13246 4th St E · Madeira Beach, FL 33708

$325,000

4 bd · 2.0 ba · 1,352 sqft · MultiFamily public records · 30 Days on market

Built 1958 4,060 sqft lot Est $295k · 10% over

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Estate sale classic Madeira Beach duplex just a short walk to the beach or dining and shopping at johns pass village. Features 2 2/1 units with covered parking. New shingle roof in 2015.

Key facts

• Interior remodel
• Exterior storage
• Covered parking

Tags

• DUPLEX
• INTERIOR REMODEL
• COVERED PARKING
• EXTERIOR STORAGE
• REAR PATIO SPACE
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive. Per door: $255/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 0.5% in Madeira Beach — 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 70/100 on livability (#419 in FL) — a middle-class / working-renter tenant base. Strengths: health & safety B; Watch: crime D+, amenities F, cost of living 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: Orange Grove Elementary School (math 82% / reading 72%, grade A, #170 of 2,144 statewide, top 9%, 435 students, 43% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL).
• Market conditions: Rents soft (-1.8%/yr); 565 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $4,011/mo this rent would consume 58% of the median local household income ($82k/yr) (locally 734% 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 $2k of loan paydown is wiped out by about $10k 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 30 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $230k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 8→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 1.23% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $294,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13311 2nd St E	0.11mi	3/2.0 (-1)	1,378 (+2%)	12mo	$300,000	$218	77

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-31,592
• Equity at exit: $48,459

10-year hold

• IRR: -6.0%
• Equity multiple: 0.67×
• Total profit: $-29,797
• Equity at exit: $28,100

Cash invested: $91,000 (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 33708

• Rents YoY: -1.8%
• Active inventory: 565
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $4,011 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$392 /mo · $4,703/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $510

Break-even live

Break-even rent $3,365

Max offer price $325,000

Occupancy floor 82%

Sensitivity live

Price	-10% $694	-5% $602	+0% $510	+5% $418	+10% $327
Rent	-10% $194	-5% $352	+0% $510	+5% $669	+10% $827
Rate	-1.0pp $674	-0.5pp $593	base $510	+0.5pp $426	+1.0pp $341

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,012
Total (2 units)			$4,011

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13650 Gulf Blvd Madeira Beach, FL	3.0	2.0	1467	$9,500	$6.47	5d	2	0.45mi
500 140th Ave E Madeira Beach, FL	3.0	2.0	1184	$2,800	$2.36	24d	1	0.46mi
700 Pruitt Dr Madeira Beach, FL	3.0	2.0	1780	$4,300	$2.42	5d	1	0.47mi
717 Sunset Cove Madeira Beach, FL	3.0	2.0	1305	$3,800	$2.91	24d	1	0.57mi
562 Johns Pass Ave Madeira Beach, FL	3.0	2.0	1400	$5,250	$3.75	5d	1	0.60mi
14183 E Parsley Dr Madeira Beach, FL	3.0	1.0	1060	$2,850	$2.69	5d	1	0.75mi
230 144th Ave Madeira Beach, FL	3.0	2.0	1032	$5,200	$5.04	5d	1	0.89mi
820 Capri Blvd Treasure Island, FL	3.0	2.0	1803	$6,500	$3.61	24d	1	1.25mi
220 115th Ave Treasure Island, FL	3.0	2.0	1618	$6,000	$3.71	24d	1	1.26mi

Listing history 21 events

1. 2026-02-02
   status Pending
2. 2026-01-10
   status Active
3. 2025-11-12
   listed $325,000 Active
4. 2024-09-30
   historical $2,800
5. 2024-09-29
   historical
6. 2024-07-30
   listed $2,800
7. 2024-07-20
   status Active
8. 2024-07-09
   status Pending
9. 2024-07-01
   price $699,900
10. 2024-05-20
    price $719,900
11. 2024-04-12
    price $749,000
12. 2024-02-26
    price $759,900
13. 2024-02-12
    price $799,900
14. 2024-01-29
    listed $825,000 Active
15. 2016-04-20
    soldstatus $230,000
16. 2016-04-18
    soldstatus $230,000 Sold 186-char remark

    Show marketing remark (186 chars)

    Estate sale classic Madeira Beach duplex just a short walk to the beach or dining and shopping at johns pass village. Features 2 2/1 units with covered parking. New shingle roof in 2015.

17. 2016-03-21
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Estate sale classic Madeira Beach duplex just a short walk to the beach or dining and shopping at johns pass village. Features 2 2/1 units with covered parking. New shingle roof in 2015.

18. 2016-03-01
    historical Active with Contract 186-char remark

    Show marketing remark (186 chars)

    Estate sale classic Madeira Beach duplex just a short walk to the beach or dining and shopping at johns pass village. Features 2 2/1 units with covered parking. New shingle roof in 2015.

19. 2016-02-26
    listed $220,000 Active 186-char remark

    Show marketing remark (186 chars)

    Estate sale classic Madeira Beach duplex just a short walk to the beach or dining and shopping at johns pass village. Features 2 2/1 units with covered parking. New shingle roof in 2015.

20. 2003-06-01
    soldstatus $123,000
21. 1997-07-25
    soldstatus $90,000

ⓘ 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: $4,703 · $392/mo
• Projected year-2 tax: $4,703 · $392/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,132
• − Mortgage interest: −$18,205
• − Property taxes: −$4,703
• − Insurance: −$6,744
• − Repairs & maintenance: −$3,851
• − Management: −$3,851
• − Depreciation: −$9,455
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $5,808/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 — Madeira Beach

• Score: 70/100
• State rank: #419
• US rank: #7491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madeira Beach, FL
• County: Pinellas County · 939,478 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 15,060
• Household income: $82,500
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 734.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 3% Vietnamese 2% Russian/Polish/Slavic 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: ▼ -663.41%
• Current HPI: 317.0675
• Rent YoY: ▼ -1.77%
• 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

+261.1% since first listed

21 events — show timeline

• 2026-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Rental Removed $2,800 STELLARMLS
• 2024-09-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Listed for Rent $2,800 STELLARMLS
• 2024-07-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Price Changed $699,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Price Changed $719,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Price Changed $749,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-26 Price Changed $759,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-12 Price Changed $799,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Listed $825,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-20 Sold (Public Records) $230,000 Public Records
• 2016-04-18 Sold (MLS) $230,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-01 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-02-26 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2003-06-01 Sold (Public Records) $123,000 Public Records
• 1997-07-25 Sold (Public Records) $90,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $4,703 · -39.3% YoY. Source: county tax records.