2650 25th Ave N · St. Petersburg, FL 33713

$425,000

6 bd · 2.0 ba · 996 sqft · MultiFamily public records · 104 Days on market

Built 1925 4,657 sqft lot

---

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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 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

Hidden gem located close to the interstate and downtown St Pete. This unique, split level investment property is located on a deep lot - (40 x 116) abundance of outdoor space for parking and entertaining. FEATURES FOR 2 BR/1 BATH UPPER UNIT- new laminate flooring, new kitchen cabinets and granite countertops, stackable washer/dryer. Also, loft has been built in the attic to create the perfect gaming space or extra sleep area. FEATURES FOR 1 BR/1 BATH BOTTOM UNIT- new kitchen cabinets and countertops, outdoor laundry area. Newer roof 2021

Key facts

• Fully fenced lot
• 4,657 sq ft lot
• Parking

Tags

• INCOME PRODUCING DUPLEX
• PULL DOWN ATTIC STAIRCASE
• AIR CONDITIONED BONUS STORAGE
• FULLY FENCED LOT

Property features AI

Finance

• Financial info: Gross rent listed as $3,250; Annual net income listed as $39,000; Pro forma rents: approximately $1,550 for the 1-bedroom unit and $1,750 for the 2-bedroom unit
• HOA & community: No association

Exterior

• Parking: Off-street parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential income property (duplex); Two levels; Single building containing both units
• Construction: Wood siding; Shingle roof; Slab foundation; Built on a 0.11-acre lot (approx. 40 x 116)
• Exterior features: Fence; Private mailbox; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms total; Unit breakdown: one 1-bedroom unit and one 2-bedroom unit
• Flooring: Ceramic tile; Laminate
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stone counters; Den/Library/Office
• Laundry & utility: Washer; Dryer; Laundry area in a common area

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive. Per door: $62/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (10.6% below list).
• Recommended offer: $380k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: New Heights Elementary School (math 34% / reading 32%, grade F, #1,773 of 2,144 statewide, top 83%, 615 students, 81% FRL); St. Petersburg High School (math 31% / reading 61%, grade D-, #220 of 667 statewide, top 33%, 1,723 students, 39% FRL).
• Market conditions: Rents flat; 307 active listings in the ZIP; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $3,800/mo this rent would consume 61% of the median local household income ($75k/yr) (locally 1076% 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 $3k of loan paydown is wiped out by about $13k 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 104 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y 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 $340k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $380,000 (10.6% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-69,714
• Equity at exit: $63,369

10-year hold

• IRR: -13.7%
• Equity multiple: 0.29×
• Total profit: $-84,620
• Equity at exit: $36,746

Cash invested: $119,000 (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 33713

• Rents YoY: 0.7%
• Active inventory: 307
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$473 /mo · $5,677/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $123

Break-even live

Break-even rent $3,644

Max offer price $425,000

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,800
Total (2 units)			$3,800

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $425,000 Active 104 DOM
2. 2026-06-17
   days on market $425,000 Active 103 DOM
3. 2026-06-16
   days on market $425,000 Active 102 DOM
4. 2026-06-15
   days on market $425,000 Active 101 DOM
5. 2026-06-13
   days on market $425,000 Active 99 DOM
6. 2026-06-09
   days on market $425,000 Active 95 DOM
7. 2026-06-08
   days on market $425,000 Active 94 DOM
8. 2026-06-07
   days on market $425,000 Active 93 DOM
9. 2026-06-04
   days on market $425,000 Active 90 DOM
10. 2026-06-03
    days on market $425,000 Active 89 DOM
11. 2026-06-01
    days on market $425,000 Active 87 DOM
12. 2026-05-31
    days on market $425,000 Active 86 DOM
13. 2026-05-04
    price $425,000
14. 2026-03-06
    listed $439,900 Active
15. 2024-05-02
    soldstatus $340,000
16. 2024-04-29
    soldstatus $340,000 Closed 547-char remark

    Show marketing remark (547 chars)

    Hidden gem located close to the interstate and downtown St Pete. This unique, split level investment property is located on a deep lot - (40 x 116) abundance of outdoor space for parking and entertaining. FEATURES FOR 2 BR/1 BATH UPPER UNIT- new laminate flooring, new kitchen cabinets and granite countertops, stackable washer/dryer. Also, loft has been built in the attic to create the perfect gaming space or extra sleep area. FEATURES FOR 1 BR/1 BATH BOTTOM UNIT- new kitchen cabinets and countertops, outdoor laundry area. Newer roof 2021

17. 2024-02-28
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Hidden gem located close to the interstate and downtown St Pete. This unique, split level investment property is located on a deep lot - (40 x 116) abundance of outdoor space for parking and entertaining. FEATURES FOR 2 BR/1 BATH UPPER UNIT- new laminate flooring, new kitchen cabinets and granite countertops, stackable washer/dryer. Also, loft has been built in the attic to create the perfect gaming space or extra sleep area. FEATURES FOR 1 BR/1 BATH BOTTOM UNIT- new kitchen cabinets and countertops, outdoor laundry area. Newer roof 2021

18. 2024-02-23
    listed $365,000 Active 547-char remark

    Show marketing remark (547 chars)

    Hidden gem located close to the interstate and downtown St Pete. This unique, split level investment property is located on a deep lot - (40 x 116) abundance of outdoor space for parking and entertaining. FEATURES FOR 2 BR/1 BATH UPPER UNIT- new laminate flooring, new kitchen cabinets and granite countertops, stackable washer/dryer. Also, loft has been built in the attic to create the perfect gaming space or extra sleep area. FEATURES FOR 1 BR/1 BATH BOTTOM UNIT- new kitchen cabinets and countertops, outdoor laundry area. Newer roof 2021

19. 2021-08-16
    soldstatus $215,000
20. 2021-08-13
    soldstatus $215,000 Closed 627-char remark

    Show marketing remark (627 chars)

    UPDATE: Multiple Offers. Best and Final due end of day 7.21.2021. Note. This home will be completely vacant no later than Aug 15th 2021. Looking for a great investment property centrally located in St Pete? This two story home offers a kitchen, updated bathroom and two rooms per floor. There is a washer and dryer on the first floor, a large yard! This home is in a great location just minutes from Historic Kenwood, Downtown St Pete, shopping, restaurants, and much more! This home will need some cosmetic updates, but don't let this great investment get away! Please see realtor remarks for scheduling a private showing.

21. 2021-07-23
    status Pending 627-char remark

    Show marketing remark (627 chars)

    UPDATE: Multiple Offers. Best and Final due end of day 7.21.2021. Note. This home will be completely vacant no later than Aug 15th 2021. Looking for a great investment property centrally located in St Pete? This two story home offers a kitchen, updated bathroom and two rooms per floor. There is a washer and dryer on the first floor, a large yard! This home is in a great location just minutes from Historic Kenwood, Downtown St Pete, shopping, restaurants, and much more! This home will need some cosmetic updates, but don't let this great investment get away! Please see realtor remarks for scheduling a private showing.

22. 2021-07-12
    listed $185,000 Active 627-char remark

    Show marketing remark (627 chars)

    UPDATE: Multiple Offers. Best and Final due end of day 7.21.2021. Note. This home will be completely vacant no later than Aug 15th 2021. Looking for a great investment property centrally located in St Pete? This two story home offers a kitchen, updated bathroom and two rooms per floor. There is a washer and dryer on the first floor, a large yard! This home is in a great location just minutes from Historic Kenwood, Downtown St Pete, shopping, restaurants, and much more! This home will need some cosmetic updates, but don't let this great investment get away! Please see realtor remarks for scheduling a private showing.

23. 2018-12-03
    soldstatus $105,000
24. 2018-11-16
    soldstatus $105,000 Sold
25. 2018-10-16
    status Pending
26. 2018-10-12
    price $114,800
27. 2018-09-27
    price $114,900
28. 2018-09-19
    price $115,000
29. 2018-09-14
    price $119,700
30. 2018-08-31
    price $119,800
31. 2018-08-29
    price $119,900
32. 2018-08-21
    price $118,400
33. 2018-08-10
    price $118,500
34. 2018-07-20
    price $118,600
35. 2018-07-12
    price $118,700
36. 2018-07-09
    price $118,800
37. 2018-07-03
    price $118,900
38. 2018-06-26
    price $119,000
39. 2018-06-22
    price $119,100
40. 2018-06-15
    status Active
41. 2018-05-31
    status Pending
42. 2018-05-31
    price $119,200
43. 2018-05-22
    price $119,300
44. 2018-05-02
    status Active
45. 2018-04-30
    status Pending
46. 2018-04-24
    price $119,400
47. 2018-04-23
    price $119,500
48. 2018-04-20
    price $119,800
49. 2018-04-18
    price $119,900
50. 2018-04-13
    price $119,500

ⓘ 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: $5,677 · $473/mo
• Projected year-2 tax: $5,677 · $473/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 (unshaded) · 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: $45,600
• − Mortgage interest: −$23,807
• − Property taxes: −$5,677
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − Depreciation: −$12,364
• Taxable loss: −$5,668
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $2,837/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): 31,729
• Household income: $74,707
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 1076.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 13% Two or more races 9% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -439.69%
• Current HPI: 478.8317
• Rent YoY: ▲ 0.67%
• 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

+394.2% since first listed

55 events — show timeline

• 2026-05-04 Price Changed $425,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $439,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Sold (Public Records) $340,000 Public Records
• 2024-04-29 Sold (MLS) $340,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Listed $365,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-16 Sold (Public Records) $215,000 Public Records
• 2021-08-13 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-12 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-03 Sold (Public Records) $105,000 Public Records
• 2018-11-16 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-12 Price Changed $114,800 Stellar MLS as Distributed by MLS Grid
• 2018-09-27 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-19 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-14 Price Changed $119,700 Stellar MLS as Distributed by MLS Grid
• 2018-08-31 Price Changed $119,800 Stellar MLS as Distributed by MLS Grid
• 2018-08-29 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-21 Price Changed $118,400 Stellar MLS as Distributed by MLS Grid
• 2018-08-10 Price Changed $118,500 Stellar MLS as Distributed by MLS Grid
• 2018-07-20 Price Changed $118,600 Stellar MLS as Distributed by MLS Grid
• 2018-07-12 Price Changed $118,700 Stellar MLS as Distributed by MLS Grid
• 2018-07-09 Price Changed $118,800 Stellar MLS as Distributed by MLS Grid
• 2018-07-03 Price Changed $118,900 Stellar MLS as Distributed by MLS Grid
• 2018-06-26 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-22 Price Changed $119,100 Stellar MLS as Distributed by MLS Grid
• 2018-06-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-05-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-31 Price Changed $119,200 Stellar MLS as Distributed by MLS Grid
• 2018-05-22 Price Changed $119,300 Stellar MLS as Distributed by MLS Grid
• 2018-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-24 Price Changed $119,400 Stellar MLS as Distributed by MLS Grid
• 2018-04-23 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2018-04-20 Price Changed $119,800 Stellar MLS as Distributed by MLS Grid
• 2018-04-18 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2018-04-13 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2018-04-09 Price Changed $119,600 Stellar MLS as Distributed by MLS Grid
• 2018-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-09 Price Changed $119,700 Stellar MLS as Distributed by MLS Grid
• 2018-03-03 Price Changed $119,800 Stellar MLS as Distributed by MLS Grid
• 2018-02-21 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2015-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-15 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-24 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-16 Listed $37,500 Stellar MLS as Distributed by MLS Grid
• 2007-07-12 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-09 Sold (Public Records) $75,000 Public Records
• 2004-11-30 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-11-01 Listed $86,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.5%/yr

Latest (2025): $5,677 · +59.9% YoY. Source: county tax records.