1000 49th St N #311 · St. Petersburg, FL 33710

$88,990

1 bd · 1.0 ba · 917 sqft · Condo public records · 214 Days on market

Built 1967 $703/mo HOA · 39% 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 +21.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

No Flood Zone. Welcome to this delightful and Extra Large 1-bedroom, 1-bath with bonus room condo nestled in the heart of St. Pete! It is centrally located and close to everything you need - vibrant downtown, restaurants, shopping and the beautiful beaches. Enter inside to a bright and airy open concept living space featuring laminate floors, fresh natural paint, and abundant natural light. The spacious living room flows seamlessly into the dining area, ideal for entertaining. The bedroom is a serene retreat with an en-suite bathroom that includes a bathtub and shower. The bonus room/den can be used as a second bedroom, office or your favorite reading spot. With the HOA fee covering water,

Key facts

• Laminate floors
• En-suite bathroom
• Ample guest parking

Tags

• OPEN-CONCEPT LIVING SPACE
• LAMINATE FLOORS
• ABUNDANT NATURAL LIGHT
• EN-SUITE BATHROOM
• ASSIGNED PARKING SPACE
• AMPLE GUEST PARKING

Property features AI

Finance

• Other: No lease restrictions indicated; Homestead: yes
• HOA & community: Monthly condo/association fee: $703; Association approval required; Association fees include cable TV, internet, structure and grounds maintenance, pest control, sewer, trash and water; Association name: MICHEAL SLAVEN; Community features include sidewalks and wheelchair access; Pets allowed: cats and dogs; Total annual fees: $8,436

Exterior

• Parking: Assigned parking; Covered parking; Guest parking; 1-car carport
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Natural gas connected; Cable available; Phone available; Public utilities
• Home design: Condominium; Residential property; One story; Faces east; Located on 3rd floor of the building
• Construction: Block and concrete construction; Built-up roof; Block foundation; Building name: DISSTON PLAZA
• Exterior features: Exterior lighting; Private mailbox; Sidewalks; Asphalt road access

Interior

• Kitchen: Convection oven; Cooktop; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Thermostat; Building elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: Rents soft (-0.5%/yr); 313 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $616 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 214 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 5462% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $89k implies a 409% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,311 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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 1967 — 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: 2.00% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 4.2

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: -12.3%
• Equity multiple: 0.58×
• Total profit: $-10,499
• Equity at exit: $13,269

10-year hold

• IRR: -16.1%
• Equity multiple: 0.34×
• Total profit: $-16,369
• Equity at exit: $7,694

Cash invested: $24,917 (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 33710

• Rents YoY: -0.5%
• Active inventory: 313
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$467
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$37
• HOA: −$703
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $137

Break-even live

Break-even rent $1,611

Max offer price $88,990

Occupancy floor 87%

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: $22,248
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 50th St N Saint Petersburg, FL	2.0	1.0	1085	$2,070	$1.91	24d	1	0.25mi
4942 Oxford Ave N Saint Petersburg, FL	2.0	1.0	776	$1,700	$2.19	24d	1	0.31mi
5330 11th Ave N Saint Petersburg, FL	2.0	1.0	756	$1,800	$2.38	4d	1	0.37mi
4526 6th Ave N Saint Petersburg, FL	2.0	1.0	888	$1,950	$2.20	4d	1	0.44mi
5434 9th Ave N Unit A St. Petersburg, FL	1.0	1.0	576	$1,400	$2.43	24d	1	0.47mi
4148 11th Ave N Saint Petersburg, FL	2.0	1.0	806	$2,000	$2.48	24d	1	0.61mi
5521 5th Ave N Saint Petersburg, FL	2.0	1.0	952	$1,750	$1.84	4d	1	0.62mi
4227 5th Ave N Saint Petersburg, FL	2.0	1.0	930	$2,100	$2.26	4d	1	0.64mi
4719 21st Ave N Saint Petersburg, FL	2.0	1.0	672	$1,800	$2.68	24d	1	0.64mi
430 55th St N Saint Petersburg, FL	2.0	1.5	735	$1,850	$2.52	8d	1	0.65mi
118 48th St N Unit A St. Petersburg, FL	2.0	1.0	680	$1,800	$2.65	24d	1	0.67mi
5050 2nd Ave N Saint Petersburg, FL	2.0	1.0	816	$1,495	$1.83	4d	1	0.67mi
5545 3rd Ave N Saint Petersburg, FL	2.0	1.0	962	$2,400	$2.49	4d	1	0.74mi
5428 Burlington Ave N Saint Petersburg, FL	2.0	1.0	726	$2,150	$2.96	24d	1	0.74mi
600 40th St N Saint Petersburg, FL	1.0–3.0	1.0–2.5	1187	$1,095	$0.92	4d	12	0.78mi
5821 8th Ave N Unit 203 St. Petersburg, FL	1.0	1.0	635	$1,195	$1.88	24d	1	0.80mi
3901 5th Ave N Unit 3901 5th D St. Petersburg, FL	2.0	1.0	825	$1,595	$1.93	8d	1	0.87mi
3901 5th Ave N Unit 3901 5th A St. Petersburg, FL	1.0	1.0	560	$1,345	$2.40	4d	1	0.87mi
810 Tyrone Blvd N Unit G-2 St. Petersburg, FL	1.0	1.0	600	$1,195	$1.99	24d	1	0.90mi
3801 9th Ave N Saint Petersburg, FL	1.0	1.0	602	$1,400	$2.33	18d	1	0.90mi
5034 2nd Ave S Unit A St. Petersburg, FL	2.0	1.0	1062	$1,950	$1.84	4d	1	0.91mi
4218 24th Ave N Saint Petersburg, FL	2.0	1.0	1121	$1,925	$1.72	4d	1	0.93mi
5701 21st Ave N Saint Petersburg, FL	1.0–2.0	1.0	775	$1,449	$1.87	8d	3	0.95mi
3806 6th Ave N Unit 1/2 St. Petersburg, FL	1.0	1.0	650	$1,695	$2.61	10d	1	0.98mi
3700 9th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	755	$1,525	$2.02	2d	3	0.98mi
5762 2nd Ave N Saint Petersburg, FL	2.0	1.0	843	$2,000	$2.37	4d	1	0.98mi
1200 37th St N #409 Saint Petersburg, FL	2.0	2.0	827	$1,695	$2.05	4d	1	0.99mi
5919 4th Ave N Saint Petersburg, FL	2.0	1.0	1053	$2,650	$2.52	4d	1	1.01mi
5860 22nd Ave N Apt 5 St. Petersburg, FL	2.0	1.0	800	$1,300	$1.62	24d	1	1.01mi
3938 2nd Ave N Saint Petersburg, FL	2.0	1.0	1000	$2,495	$2.50	4d	1	1.03mi
5900 22nd Ave N Unit 14 St. Petersburg, FL	2.0	1.0	1000	$1,650	$1.65	14d	1	1.04mi
3844 Burlington Ave N Saint Petersburg, FL	2.0	1.0	828	$1,895	$2.29	20d	1	1.05mi
3750 4th Ave N Saint Petersburg, FL	2.0	1.0	881	$2,100	$2.38	24d	1	1.06mi
3823 2nd Ave N Saint Petersburg, FL	2.0	1.0	944	$2,300	$2.44	4d	1	1.08mi
3601 6th Ave N Saint Petersburg, FL	2.0	2.0	808	$2,400	$2.97	4d	1	1.10mi
5011 Emerson Ave S Saint Petersburg, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.12mi
2819 53rd St N Saint Petersburg, FL	2.0	1.0	900	$1,995	$2.22	4d	1	1.13mi
250 37th St N Saint Petersburg, FL	2.0	1.0	826	$1,798	$2.18	4d	1	1.13mi
250 37th St N Saint Petersburg, FL	2.0	1.0	826	$1,813	$2.19	8d	1	1.13mi
3815 1st Ave N Unit A St. Petersburg, FL	2.0	1.5	700	$1,895	$2.71	11d	1	1.14mi

HOA detail condo

• Monthly dues: $703 · $8,436/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $88,990 Active 214 DOM
2. 2026-06-17
   days on market $88,990 Active 213 DOM
3. 2026-06-16
   days on market $88,990 Active 212 DOM
4. 2026-06-15
   days on market $88,990 Active 211 DOM
5. 2026-06-13
   days on market $88,990 Active 209 DOM
6. 2026-06-09
   days on market $88,990 Active 205 DOM
7. 2026-06-08
   days on market $88,990 Active 204 DOM
8. 2026-06-07
   days on market $88,990 Active 203 DOM
9. 2026-06-04
   days on market $88,990 Active 200 DOM
10. 2026-06-03
    days on market $88,990 Active 199 DOM
11. 2026-06-01
    days on market $88,990 Active 197 DOM
12. 2026-05-31
    days on market $88,990 Active 196 DOM
13. 2026-05-22
    price $88,990
14. 2026-05-12
    listed $1,600
15. 2026-05-08
    price $89,990
16. 2026-05-05
    status Active
17. 2026-05-05
    price $90,000
18. 2026-04-08
    historical $1,600
19. 2026-03-21
    listed $1,600
20. 2026-03-20
    price $92,400
21. 2026-01-12
    price $92,500
22. 2026-01-02
    price $94,500
23. 2025-11-05
    price $95,500
24. 2025-10-20
    listed $99,500 Active
25. 2025-07-08
    historical
26. 2025-05-08
    listed $119,000 Active
27. 2001-04-24
    soldstatus $17,500
28. 1985-10-01
    soldstatus $28,000
29. 1983-11-01
    soldstatus $20,000
30. 1983-10-01
    soldstatus $20,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 5 d/yr ≥106°F today · 18 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: $21,407
• − Mortgage interest: −$4,985
• − Property taxes: −$788
• − Insurance: −$445
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$8,436
• − Depreciation: −$2,589
• Taxable income: $740
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $1,465/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): 33,796
• Household income: $78,611
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 542.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 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: ▼ -547.31%
• Current HPI: 405.0731
• Rent YoY: ▼ -0.48%
• 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

+344.9% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $88,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed for Rent $1,600 STELLARMLS
• 2026-05-08 Price Changed $89,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Rental Removed $1,600 STELLARMLS
• 2026-03-21 Listed for Rent $1,600 STELLARMLS
• 2026-03-20 Price Changed $92,400 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $92,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $94,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $95,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2001-04-24 Sold (Public Records) $17,500 Public Records
• 1985-10-01 Sold (Public Records) $28,000 Public Records
• 1983-11-01 Sold (Public Records) $20,000 Public Records
• 1983-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $788 · -8.8% YoY. Source: county tax records.