1785 42nd St S · St. Petersburg, FL 33711

$120,000

2 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 212 Days on market

Built 1970 5,850 sqft lot ↓ 44% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your best offer! EM is nonrefundable and no inspection contingency is allowed. Cash offers will be given preference. All offers due by Thursday 3/26 at 5 pm.

Key facts

• Plenty of storage
• Eat in kitchen
• Family room

Tags

• FAMILY ROOM
• EAT IN KITCHEN
• PLENTY OF STORAGE

Property features AI

Finance

• Other: Unfurnished; No lease restrictions
• Financial info:
• HOA & community: No association; No association approval required

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Northeast facing
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built on a 0.13-acre lot (approx. 50 x 128)
• Exterior features: Sidewalk

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/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 14.0% 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 B — 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.
• Market conditions: Rents soft (-1.5%/yr); 266 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 42% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/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 212 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $431,262
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4649 Queensboro Ave S	0.39mi	3/2.0 (+1)	1,479 (-0%)	8mo	$459,900	$311	70
2301 46th St S	0.48mi	3/2.0 (+1)	1,530 (+3%)	8mo	$415,000	$271	61
4534 24th Ave S	0.47mi	3/2.0 (+1)	1,506 (+2%)	12mo	$515,000	$342	60
1625 39th St S	0.28mi	3/2.0 (+1)	1,635 (+10%)	10mo	$470,000	$287	56
1825 44th St S	0.20mi	3/2.0 (+1)	1,321 (-11%)	15mo	$268,160	$203	55
2648 46th St S	0.69mi	3/2.0 (+1)	1,374 (-7%)	1mo	$485,000	$353	50
2602 47th St S	0.68mi	3/2.0 (+1)	1,600 (+8%)	4mo	$720,000	$450	47
4742 9th Ave S	0.74mi	3/1.5 (+1)	1,512 (+2%)	14mo	$270,000	$179	43
4658 25th Ave S	0.63mi	3/2.0 (+1)	1,287 (-13%)	0mo	$375,000	$291	43
3632 15th Ave S	0.49mi	3/2.0 (+1)	1,302 (-12%)	11mo	$325,000	$250	43
2624 Quincy St S	0.58mi	2/2.5	1,296 (-13%)	15mo	$250,000	$193	38
2609 Upton St S	0.73mi	3/2.0 (+1)	1,666 (+12%)	9mo	$507,500	$305	33

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: 17.6%
• Equity multiple: 1.68×
• Total profit: $22,847
• Equity at exit: $17,892

10-year hold

• IRR: 23.5%
• Equity multiple: 2.71×
• Total profit: $57,303
• 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 33711

• Rents YoY: -1.5%
• Active inventory: 266
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$629
• Tax from tax record: −$389 /mo · $4,668/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $768

Break-even live

Break-even rent $1,352

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $836	-5% $802	+0% $768	+5% $734	+10% $700
Rent	-10% $584	-5% $676	+0% $768	+5% $860	+10% $952
Rate	-1.0pp $829	-0.5pp $799	base $768	+0.5pp $737	+1.0pp $705

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
1628 43rd St S Saint Petersburg, FL	3.0	2.0	1045	$2,100	$2.01	25d	1	0.16mi
4327 17th Ave S Saint Petersburg, FL	2.0	1.0	880	$2,500	$2.84	25d	1	0.18mi
2044 44th St S Saint Petersburg, FL	3.0	2.0	1384	$2,600	$1.88	23d	1	0.25mi
1642 39th St S Saint Petersburg, FL	3.0	1.0	975	$1,995	$2.05	21d	1	0.29mi
1327 43rd St S Saint Petersburg, FL	3.0	1.5	959	$2,250	$2.35	5d	1	0.35mi
4631 Queensboro Ave S St Petersburg, FL	3.0	2.0	1094	$2,600	$2.38	12d	1	0.39mi
4631 Queensboro Ave S Unit 4631 St. Petersburg, FL	3.0	2.0	1094	$2,600	$2.38	8d	1	0.39mi
4618 20th Ave S Saint Petersburg, FL	2.0	1.0	921	$1,800	$1.95	4d	1	0.40mi
4029 13th Ave S St Petersburg, FL	3.0	2.0	1152	$2,650	$2.30	25d	1	0.40mi
4601 22nd Ave S Saint Petersburg, FL	1.0–2.0	1.0	872	$1,349	$1.55	3d	3	0.46mi
4616 22nd Ave S Saint Petersburg, FL	2.0	1.0	1200	$2,400	$2.00	25d	1	0.46mi
2510 38th St S Saint Petersburg, FL	3.0	1.5	1104	$2,340	$2.12	5d	1	0.55mi
2510 38th St S Saint Petersburg, FL	3.0	1.5	1104	$2,340	$2.12	25d	1	0.55mi
4421 11th Ave S Saint Petersburg, FL	3.0	2.0	945	$2,000	$2.12	5d	1	0.57mi
4700 10th Ave S Saint Petersburg, FL	3.0	2.0	1300	$2,500	$1.92	21d	1	0.69mi
2800 Tifton St S Gulfport, FL	3.0	2.0	1472	$3,500	$2.38	25d	1	0.77mi
4801 10th Ave S Unit 1 St. Petersburg, FL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.77mi
4933 13th Ave S Gulfport, FL	2.0	1.0	939	$2,200	$2.34	21d	1	0.78mi
2800 47th St S Gulfport, FL	2.0	1.0	890	$2,300	$2.58	5d	1	0.80mi
3627 29th Ave S Saint Petersburg, FL	2.0	1.0	1040	$2,000	$1.92	8d	1	0.83mi
2402 52nd St S Gulfport, FL	2.0	2.0	1028	$3,000	$2.92	5d	1	0.92mi
4711 Fairfield Ave S Saint Petersburg, FL	3.0	2.0	1135	$2,800	$2.47	5d	1	0.94mi
4541 6th Ave S Saint Petersburg, FL	3.0	1.0	945	$1,100	$1.16	16d	1	0.94mi
1701 53rd St S Gulfport, FL	3.0	1.0	994	$2,800	$2.82	5d	1	0.95mi
3089 15th Ave S Saint Petersburg, FL	3.0	2.0	1000	$2,195	$2.19	5d	1	0.95mi
3091 15th Ave S St. Petersburg, FL	3.0	2.0	1000	$2,195	$2.19	25d	1	0.95mi
3280 37th Way S Unit B Saint Petersburg, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	1.01mi
800 51st St S Gulfport, FL	3.0	2.0	1258	$3,200	$2.54	5d	1	1.02mi
2865 51st St S Gulfport, FL	2.0	1.0	944	$1,900	$2.01	12d	1	1.05mi
2865 51st St S Unit 5 Gulfport, FL	2.0	1.0	944	$1,900	$2.01	15d	1	1.06mi
404 Madison St S Saint Petersburg, FL	3.0	1.0	1391	$2,500	$1.80	5d	1	1.08mi
2506 54th St S Gulfport, FL	2.0	1.0	876	$1,800	$2.05	8d	1	1.09mi
2506 54th St S Gulfport, FL	2.0	1.0	938	$1,800	$1.92	25d	1	1.09mi
450 47th St S Saint Petersburg, FL	3.0	1.0	960	$2,950	$3.07	5d	1	1.10mi
3301 32nd Ave S Saint Petersburg, FL	1.0–2.0	1.0–2.0	914	$2,750	$3.01	4d	10	1.11mi
3595 41st Ln S Unit B Saint Petersburg, FL	2.0	2.0	1100	$2,550	$2.32	25d	1	1.14mi
3640 41st Ln S Unit F Saint Petersburg, FL	2.0	2.0	1150	$2,150	$1.87	5d	1	1.16mi
3715 42nd Way S Unit 61F St. Petersburg, FL	1.0	1.0	1000	$2,100	$2.10	8d	1	1.17mi
4018 2nd Ave S Saint Petersburg, FL	3.0	1.0	1176	$2,095	$1.78	5d	1	1.18mi
3620 41st Way S Unit 73B St. Petersburg, FL	1.0	1.0	1000	$2,100	$2.10	25d	1	1.18mi

Listing history 27 events

1. 2026-06-18
   days on market $120,000 Active 212 DOM
2. 2026-06-17
   days on market $120,000 Active 211 DOM
3. 2026-06-16
   days on market $120,000 Active 210 DOM
4. 2026-06-15
   days on market $120,000 Active 209 DOM
5. 2026-06-13
   days on market $120,000 Active 207 DOM
6. 2026-06-09
   days on market $120,000 Active 203 DOM
7. 2026-06-08
   days on market $120,000 Active 202 DOM
8. 2026-06-07
   days on market $120,000 Active 201 DOM
9. 2026-05-31
   days on market $120,000 Active 198 DOM
10. 2026-04-19
    price $120,000
11. 2026-03-25
    price $1,000
12. 2025-12-05
    status Active
13. 2025-12-01
    status Pending
14. 2025-11-18
    status Active
15. 2025-11-12
    status Pending
16. 2025-11-07
    status Active
17. 2025-10-31
    status Pending
18. 2025-10-28
    listed $170,000 Active
19. 2025-08-31
    historical
20. 2025-07-23
    price $170,000
21. 2025-07-09
    price $180,000
22. 2025-06-19
    price $190,000
23. 2025-05-24
    listed $200,000 Active
24. 2024-11-18
    historical
25. 2024-10-14
    status Active
26. 2024-10-07
    status Pending
27. 2024-09-17
    listed $215,000 Active

ⓘ 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: $4,668 · $389/mo
• Projected year-2 tax: $4,668 · $389/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 · 26 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: $27,895
• − Mortgage interest: −$6,722
• − Property taxes: −$4,668
• − Insurance: −$600
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$3,491
• Taxable income: $7,951
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $7,309/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): 20,013
• Household income: $66,540
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 903.0

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 0.59)
• Race & ethnicity: White 45% Black 45% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 7% · Canada, Dominican Republic
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -313.54%
• Current HPI: 338.2712
• Rent YoY: ▼ -1.47%
• 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

-44.2% since first listed

18 events — show timeline

• 2026-04-19 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $1,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-24 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Listed $215,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.5%/yr

Latest (2025): $4,668 · +41.8% YoY. Source: county tax records.