6085 Bahia Del Mar Blvd #105 · St. Petersburg, FL 33715

$339,000

2 bd · 2.0 ba · 1,075 sqft · Condo public records · 211 Days on market

Built 1988 $706/mo HOA · 17% 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 +16.8/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Listing remarks MLS

You've never seen a Vista Verde unit like this show stopper! Completely updated inside with a gorgeous new kitchen featuring stainless steel appliances, new bathrooms with granite, marble and exquisite tile work! Lots of expensive upgrades including crown moulding, California closets, Hunter Douglas window treatments, decorator furnishings, flat screen 3D TV with surround system & more! This beauty will not last! You'll also enjoy tropical views over the Isla Del Sol golf course and ponds! Come see today before it's gone!

Key facts

• Custom cabinets
• First-floor access
• Modern kitchen

Tags

• FIRST-FLOOR ACCESS
• FULLY FURNISHED
• MODERN KITCHEN
• CUSTOM CABINETS
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Association name: Chris Leach
• Financial info: Total annual association fees: $8,472; Lease restrictions apply
• HOA & community: Monthly HOA fee of $706; Association fee includes: cable TV, common area taxes, pool, escrow reserves, insurance, internet, structure and grounds maintenance, management, security, sewer, trash, and water; Association approval required; Buyer approval required for community; Clubhouse, pool, sidewalks, street lights, deed restrictions; Pets allowed (size limits apply)

Exterior

• Security: Community security included in association services
• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available; Electricity connected; Water connected
• Home design: Residential condominium; One story; First-floor unit; South-facing
• Construction: Stucco construction; Tile roof; Slab foundation; Built as completed (existing condition)
• Exterior features: Sliding doors; Storage; Pond view; City limits; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Living room/dining room combo; Solid surface counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer and dryer (in unit, in kitchen); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $298k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 C — 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.
• Zoned schools: Bay Point Elementary School (math 43% / reading 39%, grade F, #1,454 of 2,144 statewide, top 69%, 453 students, 78% FRL); Lakewood High School (math 27% / reading 44%, grade F, #367 of 667 statewide, top 57%, 915 students, 59% FRL) — zoned schools average 68% FRL vs 48% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-13 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• 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).
• At $4,269/mo this rent would consume 50% of the median local household income ($103k/yr) (locally 106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-525 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

• It's been on market 211 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $60k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; list at $339k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $298,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• 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: 0.5%
• Equity multiple: 1.02×
• Total profit: $2,142
• Equity at exit: $95,818

10-year hold

• IRR: 6.3%
• Equity multiple: 1.67×
• Total profit: $63,835
• Equity at exit: $113,109

Cash invested: $94,920 (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: $4,269 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$528 /mo · $6,339/yr
• Insurance: −$141
• HOA: −$706
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $219

Break-even live

Break-even rent $3,991

Max offer price $339,000

Occupancy floor 90%

Sensitivity live

Price	-10% $411	-5% $315	+0% $219	+5% $123	+10% $27
Rent	-10% $-118	-5% $51	+0% $219	+5% $388	+10% $556
Rate	-1.0pp $390	-0.5pp $305	base $219	+0.5pp $131	+1.0pp $42

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6273 Bahia del Mar Blvd #216 Saint Petersburg, FL	2.0	2.0	915	$5,700	$6.23	25d	1	0.04mi
6281 Bahia del Mar Blvd #208 Saint Petersburg, FL	2.0	2.0	890	$2,100	$2.36	25d	1	0.04mi
6073 Bahia del Mar Blvd #129 Saint Petersburg, FL	2.0	2.0	1145	$2,200	$1.92	25d	1	0.06mi
6077 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$2,198	$1.98	13d	2	0.06mi
6141 Bahia Del Mar Blvd S Unit 1546330P St. Petersburg, FL	2.0	2.0	1140	$2,631	$2.31	8d	1	0.07mi
6141 Bahia del Mar Blvd #229 Saint Petersburg, FL	2.0	2.0	1145	$6,090	$5.32	25d	1	0.07mi
6107 Mirada Cir Saint Petersburg, FL	3.0	2.5	1320	$3,200	$2.42	5d	1	0.08mi
6059 Bahia del Mar Blvd #241 Saint Petersburg, FL	2.0	2.0	1070	$5,170	$4.83	18d	1	0.09mi
6294 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	945	$4,142	$4.38	25d	3	0.10mi
6100 Bahia del Mar Cir #103 Saint Petersburg, FL	2.0	2.5	1145	$5,580	$4.87	5d	1	0.11mi
6151 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$4,540	$4.10	25d	3	0.11mi
6100 Bahia del Mar Cir St Petersburg, FL	2.0	2.0–2.5	1145	$4,038	$3.53	25d	2	0.11mi
6295 Bahia del Mar Cir St Petersburg, FL	1.0–2.0	1.0–2.0	915	$7,110	$7.77	25d	6	0.13mi
6357 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	915	$7,000	$7.65	25d	2	0.14mi
6191 Bahia del Mar Blvd #205 Saint Petersburg, FL	2.0	2.0	1070	$3,400	$3.18	25d	1	0.18mi
5901 Bahia del Mar Cir #124 Saint Petersburg, FL	2.0	2.0	1150	$2,500	$2.17	25d	1	0.18mi
5901 Bahia del Mar Cir #518 Saint Petersburg, FL	2.0	2.0	1080	$3,000	$2.78	25d	1	0.18mi
5901 Bahia del Mar Cir #122 Saint Petersburg, FL	2.0	2.0	1080	$3,500	$3.24	25d	1	0.18mi
5901 Bahia del Mar Cir #223 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	25d	1	0.18mi
5901 Bahia del Mar Cir #422 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	25d	1	0.18mi
6291 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1222	$3,830	$3.13	25d	2	0.19mi
6361 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	835	$5,800	$6.95	3d	3	0.19mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,095	$3.70	25d	3	0.19mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,195	$3.79	8d	2	0.19mi
6061 Bahia del Mar Cir #347 St Petersburg, FL	2.0	2.0	1080	$2,300	$2.13	5d	1	0.21mi
6061 Bahia del Mar Cir #448 St Petersburg, FL	2.0	2.0	1150	$7,530	$6.55	5d	1	0.21mi
6061 Bahia del Mar Cir #146 Saint Petersburg, FL	2.0	2.0	1080	$2,600	$2.41	25d	1	0.21mi
6081 Bahia del Mar Cir #456 Saint Petersburg, FL	2.0	2.0	1150	$3,000	$2.61	25d	1	0.21mi
6287 Bahia del Mar Cir #312 Saint Petersburg, FL	2.0	2.0	890	$3,200	$3.60	5d	1	0.22mi
6287 Bahia del Mar Cir #311 St Petersburg, FL	2.0	2.0	890	$2,100	$2.36	5d	1	0.22mi
5900 Bahia del Mar Cir #138 St Petersburg, FL	2.0	2.0	1075	$5,070	$4.72	5d	1	0.24mi
6001 Bahia del Mar Cir #527 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	25d	1	0.24mi
6083 Bahia del Mar Cir #460 St Petersburg, FL	2.0	2.0	1215	$7,460	$6.14	5d	1	0.24mi
6083 Bahia del Mar Cir #159 Saint Petersburg, FL	2.0	2.0	1135	$8,310	$7.32	25d	1	0.24mi
6365 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	827	$2,500	$3.02	18d	3	0.24mi
5801 Bahia del Mar Cir #512 Saint Petersburg, FL	2.0	2.0	1075	$7,510	$6.99	25d	1	0.27mi
6085 Bahia del Mar Cir #468 Saint Petersburg, FL	2.0	2.0	1215	$9,398	$7.73	25d	1	0.28mi
6085 Bahia del Mar Cir #467 Saint Petersburg, FL	2.0	2.0	1135	$6,960	$6.13	25d	1	0.28mi
6085 Bahia del Mar Cir #272 Saint Petersburg, FL	2.0	2.0	1170	$3,500	$2.99	24d	1	0.28mi
6093 Bahia del Mar Cir #277 Saint Petersburg, FL	2.0	2.0	1215	$3,500	$2.88	25d	1	0.29mi

HOA detail condo

• Monthly dues: $706 · $8,472/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-04
   status Pending
2. 2026-03-11
   status Active
3. 2026-03-10
   historical
4. 2026-03-05
   price $339,000
5. 2026-01-30
   price $354,000
6. 2025-11-14
   price $369,900
7. 2025-10-04
   listed $399,000 Active
8. 2025-06-23
   historical
9. 2025-03-19
   price $409,900
10. 2025-01-31
    listed $429,900 Active
11. 2013-03-19
    soldstatus $195,000
12. 2013-03-15
    soldstatus $195,000 533-char remark

    Show marketing remark (533 chars)

    You've never seen a Vista Verde unit like this show stopper! Completely updated inside with a gorgeous new kitchen featuring stainless steel appliances, new bathrooms with granite, marble and exquisite tile work! Lots of expensive upgrades including crown moulding, California closets, Hunter Douglas window treatments, decorator furnishings, flat screen 3D TV with surround system & more! This beauty will not last! You'll also enjoy tropical views over the Isla Del Sol golf course and ponds! Come see today before it's gone!

13. 2012-10-16
    listed $210,000 533-char remark

    Show marketing remark (533 chars)

    You've never seen a Vista Verde unit like this show stopper! Completely updated inside with a gorgeous new kitchen featuring stainless steel appliances, new bathrooms with granite, marble and exquisite tile work! Lots of expensive upgrades including crown moulding, California closets, Hunter Douglas window treatments, decorator furnishings, flat screen 3D TV with surround system & more! This beauty will not last! You'll also enjoy tropical views over the Isla Del Sol golf course and ponds! Come see today before it's gone!

14. 2002-06-03
    soldstatus $155,000
15. 1988-08-05
    soldstatus $78,000

ⓘ 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: $6,339 · $528/mo
• Projected year-2 tax: $6,339 · $528/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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $51,226
• − Mortgage interest: −$18,989
• − Property taxes: −$6,339
• − Insurance: −$1,695
• − Repairs & maintenance: −$4,098
• − Management: −$4,098
• − HOA: −$8,472
• − Depreciation: −$9,862
• Taxable loss: −$2,327
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $3,188/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

+334.6% since first listed

15 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $354,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-19 Price Changed $409,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Listed $429,900 Stellar MLS as Distributed by MLS Grid
• 2013-03-19 Sold (Public Records) $195,000 Public Records
• 2013-03-15 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-16 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2002-06-03 Sold (Public Records) $155,000 Public Records
• 1988-08-05 Sold (Public Records) $78,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $6,339 · +7.2% YoY. Source: county tax records.