4154 57th St N #173 · Kenneth City, FL 33709

$110,000

2 bd · 1.0 ba · 875 sqft · Condo public records · 467 Days on market

Built 1962 $497/mo HOA · 27% of rent

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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 +20.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to Your Florida Retreat! Discover comfort and potential in this charming ground-floor condo, nestled in the desirable 55+ community of Clearview Oaks in Kenneth City. This 2-bedroom, 1-bathroom unit offers over 1,100 square feet of living space, room to spread out. Step inside to find a welcoming screened front porch – the perfect place to sip your morning coffee or unwind with a good book in the evening breeze. The spacious Florida room at the rear of the unit is ideal for entertaining guests or simply enjoying a quiet afternoon, and it conveniently houses your in-unit washer and dryer. While the condo could use a little TLC, it

Key facts

• Screened front porch
• Florida room
• In-unit laundry

Tags

• GROUND-FLOOR CONDO
• SCREENED FRONT PORCH
• FLORIDA ROOM
• IN-UNIT LAUNDRY
• PEACEFUL SETTING
• CLOSE TO SHOPPING

Property features AI

Finance

• Financial info: Total annual HOA fees $5,964
• HOA & community: PBM Community Association; Monthly HOA fee $497 (includes cable TV, grounds maintenance, management, sewer, trash, water); Buyer approval required; Clubhouse; Dogs allowed; Senior community

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Residential condominium; One story; Faces east; Condo includes land; Located on floor 1
• Construction: Block construction; Built-up roof; Slab foundation; Built as one-story structure
• Exterior features: Asphalt road access; Lot approximately 0.23 acres (zoning compatible)

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Terrazzo
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat
• Laundry & utility: Washer and dryer (inside laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#47 in FL, #874 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• 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: Westgate Elementary School (math 59% / reading 50%, grade C, #892 of 2,144 statewide, top 44%, 541 students, 70% FRL); Tyrone Middle School (math 35% / reading 28%, grade F, #453 of 571 statewide, top 81%, 847 students, 68% FRL); Dixie M. Hollins High School (math 30% / reading 40%, grade F, #379 of 667 statewide, top 58%, 1,822 students, 56% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 311 active listings in the ZIP; 38 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 41% of the median local income ($54k/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 $761 of loan paydown is wiped out by about $3k 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 467 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $110k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 467 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-12,061
• Equity at exit: $16,401

10-year hold

• IRR: -6.9%
• Equity multiple: 0.62×
• Total profit: $-11,666
• Equity at exit: $9,511

Cash invested: $30,800 (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 33709

• Rents YoY: 1.0%
• Active inventory: 311
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$577
• Tax from tax record: −$176 /mo · $2,118/yr
• Insurance: −$46
• HOA: −$497
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $142

Break-even live

Break-even rent $1,641

Max offer price $110,000

Occupancy floor 87%

Sensitivity live

Price	-10% $204	-5% $173	+0% $142	+5% $110	+10% $79
Rent	-10% $-2	-5% $70	+0% $142	+5% $213	+10% $285
Rate	-1.0pp $197	-0.5pp $170	base $142	+0.5pp $113	+1.0pp $84

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 58th St N Kenneth City, FL	2.0	1.0	900	$1,649	$1.83	17d	4	0.11mi
5870 38th Ave N #40 Saint Petersburg, FL	2.0	1.0	985	$1,800	$1.83	19d	1	0.32mi
6190 36th Ave N Saint Petersburg, FL	2.0	1.0	1008	$2,500	$2.48	6d	1	0.70mi
5323 59th Cir W Kenneth City, FL	1.0–2.0	1.0	800	$1,375	$1.72	5d	4	0.76mi
5457 59th St N Unit NA St. Petersburg, FL	2.0	1.0	800	$2,400	$3.00	26d	1	0.84mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,538	$1.54	4d	2	0.86mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,500	$2.12	0d	5	0.88mi
5540 59th St N Saint Petersburg, FL	2.0	1.0	824	$2,100	$2.55	0d	1	0.91mi
5540 59th St N Saint Petersburg, FL	2.0	1.0	824	$2,100	$2.55	6d	1	0.91mi
2819 53rd St N Saint Petersburg, FL	2.0	1.0	900	$1,995	$2.22	6d	1	0.92mi
6423 34th Ter N Saint Petersburg, FL	3.0	1.0	900	$2,200	$2.44	6d	1	0.95mi
5870 56th Ave N Kenneth City, FL	2.0	1.0–2.0	850	$1,595	$1.88	5d	7	0.96mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	26d	1	1.02mi
3910 44th St N Unit C9 Saint Petersburg, FL	2.0	1.0	965	$1,395	$1.45	16d	1	1.11mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	16d	1	1.17mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	4d	10	1.18mi
6215 58th Ave N Saint Petersburg, FL	2.0	1.0	850	$1,900	$2.24	6d	1	1.19mi
6524 54th Ave N Unit 2 St. Petersburg, FL	2.0	1.0	840	$1,360	$1.62	26d	1	1.22mi
5701 21st Ave N Saint Petersburg, FL	1.0–2.0	1.0	775	$1,899	$2.45	0d	2	1.28mi
5860 22nd Ave N Apt 5 St. Petersburg, FL	2.0	1.0	800	$1,300	$1.62	26d	1	1.29mi
5900 22nd Ave N Unit 14 St. Petersburg, FL	2.0	1.0	1000	$1,650	$1.65	16d	1	1.29mi
5900 22nd Ave N Saint Petersburg, FL	3.0	1.0	1100	$1,950	$1.77	6d	1	1.29mi
5900 22nd Ave N Unit 1 St. Petersburg, FL	3.0	2.0	1100	$1,999	$1.82	20d	1	1.29mi
5541 Lown St N Apt S St. Petersburg, FL	2.0	1.0	850	$1,600	$1.88	10d	1	1.30mi
2176 Winchester Rd N #2 Saint Petersburg, FL	3.0	2.0	1080	$2,250	$2.08	17d	1	1.31mi
4082 38th Ave N Saint Petersburg, FL	2.0	1.0	775	$2,400	$3.10	6d	1	1.34mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	890	$1,825	$2.05	26d	1	1.34mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	900	$1,825	$2.03	6d	1	1.34mi
6080 22nd Ave N #5 Saint Petersburg, FL	2.0	2.0	890	$1,725	$1.94	26d	1	1.34mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	26d	1	1.35mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	26d	1	1.40mi
4489 58th Ave N Saint Petersburg, FL	3.0	1.0	1034	$1,795	$1.74	0d	1	1.40mi
4390 68th St N Saint Petersburg, FL	3.0	1.0	864	$1,950	$2.26	26d	1	1.40mi
2871 67th St N Saint Petersburg, FL	3.0	1.0	1075	$2,500	$2.33	26d	1	1.43mi
5535 18th Ave N Saint Petersburg, FL	2.0	1.5	961	$1,975	$2.06	0d	1	1.45mi
5136 68th St N Unit C St. Petersburg, FL	2.0	1.0	957	$1,700	$1.78	6d	1	1.46mi
4711 Sunnydale Ln N Unit A St. Petersburg, FL	2.0	1.0	800	$1,750	$2.19	26d	1	1.47mi
3947 Mohr Ave N Unit 1 St. Petersburg, FL	2.0	1.0	767	$1,450	$1.89	17d	1	1.48mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-07
   remarks 693-char remark
2. 2026-06-07
   listed $110,000 Pending 467 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: $2,118 · $176/mo
• Projected year-2 tax: $2,118 · $176/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 (shaded) · 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: $21,838
• − Mortgage interest: −$6,162
• − Property taxes: −$2,118
• − Insurance: −$550
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − HOA: −$5,964
• − Depreciation: −$3,200
• Taxable income: $351
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,614/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 — Kenneth City

• Score: 83/100
• State rank: #47
• US rank: #874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenneth City, FL
• County: Pinellas County · 939,478 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 25,050
• Household income: $53,501
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 712.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 10% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -416.74%
• Current HPI: 391.368
• Rent YoY: ▲ 0.99%
• 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

+233.3% since first listed

12 events — show timeline

• 2026-06-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Price Changed $114,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2001-01-05 Sold (Public Records) $33,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,118 · -9.4% YoY. Source: county tax records.