invested: $33,600 (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: $1,804 high
• Mortgage (P&I): −$629
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$50
• HOA: −$549
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $142

Break-even live

Break-even rent $1,623

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $210	-5% $176	+0% $142	+5% $108	+10% $75
Rent	-10% $0	-5% $71	+0% $142	+5% $214	+10% $285
Rate	-1.0pp $203	-0.5pp $173	base $142	+0.5pp $111	+1.0pp $80

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5850 18th St N St Petersburg, FL	1.0–2.0	1.0–2.0	727	$1,400	$1.92	25d	2	0.06mi
5920 18th St N #14 Saint Petersburg, FL	2.0	2.0	950	$1,400	$1.47	25d	1	0.09mi
5850 18th St N #23 Saint Petersburg, FL	2.0	2.0	870	$1,400	$1.61	18d	1	0.09mi
5924 15th Way N Saint Petersburg, FL	3.0	2.0	1104	$3,200	$2.90	5d	1	0.22mi
2275 62nd Ave N #203 St Petersburg, FL	2.0	2.0	940	$1,975	$2.10	25d	1	0.53mi
1145 54th Ave N Saint Petersburg, FL	2.0	1.0	810	$1,850	$2.28	25d	1	0.56mi
2734 62nd Ave N Apt 3 St. Petersburg, FL	2.0	1.5	833	$1,895	$2.27	25d	1	0.77mi
2715 63rd Ter N Unit B St. Petersburg, FL	2.0	2.0	1030	$1,900	$1.84	25d	1	0.79mi
7260 17th Way N Saint Petersburg, FL	3.0	1.0	912	$3,650	$4.00	5d	1	0.81mi
2600 52nd Ave N Unit B St. Petersburg, FL	2.0	2.0	857	$2,275	$2.65	3d	1	0.83mi
2600 52nd Ave N Unit A St. Petersburg, FL	2.0	2.0	1018	$2,225	$2.19	3d	1	0.83mi
4660 24th St N Saint Petersburg, FL	3.0	1.0	600	$2,250	$3.75	25d	1	0.90mi
6910 Dr Martin Luther King Jr St N Saint Petersburg, FL	2.0	1.0	780	$1,850	$2.37	25d	1	0.91mi
4481 Crestwood Dr N Saint Petersburg, FL	2.0	1.0	720	$1,950	$2.71	4d	1	0.92mi
660 62nd Ave N #1204 Saint Petersburg, FL	1.0	1.0	656	$1,400	$2.13	24d	1	0.93mi
5519 Commonwealth Ave N Saint Petersburg, FL	2.0	1.0	852	$2,900	$3.40	5d	1	1.04mi
209 NW Jefferson Cir N Unit 15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	25d	1	1.09mi
209 NW Jefferson Cir N Unit JEFFERSON209-15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	3d	1	1.09mi
3114 58th Ave N Saint Petersburg, FL	2.0	1.0	800	$1,950	$2.44	4d	1	1.13mi
3132 56th Ave N Saint Petersburg, FL	3.0	2.0	1063	$2,850	$2.68	25d	1	1.15mi
5200 28th St N Unit 628 St. Petersburg, FL	2.0	1.0	872	$2,200	$2.52	25d	1	1.15mi
5200 28th St N Unit 402 St. Petersburg, FL	2.0	2.0	850	$1,995	$2.35	17d	1	1.15mi
426 Palm Ave N Unit 9 St. Petersburg, FL	2.0	1.0	850	$1,500	$1.76	25d	1	1.17mi
5364 4th St N St. Petersburg, FL	1.0	1.0	570	$1,150	$2.02	25d	1	1.17mi
550 50th Ave N Saint Petersburg, FL	2.0	1.0	765	$1,700	$2.22	8d	2	1.18mi
4104 1/2 Haines Rd N Unit 1 St. Petersburg, FL	2.0	1.0	1000	$1,850	$1.85	25d	1	1.18mi
440 50th Ave N Saint Petersburg, FL	1.0	1.0	825	$2,100	$2.55	25d	1	1.26mi
220 Southeast Blvd N St. Petersburg, FL	2.0	1.0	850	$2,000	$2.35	17d	1	1.27mi
375 54th Ter N St. Petersburg, FL	1.0–2.0	1.0–2.0	966	$3,323	$3.44	2d	13	1.29mi
547 46th Ave N Saint Petersburg, FL	2.0	1.0	837	$2,000	$2.39	8d	1	1.29mi
1001 77th Ave N #308 Saint Petersburg, FL	1.0	1.0	650	$1,325	$2.04	5d	1	1.36mi
613 44th Ave N Saint Petersburg, FL	2.0	1.0	1124	$2,250	$2.00	5d	1	1.37mi
3725 18th St N Saint Petersburg, FL	2.0	1.0	700	$1,795	$2.56	17d	1	1.37mi
2519 39th Ave N Saint Petersburg, FL	3.0	2.0	1005	$2,750	$2.74	25d	1	1.40mi
363 48th Ave N Saint Petersburg, FL	1.0	1.0	750	$1,900	$2.53	25d	1	1.42mi
6360 1st St N #103 Saint Petersburg, FL	1.0	1.0	755	$1,499	$1.99	5d	1	1.44mi
500 75th Ave N Saint Petersburg, FL	1.0	1.0	602	$1,195	$1.99	25d	1	1.44mi
209 NE Lincoln Cir N St Petersburg, FL	2.0	1.5	855	$1,498	$1.75	25d	2	1.44mi
3700 Haines Rd N St Petersburg, FL	1.0–2.0	1.0	675	$1,950	$2.89	15d	2	1.45mi
600 76th Ave N Saint Petersburg, FL	1.0–2.0	1.0–1.5	775	$1,849	$2.39	5d	10	1.45mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $120,000 Active 502 DOM
2. 2026-06-17
   days on market $120,000 Active 501 DOM
3. 2026-06-16
   days on market $120,000 Active 500 DOM
4. 2026-06-15
   days on market $120,000 Active 499 DOM
5. 2026-06-13
   days on market $120,000 Active 497 DOM
6. 2026-06-09
   days on market $120,000 Active 493 DOM
7. 2026-06-08
   days on market $120,000 Active 492 DOM
8. 2026-06-07
   days on market $120,000 Active 491 DOM
9. 2026-06-04
   days on market $120,000 Active 488 DOM
10. 2026-06-03
    days on market $120,000 Active 487 DOM
11. 2026-06-01
    days on market $120,000 Active 485 DOM
12. 2026-05-31
    days on market $120,000 Active 484 DOM
13. 2026-01-09
    price $120,000
14. 2025-11-04
    price $125,000
15. 2025-03-02
    price $128,500
16. 2025-02-01
    listed $130,500 Active
17. 2025-01-27
    historical
18. 2024-10-03
    price $140,000
19. 2024-08-12
    price $145,000
20. 2024-04-12
    listed $159,000 Active
21. 2021-04-19
    status Pending
22. 2021-04-19
    historical
23. 2021-01-29
    price $85,000
24. 2021-01-24
    listed $80,000 Active
25. 2021-01-05
    historical
26. 2020-11-05
    price $85,000
27. 2020-06-27
    price $90,000
28. 2020-06-21
    listed $80,000 Active
29. 2019-05-01
    soldstatus $54,000
30. 2019-04-30
    soldstatus $54,000 Sold
31. 2019-04-09
    status Pending
32. 2019-02-05
    price $60,000
33. 2018-10-31
    listed $62,000 Active
34. 2001-04-18
    soldstatus $40,000
35. 1998-04-17
    soldstatus $29,000
36. 1991-02-01
    soldstatus $38,500

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$348/yr (+$29/mo · 53.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $21,642
• − Mortgage interest: −$6,722
• − Property taxes: −$648
• − Insurance: −$600
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$6,588
• − Depreciation: −$3,491
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,678/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

+211.7% since first listed

24 events — show timeline

• 2026-01-09 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-02 Price Changed $128,500 Stellar MLS as Distributed by MLS Grid
• 2025-02-01 Listed $130,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-03 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-12 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-01-29 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-24 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-11-05 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-27 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-21 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-01 Sold (Public Records) $54,000 Public Records
• 2019-04-30 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-05 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-31 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2001-04-18 Sold (Public Records) $40,000 Public Records
• 1998-04-17 Sold (Public Records) $29,000 Public Records
• 1991-02-01 Sold (Public Records) $38,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $648 · +3.5% YoY. Source: county tax records.