3920 101st Ter N · Pinellas Park, FL 33782

$175,000

2 bd · 1.0 ba · 830 sqft · Condo public records · 137 Days on market

Built 1970 $468/mo HOA · 24% of rent

---

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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE CLEAN HOME 2 BEDROOM. 1 BATH, 1 CAR GARAGE, RANGE, REFRIGERATOR, REPLACED, NEWER C/H/A/ ROOF ABOUT 3YRS OLD. ALL THE WORK HAS BEEN DONE. CLOSE TO CLUBHOUSE AND HEATED POOL, NEAR SHOPPING, AIRPORTS, & I-275, CALL OFFICE FOR APPT. THANK YOU FOR SHOWING THIS LOVEY HOME.

Key facts

• Glass pass through
• Laundry area
• Walk-in closet

Tags

• ACCORDION DOOR
• GLASS PASS THROUGH
• LAUNDRY AREA
• EXTRA STORAGE CLOSET
• WALK-IN CLOSET
• SLIDER ACCESS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual association fees $5,616
• HOA & community: Monthly condo fee $468; Association amenities include clubhouse, pool, shuffleboard court, cable TV; Association fee covers cable TV, internet, pool, sewer, water, trash, management, maintenance (structure & grounds), common area taxes, escrow reserves; Buyer/association approval required; Community features: clubhouse, pool, sidewalks, street lights, irrigation with reclaimed water, golf carts allowed, association recreation owned; Pets allowed (dogs and cats), max pet weight ~101 lbs

Exterior

• Parking: Attached garage (1 car) with garage door opener; Off-street parking; Common parking available; Garage dimensions approximately 13 x 16
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Single family residence (condo zoning); One story; Faces north
• Construction: Block construction; Tile roof; Slab foundation; Built area about 1,390 square feet
• Exterior features: Patio; Private mailbox; Rain gutters; Sidewalk

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; Walk-in closets; Window treatments; Family room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-5 ($-59/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (0.5% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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); Fitzgerald Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,033 students, 62% 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 35% 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 $1k of loan paydown is wiped out by about $5k 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 137 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $175k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% 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 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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: 1.09% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 7.6

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: -20.7%
• Equity multiple: 0.31×
• Total profit: $-34,055
• Equity at exit: $26,093

10-year hold

• IRR: -26.0%
• Equity multiple: -0.04×
• Total profit: $-50,821
• Equity at exit: $15,131

Cash invested: $49,000 (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 33782

• Rents YoY: -5.3%
• Active inventory: 203
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$918
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$73
• HOA: −$468
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-5

Break-even live

Break-even rent $1,917

Max offer price $174,131

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $45	+0% $-5	+5% $-54	+10% $-104
Rent	-10% $-156	-5% $-80	+0% $-5	+5% $71	+10% $146
Rate	-1.0pp $83	-0.5pp $40	base $-5	+0.5pp $-50	+1.0pp $-96

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,273	$2.17	0d	20	0.79mi
9911 Dahlia St #38 Pinellas Park, FL	2.0	1.0	850	$1,300	$1.53	9d	1	0.86mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	12d	20	0.92mi
4973 91st Ave Unit C Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	16d	1	1.04mi
4973 91st Ave Unit 12 (C) Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	16d	1	1.04mi
5200 Springwood Blvd Pinellas Park, FL	1.0	1.0	700	$1,350	$1.93	0d	4	1.05mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	4d	10	1.06mi
10321 Larchmont Pl N Pinellas Park, FL	2.0	1.0	840	$1,700	$2.02	26d	1	1.20mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	26d	1	1.21mi
10770 US Highway 19 N #605 Pinellas Park, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	1.26mi
2901 Gandy Blvd N Pinellas Park, FL	1.0–2.0	1.0–2.0	940	$2,424	$2.58	0d	12	1.27mi
3110 Grand Ave Pinellas Park, FL	1.0–3.0	1.0–2.0	1104	$2,467	$2.23	0d	35	1.31mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	0d	21	1.32mi
2790 Grand Ave Saint Petersburg, FL	1.0–3.0	1.0–2.0	1017	$2,806	$2.76	0d	15	1.36mi
2903 Gandy Blvd St. Petersburg, FL	2.0	2.0	1055	$2,012	$1.91	0d	1	1.41mi
5641 94th Ter N Pinellas Park, FL	3.0	2.0	1066	$2,200	$2.06	9d	1	1.43mi

HOA detail condo

• Monthly dues: $468 · $5,616/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-22
   days on market $175,000 Active 137 DOM
2. 2026-06-18
   days on market $175,000 Active 134 DOM
3. 2026-06-17
   days on market $175,000 Active 133 DOM
4. 2026-06-16
   days on market $175,000 Active 132 DOM
5. 2026-06-15
   days on market $175,000 Active 131 DOM
6. 2026-06-13
   days on market $175,000 Active 129 DOM
7. 2026-06-09
   days on market $175,000 Active 125 DOM
8. 2026-06-08
   days on market $175,000 Active 124 DOM
9. 2026-06-07
   days on market $175,000 Active 123 DOM
10. 2026-06-04
    days on market $175,000 Active 120 DOM
11. 2026-06-03
    days on market $175,000 Active 119 DOM
12. 2026-06-01
    days on market $175,000 Active 117 DOM
13. 2026-05-31
    days on market $175,000 Active 116 DOM
14. 2026-05-22
    price $175,000
15. 2026-05-14
    price $180,000
16. 2026-04-29
    price $185,000
17. 2026-04-24
    price $190,000
18. 2026-04-16
    price $195,000
19. 2026-04-07
    price $198,500
20. 2026-03-26
    price $199,500
21. 2026-03-19
    price $204,500
22. 2026-03-12
    price $209,500
23. 2026-03-05
    price $219,500
24. 2026-02-04
    listed $220,000 Active
25. 2005-03-01
    soldstatus $115,900
26. 2005-02-25
    soldstatus $115,900 277-char remark

    Show marketing remark (277 chars)

    NICE CLEAN HOME 2 BEDROOM. 1 BATH, 1 CAR GARAGE, RANGE, REFRIGERATOR, REPLACED, NEWER C/H/A/ ROOF ABOUT 3YRS OLD. ALL THE WORK HAS BEEN DONE. CLOSE TO CLUBHOUSE AND HEATED POOL, NEAR SHOPPING, AIRPORTS, & I-275, CALL OFFICE FOR APPT. THANK YOU FOR SHOWING THIS LOVEY HOME.

27. 2005-01-19
    listed $119,000 277-char remark

    Show marketing remark (277 chars)

    NICE CLEAN HOME 2 BEDROOM. 1 BATH, 1 CAR GARAGE, RANGE, REFRIGERATOR, REPLACED, NEWER C/H/A/ ROOF ABOUT 3YRS OLD. ALL THE WORK HAS BEEN DONE. CLOSE TO CLUBHOUSE AND HEATED POOL, NEAR SHOPPING, AIRPORTS, & I-275, CALL OFFICE FOR APPT. THANK YOU FOR SHOWING THIS LOVEY HOME.

28. 2001-08-23
    soldstatus $58,000

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$781/yr (+$65/mo · 116.5%)

ⓘ 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) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $22,931
• − Mortgage interest: −$9,803
• − Property taxes: −$671
• − Insurance: −$875
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − HOA: −$5,616
• − Depreciation: −$5,091
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $611/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

+201.7% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $198,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $199,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $204,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $209,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $219,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-01 Sold (Public Records) $115,900 Public Records
• 2005-02-25 Sold (MLS) $115,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-19 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2001-08-23 Sold (Public Records) $58,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $671 · +4.2% YoY. Source: county tax records.