10009 Tulip St N · Pinellas Park, FL 33782

$130,000

2 bd · 2.0 ba · 950 sqft · Condo public records · 111 Days on market

Built 1969 $535/mo HOA · 30% 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 +11.2/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. ONLY ONE OF FOUR IN THE COMMUNITY WITH A LARGE SCREENED PORCH AS WELL AS A FLORIDA ROOM!!! Enjoy effortless Florida living in this charming two bedroom, two bath villa located in the highly desirable 55+ Springwood Villas community, where comfort, convenience and a relaxed lifestyle come together. The spacious eat-in kitchen offers plenty of room for everyday meals and casual gatherings, while the thoughtfully designed split bedroom floor plan provides privacy for both residents and guests. A bright and airy living and dining room combination is filled with natural light, creating a welcoming space for entertaining or simply enjoying the Florida sunsh

Key facts

• Community amenities
• Great location
• One car carport

Tags

• EAT-IN KITCHEN
• SPLIT BEDROOM FLOOR PLAN
• SCREEN ENCLOSED PORCH
• ONE CAR CARPORT
• COMMUNITY AMENITIES
• GREAT LOCATION

Property features AI

Finance

• Other: Unit is furnished; Third-party listing; Directions: 102nd Avenue N to south on Tulip Street
• Financial info: Total annual fees: $6,420; Lease restrictions apply
• HOA & community: Has HOA (B&C Community Management); Monthly condo/HOA fee: $535; Association approval required; Association fees include: cable TV, escrow reserves, gas, insurance, internet, grounds maintenance, pool, sewer, trash, water; Community features: deed restrictions, pool; Senior community; No pets allowed

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condominium (residential); One story; Faces west; Entry on first floor
• Construction: Block construction; Shingle roof; Slab foundation
• Exterior features: Enclosed, screened rear porch/patio

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Bonus room; Florida room; Great room
• Laundry & utility: Common area laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-50 ($-601/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (6.8% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.1% in Pinellas Park — 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 78/100 on livability (#170 in FL, #2,546 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, amenities 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: Pinellas Central Elementary School (math 51% / reading 45%, grade D, #1,171 of 2,144 statewide, top 55%, 498 students, 64% FRL); Pinellas Park Middle School (math 44% / reading 38%, grade F, #353 of 571 statewide, top 63%, 1,126 students, 67% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL).
• Market conditions: Rents falling (-5.3%/yr); 203 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $899 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 111 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $130k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate 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 $118,300 (9.0% 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 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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 D-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. 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?
10. 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.
11. 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.
12. 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: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 6.0

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: -24.5%
• Equity multiple: 0.20×
• Total profit: $-29,139
• Equity at exit: $19,383

10-year hold

• IRR: -48.8%
• Equity multiple: -0.33×
• Total profit: $-48,275
• Equity at exit: $11,240

Cash invested: $36,400 (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 33782

• Rents YoY: -5.3%
• Active inventory: 203
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$682
• Tax from tax record: −$197 /mo · $2,363/yr
• Insurance: −$54
• HOA: −$535
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-50

Break-even live

Break-even rent $1,858

Max offer price $121,150

Occupancy floor 98%

Sensitivity live

Price	-10% $23	-5% $-13	+0% $-50	+5% $-87	+10% $-124
Rent	-10% $-192	-5% $-121	+0% $-50	+5% $21	+10% $92
Rate	-1.0pp $15	-0.5pp $-17	base $-50	+0.5pp $-84	+1.0pp $-118

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9911 Dahlia St #38 Pinellas Park, FL	2.0	1.0	850	$1,300	$1.53	9d	1	0.13mi
10321 Larchmont Pl N Pinellas Park, FL	2.0	1.0	840	$1,700	$2.02	26d	1	0.28mi
5200 Springwood Blvd Pinellas Park, FL	1.0	1.0	700	$1,350	$1.93	0d	4	0.35mi
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,273	$2.17	0d	20	0.40mi
5641 94th Ter N Pinellas Park, FL	3.0	2.0	1066	$2,200	$2.06	9d	1	0.48mi
10770 US Highway 19 N #605 Pinellas Park, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.50mi
4973 91st Ave Unit C Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	15d	1	0.55mi
4973 91st Ave Unit 12 (C) Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	16d	1	0.55mi
5501 110th Ave N Pinellas Park, FL	1.0–3.0	1.0–2.0	1001	$1,977	$1.97	0d	13	0.77mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	12d	20	0.79mi
5865 92nd Ave N Pinellas Park, FL	3.0	2.0	1062	$2,400	$2.26	19d	1	0.80mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	26d	1	0.86mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	26d	1	0.93mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	0d	1	0.93mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	0d	21	0.98mi
8311 56th Way Unit 2 Pinellas Park, FL	1.0	1.0	750	$2,200	$2.93	26d	1	1.13mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	4d	10	1.16mi
4771 78th Ave N Pinellas Park, FL	2.0	2.0	903	$1,640	$1.82	25d	1	1.33mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   status $130,000 Pending 111 DOM
2. 2026-06-18
   days on market $130,000 Active 111 DOM
3. 2026-06-17
   days on market $130,000 Active 110 DOM
4. 2026-06-16
   days on market $130,000 Active 109 DOM
5. 2026-06-15
   days on market $130,000 Active 108 DOM
6. 2026-06-13
   days on market $130,000 Active 106 DOM
7. 2026-06-09
   days on market $130,000 Active 102 DOM
8. 2026-06-08
   days on market $130,000 Active 101 DOM
9. 2026-06-07
   days on market $130,000 Active 100 DOM
10. 2026-06-04
    days on market $130,000 Active 97 DOM
11. 2026-06-03
    pricedays on market $130,000 Active 96 DOM
12. 2026-06-01
    days on market $139,900 Active 94 DOM
13. 2026-05-31
    days on market $139,900 Active 93 DOM
14. 2026-04-15
    price $139,900
15. 2026-03-13
    price $149,000
16. 2026-02-27
    listed $164,900 Active
17. 1999-11-17
    soldstatus $42,000
18. 1990-03-06
    soldstatus $43,000
19. 1990-03-01
    soldstatus $43,000

ⓘ 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: $2,363 · $197/mo
• Projected year-2 tax: $2,363 · $197/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $21,535
• − Mortgage interest: −$7,282
• − Property taxes: −$2,363
• − Insurance: −$650
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$6,420
• − Depreciation: −$3,782
• Taxable loss: −$2,407
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $-23/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 — Pinellas Park

• Score: 78/100
• State rank: #170
• US rank: #2546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinellas Park, FL
• County: Pinellas County · 939,478 people
• City population: 50,533
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 22,461
• Household income: $66,461
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 486.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 9% Vietnamese 7% Other Indo-European 2%

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: ▼ -250.17%
• Current HPI: 314.1689
• Rent YoY: ▼ -5.28%
• 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

+225.3% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 1999-11-17 Sold (Public Records) $42,000 Public Records
• 1990-03-06 Sold (Public Records) $43,000 Public Records
• 1990-03-01 Sold (Public Records) $43,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,363 · +10.4% YoY. Source: county tax records.