6080 Bahia Del Mar Cir #113 · St. Petersburg, FL 33715

$325,000

2 bd · 2.0 ba · 1,075 sqft · Condo public records · 95 Days on market

Built 1989 $774/mo HOA · 18% 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 +18.8/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Under contract-accepting backup offers. Seller Concessions offered! Experience idyllic island living with this stunning fully furnished 2-bedroom, 2-bath condominium nestled on beautiful Isla del Sol in St. Petersburg, Florida, overlooking the lush fairways of the Isla Del Sol Yacht & Country Club golf course. Situated just minutes from world-class beaches like St. Pete Beach, Pass-a-Grille Beach, and Fort De Soto Park, this vacation retreat blends serene golf course views with prime coastal access for sun-soaked days along the Gulf of Mexico. Inside, enjoy a light-filled living space with tasteful vacation-style furnishings that make every day feel like a getaway, and relax on your

Key facts

• Private balcony
• Coastal access
• Golf course views

Tags

• GOLF COURSE VIEWS
• PRIVATE BALCONY
• COASTAL ACCESS
• MOVE IN READY CONVENIENCE

Property features AI

Finance

• Other:
• Financial info: Total monthly fees $774; total annual fees $9,288; Lease restrictions apply
• HOA & community: Monthly condo/HOA fee of $774 (includes cable TV, pool, insurance, structure and grounds maintenance, trash and water); Association requires approval; Association amenities include clubhouse, pool and spa/hot tub; community allows golf carts; Pets allowed with breed restrictions; Association name: Rebecca Klinesmith

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Residential condominium; One story; Faces west; Located on floor 1
• Construction: Block, concrete and stucco construction; Shingle and slate roof; Block foundation; Built as part of building number 6080
• Exterior features: Porch; Balcony; Lake view; In-ground heated spa; Private in-ground heated pool (gunite)

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen and family room combo; Living room and dining room combo; Open floorplan; Total of 6 rooms
• Laundry & utility: In-unit washer and dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $296k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Gulfport Montessori Elementary School (math 35% / reading 33%, grade F, #1,744 of 2,144 statewide, top 82%, 435 students, 86% FRL); Bay Point Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 770 students, 69% FRL); Lakewood High School (math 27% / reading 44%, grade F, #367 of 667 statewide, top 57%, 915 students, 59% FRL) — zoned schools average 71% FRL vs 48% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,406/mo this rent would consume 51% 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 + $-503 appreciation (-0.1% local appreciation)).
• Pinellas County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 13442% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $105k; list at $325k implies a 210% gain — meaningful room to come down on a strong offer.

Recommended offer $295,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.36% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 6.1

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: 2.2%
• Equity multiple: 1.10×
• Total profit: $9,548
• Equity at exit: $91,861

10-year hold

• IRR: 8.0%
• Equity multiple: 1.85×
• Total profit: $77,614
• Equity at exit: $108,438

Cash invested: $91,000 (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 33715

• Home prices YoY: -0.1%
• Active inventory: 285
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,406 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$540 /mo · $6,486/yr
• Insurance: −$135
• HOA: −$774
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $326

Break-even live

Break-even rent $3,993

Max offer price $325,000

Occupancy floor 88%

Sensitivity live

Price	-10% $510	-5% $418	+0% $326	+5% $234	+10% $142
Rent	-10% $-22	-5% $152	+0% $326	+5% $500	+10% $674
Rate	-1.0pp $490	-0.5pp $409	base $326	+0.5pp $242	+1.0pp $157

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Bahia del Mar Cir #103 Saint Petersburg, FL	2.0	2.5	1145	$5,580	$4.87	6d	1	0.02mi
6100 Bahia del Mar Cir St Petersburg, FL	2.0	2.0–2.5	1145	$4,038	$3.53	26d	2	0.03mi
5901 Bahia del Mar Cir #422 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	26d	1	0.06mi
5901 Bahia del Mar Cir #124 Saint Petersburg, FL	2.0	2.0	1150	$2,500	$2.17	26d	1	0.06mi
5901 Bahia del Mar Cir #223 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	26d	1	0.06mi
5901 Bahia del Mar Cir #122 Saint Petersburg, FL	2.0	2.0	1080	$3,500	$3.24	26d	1	0.06mi
5901 Bahia del Mar Cir #518 Saint Petersburg, FL	2.0	2.0	1080	$3,000	$2.78	26d	1	0.06mi
6061 Bahia del Mar Cir #448 St Petersburg, FL	2.0	2.0	1150	$7,530	$6.55	6d	1	0.08mi
6061 Bahia del Mar Cir #347 St Petersburg, FL	2.0	2.0	1080	$2,300	$2.13	6d	1	0.08mi
6081 Bahia del Mar Cir #456 Saint Petersburg, FL	2.0	2.0	1150	$3,000	$2.61	26d	1	0.09mi
6061 Bahia del Mar Cir #146 Saint Petersburg, FL	2.0	2.0	1080	$2,600	$2.41	26d	1	0.09mi
6273 Bahia del Mar Blvd #216 Saint Petersburg, FL	2.0	2.0	915	$5,700	$6.23	26d	1	0.09mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,195	$3.79	9d	2	0.10mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,095	$3.70	26d	3	0.10mi
6001 Bahia del Mar Cir #527 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	26d	1	0.12mi
6281 Bahia del Mar Blvd #208 Saint Petersburg, FL	2.0	2.0	890	$2,100	$2.36	26d	1	0.13mi
6141 Bahia Del Mar Blvd S Unit 1546330P St. Petersburg, FL	2.0	2.0	1140	$2,631	$2.31	9d	1	0.14mi
6141 Bahia del Mar Blvd #229 Saint Petersburg, FL	2.0	2.0	1145	$6,090	$5.32	26d	1	0.14mi
6191 Bahia del Mar Blvd #205 Saint Petersburg, FL	2.0	2.0	1070	$3,400	$3.18	26d	1	0.14mi
6107 Mirada Cir Saint Petersburg, FL	3.0	2.5	1320	$3,200	$2.42	6d	1	0.15mi
5900 Bahia del Mar Cir #138 St Petersburg, FL	2.0	2.0	1075	$5,070	$4.72	6d	1	0.15mi
6083 Bahia del Mar Cir #159 Saint Petersburg, FL	2.0	2.0	1135	$8,310	$7.32	26d	1	0.15mi
6083 Bahia del Mar Cir #460 St Petersburg, FL	2.0	2.0	1215	$7,460	$6.14	6d	1	0.15mi
6151 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$4,540	$4.10	26d	3	0.15mi
5801 Bahia del Mar Cir #512 Saint Petersburg, FL	2.0	2.0	1075	$7,510	$6.99	26d	1	0.17mi
6294 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	945	$4,142	$4.38	26d	3	0.17mi
6085 Bahia del Mar Cir #272 Saint Petersburg, FL	2.0	2.0	1170	$3,500	$2.99	25d	1	0.18mi
6085 Bahia del Mar Cir #468 Saint Petersburg, FL	2.0	2.0	1215	$9,398	$7.73	26d	1	0.18mi
6085 Bahia del Mar Cir #467 Saint Petersburg, FL	2.0	2.0	1135	$6,960	$6.13	26d	1	0.18mi
6073 Bahia del Mar Blvd #129 Saint Petersburg, FL	2.0	2.0	1145	$2,200	$1.92	26d	1	0.18mi
6287 Bahia del Mar Cir #311 St Petersburg, FL	2.0	2.0	890	$2,100	$2.36	6d	1	0.18mi
6287 Bahia del Mar Cir #312 Saint Petersburg, FL	2.0	2.0	890	$3,200	$3.60	6d	1	0.18mi
6077 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$2,198	$1.98	14d	2	0.19mi
6291 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1222	$3,830	$3.13	26d	2	0.19mi
6295 Bahia del Mar Cir St Petersburg, FL	1.0–2.0	1.0–2.0	915	$7,110	$7.77	26d	6	0.20mi
5701 Bahia del Mar Cir #508 Saint Petersburg, FL	2.0	2.0	1150	$3,200	$2.78	26d	1	0.20mi
6093 Bahia del Mar Cir #277 Saint Petersburg, FL	2.0	2.0	1215	$3,500	$2.88	26d	1	0.21mi
6093 Bahia del Mar Cir #478 Saint Petersburg, FL	2.0	2.0	1135	$2,200	$1.94	26d	1	0.21mi
6059 Bahia del Mar Blvd #241 Saint Petersburg, FL	2.0	2.0	1070	$5,170	$4.83	19d	1	0.21mi
6357 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	915	$7,000	$7.65	26d	2	0.23mi

HOA detail condo

• Monthly dues: $774 · $9,288/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-03
   statusdays on market $325,000 Pending 95 DOM
2. 2026-06-01
   days on market $325,000 Active 94 DOM
3. 2026-05-31
   days on market $325,000 Active 93 DOM
4. 2026-04-01
   price $325,000
5. 2026-04-01
   historical $2,400
6. 2026-03-26
   price $340,000
7. 2026-03-07
   listed $2,400
8. 2026-02-27
   price $345,000
9. 2026-02-27
   listed $369,900 Active
10. 2025-11-01
    historical $2,700
11. 2025-08-29
    price $2,700
12. 2025-08-21
    listed $2,800
13. 2024-10-20
    historical $2,695
14. 2024-09-06
    price $2,695
15. 2024-08-30
    listed $2,700
16. 2024-08-09
    historical $2,700
17. 2024-07-26
    price $2,700
18. 2024-06-22
    price $2,750
19. 2024-06-04
    listed $3,000
20. 1999-08-09
    soldstatus $105,000
21. 1989-06-01
    soldstatus $79,500

ⓘ 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: $6,486 · $540/mo
• Projected year-2 tax: $6,486 · $540/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $52,871
• − Mortgage interest: −$18,205
• − Property taxes: −$6,486
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,230
• − Management: −$4,230
• − HOA: −$9,288
• − Depreciation: −$9,455
• Taxable loss: −$647
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $4,072/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

+308.8% since first listed

18 events — show timeline

• 2026-04-01 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Rental Removed $2,400 STELLARMLS
• 2026-03-26 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Listed for Rent $2,400 STELLARMLS
• 2026-02-27 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $369,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Rental Removed $2,700 Avail
• 2025-08-29 Price Changed $2,700 Avail
• 2025-08-21 Listed for Rent $2,800 Avail
• 2024-10-20 Rental Removed $2,695 Avail
• 2024-09-06 Price Changed $2,695 Avail
• 2024-08-30 Listed for Rent $2,700 Avail
• 2024-08-09 Rental Removed $2,700 Avail
• 2024-07-26 Price Changed $2,700 Avail
• 2024-06-22 Price Changed $2,750 Avail
• 2024-06-04 Listed for Rent $3,000 Avail
• 1999-08-09 Sold (Public Records) $105,000 Public Records
• 1989-06-01 Sold (Public Records) $79,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $6,486 · -3.2% YoY. Source: county tax records.