5220 Brittany Dr S #1501 · St. Petersburg, FL 33715

$235,000

2 bd · 2.0 ba · 1,175 sqft · Condo public records · 1 Days on market

Built 1972 $1023/mo HOA · 34% of rent ↓ 14% since listing

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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).

• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0

Listing remarks

Enjoy resort-style living and expansive water and city views from this 15th story, East facing end unit with private balcony at beautiful Point Brittany. Live on the top floor with no neighbors above you! This award-winning complex has fully funded reserves and milestone inspections have been completed. Dock your boat at your own private slip right in your back yard for just $5 ft/month (one of the best deals around) and take it for a sunset spin around Boca Ciega Bay and out into the Gulf. Saint Pete Beach, Fort DeSoto, Pass-a-Grille, and Downtown—with its abundance of dining, shopping, and art galleries—are all within a 10-15 minute drive. St. Pete’s premier 55+ communit

Key facts

• Private slip
• Fishing pier
• Clubhouse

Tags

• PRIVATE BALCONY
• PRIVATE SLIP
• SWIMMING POOLS
• CLUBHOUSE
• FISHING PIER
• GAME ROOM

Property features AI

Finance

• Other: Directions: From 275, take Pinellas Bayway Exit W to Leeland St; right at gatehouse on Leeland; go straight west to last building in complex; park in Building 4/5 visitor lot
• Financial info: Total annual fees $12,286.44; Lease restrictions apply
• HOA & community: Monthly association fee of $1,023.87 (includes pool, internet, structure and grounds maintenance, management, pest control, recreational facilities, sewer, trash, water); Association approval required; buyer approval required; Association-managed amenities: clubhouse, laundry, maintenance, pickleball, pool, sauna, shuffleboard, spa/hot tub, storage, tennis, trails; On-site property manager; Vehicle restrictions; Pets allowed with limits (dogs and cats; max pet weight 25 lbs; number and size limits); Senior community

Exterior

• Parking: Covered parking; 1-car garage
• Security: Lobby key required
• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available; Electricity available and connected
• Home design: Residential condominium (attached); One story / single level unit; East-facing
• Construction: Stucco construction; Metal roof; Other foundation
• Exterior features: Balcony; Outdoor grill; Private heated in-ground pool; Heated spa / hot tub; On waterfront (Boca Ciega Bay) with bay/harbor views; Assigned boat slip available; Fishing pier; Concrete seawall; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Split bedroom floor plan; Elevator in building
• Laundry & utility: Laundry with corridor access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-847 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (57.2% below list).
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $101k (57.2% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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 D — 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: 282 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); solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 35% 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 + $-364 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $235k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 34% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,685 (57.2% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 6.6

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: -20.6%
• Equity multiple: 0.06×
• Total profit: $-61,545
• Equity at exit: $66,422

10-year hold

• IRR: -13.3%
• Equity multiple: -0.37×
• Total profit: $-90,064
• Equity at exit: $78,409

Cash invested: $65,800 (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 33715

• Home prices YoY: -0.1%
• Active inventory: 282
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,977 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$420 /mo · $5,034/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,023
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $-847

Break-even live

Break-even rent $4,050

Max offer price $100,685

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5220 Brittany Dr S St Petersburg, FL	1.0–2.0	1.0–2.0	997	$2,500	$2.51	15d	2	0.02mi
5220 Brittany Dr S Unit 501-a St. Petersburg, FL	2.0	2.0	1175	$2,000	$1.70	24d	1	0.03mi
5281 Isla Key Blvd S #307 Saint Petersburg, FL	2.0	2.0	1255	$3,000	$2.39	24d	1	0.08mi
5200 Brittany Dr S St Petersburg, FL	2.0	2.0	1570	$2,750	$1.75	10d	3	0.08mi
5279 Isla Key Blvd S St Petersburg, FL	2.0	2.0	1290	$3,000	$2.33	24d	2	0.12mi
5277 Isla Key Blvd S #321 Saint Petersburg, FL	2.0	2.0	1255	$3,500	$2.79	24d	1	0.12mi
5510 La Puerta Del Sol Blvd S Unit 234 St. Petersburg, FL	2.0	2.0	1060	$2,750	$2.59	17d	1	0.16mi
5153 Isla Key Blvd S St Petersburg, FL	2.0–3.0	2.0	1290	$2,895	$2.24	4d	2	0.20mi
5020 Brittany Dr S Unit 507 St. Petersburg, FL	2.0	2.0	1175	$2,500	$2.13	4d	1	0.23mi
5724 Puerta del Sol Blvd S #248 Saint Petersburg, FL	2.0	2.0	960	$2,200	$2.29	15d	1	0.31mi
5724 Puerta del Sol Blvd S #149 Saint Petersburg, FL	2.0	2.0	960	$2,600	$2.71	24d	1	0.31mi
4900 Brittany Dr S St Petersburg, FL	1.0–2.0	1.0–2.0	947	$2,500	$2.64	4d	3	0.42mi
6104 Palma del Mar Blvd S #604 St Petersburg, FL	2.0	2.0	1050	$4,500	$4.29	4d	1	0.44mi
4800 Brittany Dr S #102 Saint Petersburg, FL	2.0	2.0	1220	$2,500	$2.05	12d	1	0.47mi
4780 Brittany Dr S #11 Saint Petersburg, FL	2.0	2.0	1220	$4,000	$3.28	15d	1	0.47mi
6158 Palma del Mar Blvd S #205 Saint Petersburg, FL	2.0	2.0	890	$2,400	$2.70	24d	1	0.50mi
6158 Palma del Mar Blvd S #401 Saint Petersburg, FL	1.0	1.5	780	$2,200	$2.82	24d	1	0.50mi
6218 Palma del Mar Blvd S #401 Saint Petersburg, FL	1.0	1.5	780	$3,810	$4.88	24d	1	0.55mi
6218 Palma Del Mar Blvd S Unit 1546234P St. Petersburg, FL	2.0	2.0	882	$3,590	$4.07	15d	1	0.55mi
6218 Palma del Mar Blvd S #405 St Petersburg, FL	1.0	1.5	780	$2,000	$2.56	4d	1	0.55mi
6218 Palma del Mar Blvd S #507 Saint Petersburg, FL	1.0	1.5	780	$3,360	$4.31	24d	1	0.55mi
6219 Palma del Mar Blvd S #210 Saint Petersburg, FL	2.0	2.0	915	$2,250	$2.46	24d	1	0.57mi
6219 Palma del Mar Blvd S #105 Saint Petersburg, FL	2.0	2.0	890	$2,400	$2.70	24d	1	0.57mi
6219 Palma del Mar Blvd S #206 Saint Petersburg, FL	2.0	2.0	915	$2,600	$2.84	24d	1	0.57mi
6219 Palma del Mar Blvd S #305 Saint Petersburg, FL	1.0	1.5	780	$2,200	$2.82	24d	1	0.57mi
6219 Palma del Mar Blvd S #112 Saint Petersburg, FL	2.0	2.0	890	$2,100	$2.36	24d	1	0.57mi
6121 Palma del Mar Blvd S #228 Saint Petersburg, FL	2.0	2.0	980	$2,500	$2.55	4d	1	0.57mi
6268 Palma del Mar Blvd S Saint Petersburg, FL	2.0	2.0	1050	$1,795	$1.71	24d	1	0.61mi
6268 Palma Del Mar Blvd S Unit 1546126P St. Petersburg, FL	1.0	1.0	796	$3,226	$4.05	15d	1	0.61mi
6268 Palma del Mar Blvd S #111 Saint Petersburg, FL	2.0	2.0	915	$3,000	$3.28	24d	1	0.61mi
6268 Palma del Mar Blvd S #306 Saint Petersburg, FL	2.0	2.0	1050	$2,750	$2.62	24d	1	0.61mi
6268 Palma del Mar Blvd S #102 Saint Petersburg, FL	2.0	2.0	890	$2,500	$2.81	24d	1	0.61mi
6269 Palma del Mar Blvd S #501 Saint Petersburg, FL	1.0	1.5	780	$2,000	$2.56	4d	1	0.63mi
6269 Palma del Mar Blvd S #104 Saint Petersburg, FL	2.0	2.0	890	$2,500	$2.81	4d	1	0.63mi
6269 Palma del Mar Blvd S #302 Saint Petersburg, FL	2.0	2.0	1050	$2,395	$2.28	4d	1	0.63mi
6269 Palma del Mar Blvd S #308 Saint Petersburg, FL	2.0	2.0	1050	$2,495	$2.38	4d	1	0.63mi
6322 Palma del Mar Blvd S #216 Saint Petersburg, FL	2.0	2.0	890	$2,395	$2.69	18d	1	0.66mi
6322 Palma del Mar Blvd S #216 Saint Petersburg, FL	2.0	2.0	890	$2,395	$2.69	8d	1	0.66mi
6322 Palma del Mar Blvd S #1104 Saint Petersburg, FL	2.0	2.0	1150	$4,500	$3.91	24d	1	0.66mi
6322 Palma del Mar Blvd S #505 Saint Petersburg, FL	2.0	2.0	1250	$2,800	$2.24	24d	1	0.66mi

HOA detail condo

• Monthly dues: $1,023 · $12,276/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-19
   remarks 681-char remark
2. 2026-06-19
   listed $235,000 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: $5,034 · $420/mo
• Projected year-2 tax: $5,034 · $420/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 · 19 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: $35,724
• − Mortgage interest: −$13,164
• − Property taxes: −$5,034
• − Insurance: −$6,294
• − Repairs & maintenance: −$2,858
• − Management: −$2,858
• − HOA: −$12,276
• − Depreciation: −$6,836
• Taxable loss: −$13,595
• Est. tax savings @ 24.0%: +$3,263
• After-tax cash flow: $-6,907/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): 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

-13.9% since first listed

13 events — show timeline

• 2026-06-18 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-14 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-06-15 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-07 Sold (MLS) $100,001 Stellar MLS as Distributed by MLS Grid
• 2011-04-13 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2010-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-07-21 Listed $184,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-02 Sold (Public Records) $273,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,034 · -1.1% YoY. Source: county tax records.