6085 Bahia Del Mar Blvd #106 · St. Petersburg, FL 33715

$409,000

2 bd · 2.0 ba · 1,145 sqft · Condo public records · 33 Days on market

Built 1988 $783/mo HOA · 18% of rent

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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 +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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
• DSCR +2.2/10.0

Listing remarks

Welcome to effortless island living in the highly sought-after waterfront and golf community of Isla Del Sol. This beautifully maintained ground-floor corner condo offers the perfect blend of resort-style comfort, investment potential, and everyday convenience—all just minutes from the sugar-sand beaches of St. Pete Beach and Pass-a-Grille. Enjoy convenient first-floor access and a fully furnished TURNKEY residence—just bring your suitcase (and maybe your flip-flops) and start living the island lifestyle. Whether you're searching for a full-time residence, seasonal retreat, or income-producing property, this move-in ready condo is an exceptional opportunity in one of St. Petersb

Key facts

• Natural light
• First floor access
• Move in ready

Tags

• FIRST FLOOR ACCESS
• FULLY FURNISHED
• MOVE IN READY
• WEEKLY RENTALS PERMITTED
• NATURAL LIGHT
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Resource Management; Monthly condo fee of $783; total annual fees $9,396; Association approval required; Association fees cover pool, common area taxes, insurance, maintenance (structure and grounds), recreational facilities, sewer, trash, water, and escrow reserves; Community features include clubhouse, pool, deed restrictions, buyer approval required; Pets allowed with size/weight limit (max ~20 lbs)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Residential condominium; One-level unit (floor 1); South-facing
• Construction: Stucco and frame construction; Tile roof; Slab foundation; Built as part of building 6085-1
• Exterior features: Covered rear porch; Outdoor lighting; Rain gutters; Sliding doors; Gunite in-ground pool; Mature landscaping; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Living room/dining room combo; Open floorplan; Walk-in closets
• Laundry & utility: Inside laundry; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $409k.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (16.3% below list).
• Meets the 1% rule at list price ($4k rent vs $409k).
• Recommended offer: $343k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: Gulfport Montessori Elementary School (math 35% / reading 33%, grade F, #1,744 of 2,144 statewide, top 82%, 435 students, 86% FRL); Lakewood High School (math 27% / reading 44%, grade F, #367 of 667 statewide, top 57%, 915 students, 59% FRL) — zoned schools average 72% FRL vs 48% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 51% district-wide (-16 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 24d 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 $4,266/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 ($3k loan paydown + $-634 appreciation (-0.1% local appreciation)).
• Pinellas County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($397k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.

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 $342,520 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.04% ✓
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 8.0

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: -7.2%
• Equity multiple: 0.67×
• Total profit: $-38,272
• Equity at exit: $115,603

10-year hold

• IRR: -0.9%
• Equity multiple: 0.90×
• Total profit: $-11,305
• Equity at exit: $136,465

Cash invested: $114,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $4,266 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$648 /mo · $7,776/yr
• Insurance: −$170
• HOA: −$783
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $-376

Break-even live

Break-even rent $4,742

Max offer price $342,520

Occupancy floor —

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: $102,250
• Closing costs: $12,270
• 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	24d	1	0.04mi
6281 Bahia del Mar Blvd #208 Saint Petersburg, FL	2.0	2.0	890	$2,100	$2.36	24d	1	0.04mi
6073 Bahia del Mar Blvd #129 Saint Petersburg, FL	2.0	2.0	1145	$2,200	$1.92	24d	1	0.06mi
6077 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$2,198	$1.98	12d	2	0.06mi
6141 Bahia Del Mar Blvd S Unit 1546330P St. Petersburg, FL	2.0	2.0	1140	$2,631	$2.31	7d	1	0.07mi
6141 Bahia del Mar Blvd #229 Saint Petersburg, FL	2.0	2.0	1145	$6,090	$5.32	24d	1	0.07mi
6107 Mirada Cir Saint Petersburg, FL	3.0	2.5	1320	$3,200	$2.42	4d	1	0.08mi
6059 Bahia del Mar Blvd #241 Saint Petersburg, FL	2.0	2.0	1070	$5,170	$4.83	17d	1	0.09mi
6294 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	945	$4,142	$4.38	24d	3	0.10mi
6100 Bahia del Mar Cir #103 Saint Petersburg, FL	2.0	2.5	1145	$5,580	$4.87	4d	1	0.11mi
6151 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$4,540	$4.10	24d	3	0.11mi
6100 Bahia del Mar Cir St Petersburg, FL	2.0	2.0–2.5	1145	$4,038	$3.53	24d	2	0.11mi
6295 Bahia del Mar Cir St Petersburg, FL	1.0–2.0	1.0–2.0	915	$7,110	$7.77	24d	6	0.13mi
6357 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	915	$7,000	$7.65	24d	2	0.14mi
6191 Bahia del Mar Blvd #205 Saint Petersburg, FL	2.0	2.0	1070	$3,400	$3.18	24d	1	0.18mi
5901 Bahia del Mar Cir #124 Saint Petersburg, FL	2.0	2.0	1150	$2,500	$2.17	24d	1	0.18mi
5901 Bahia del Mar Cir #518 Saint Petersburg, FL	2.0	2.0	1080	$3,000	$2.78	24d	1	0.18mi
5901 Bahia del Mar Cir #122 Saint Petersburg, FL	2.0	2.0	1080	$3,500	$3.24	24d	1	0.18mi
5901 Bahia del Mar Cir #223 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	24d	1	0.18mi
5901 Bahia del Mar Cir #422 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	24d	1	0.18mi
6291 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1222	$3,830	$3.13	24d	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	24d	3	0.19mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,195	$3.79	7d	2	0.19mi
6061 Bahia del Mar Cir #347 St Petersburg, FL	2.0	2.0	1080	$2,300	$2.13	4d	1	0.21mi
6061 Bahia del Mar Cir #448 St Petersburg, FL	2.0	2.0	1150	$7,530	$6.55	4d	1	0.21mi
6061 Bahia del Mar Cir #146 Saint Petersburg, FL	2.0	2.0	1080	$2,600	$2.41	24d	1	0.21mi
6081 Bahia del Mar Cir #456 Saint Petersburg, FL	2.0	2.0	1150	$3,000	$2.61	24d	1	0.21mi
6287 Bahia del Mar Cir #312 Saint Petersburg, FL	2.0	2.0	890	$3,200	$3.60	4d	1	0.22mi
6287 Bahia del Mar Cir #311 St Petersburg, FL	2.0	2.0	890	$2,100	$2.36	4d	1	0.22mi
5900 Bahia del Mar Cir #138 St Petersburg, FL	2.0	2.0	1075	$5,070	$4.72	4d	1	0.24mi
6001 Bahia del Mar Cir #527 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	24d	1	0.24mi
6083 Bahia del Mar Cir #460 St Petersburg, FL	2.0	2.0	1215	$7,460	$6.14	4d	1	0.24mi
6083 Bahia del Mar Cir #159 Saint Petersburg, FL	2.0	2.0	1135	$8,310	$7.32	24d	1	0.24mi
6365 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	827	$2,500	$3.02	17d	3	0.24mi
5801 Bahia del Mar Cir #512 Saint Petersburg, FL	2.0	2.0	1075	$7,510	$6.99	24d	1	0.27mi
6085 Bahia del Mar Cir #468 Saint Petersburg, FL	2.0	2.0	1215	$9,398	$7.73	24d	1	0.28mi
6085 Bahia del Mar Cir #467 Saint Petersburg, FL	2.0	2.0	1135	$6,960	$6.13	24d	1	0.28mi
6085 Bahia del Mar Cir #272 Saint Petersburg, FL	2.0	2.0	1170	$3,500	$2.99	23d	1	0.28mi
6093 Bahia del Mar Cir #277 Saint Petersburg, FL	2.0	2.0	1215	$3,500	$2.88	24d	1	0.29mi

HOA detail condo

• Monthly dues: $783 · $9,396/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   price $409,000 Active 33 DOM
2. 2026-06-18
   days on market $414,988 Active 33 DOM
3. 2026-06-17
   days on market $414,988 Active 32 DOM
4. 2026-06-16
   days on market $414,988 Active 31 DOM
5. 2026-06-15
   days on market $414,988 Active 30 DOM
6. 2026-06-13
   days on market $414,988 Active 28 DOM
7. 2026-06-09
   days on market $414,988 Active 24 DOM
8. 2026-06-08
   days on market $414,988 Active 23 DOM
9. 2026-06-07
   days on market $414,988 Active 22 DOM
10. 2026-06-04
    days on market $414,988 Active 19 DOM
11. 2026-06-03
    days on market $414,988 Active 18 DOM
12. 2026-06-02
    price $414,988 Active 16 DOM
13. 2026-06-01
    days on market $419,988 Active 16 DOM
14. 2026-05-31
    days on market $419,988 Active 15 DOM
15. 2026-05-16
    listed $419,988 Active
16. 2025-09-30
    historical
17. 2025-07-24
    price $459,900
18. 2025-05-06
    listed $479,900 Active
19. 2025-01-11
    historical
20. 2024-09-10
    price $479,900
21. 2024-07-14
    listed $499,900 Active
22. 2024-07-11
    historical
23. 2024-06-11
    price $509,999
24. 2024-06-11
    price $509,999
25. 2024-06-05
    price $528,850
26. 2024-06-05
    price $528,850
27. 2024-05-29
    price $528,900
28. 2024-05-29
    price $528,900
29. 2024-05-23
    price $528,950
30. 2024-05-23
    price $528,950
31. 2024-04-25
    price $529,000
32. 2024-04-25
    price $529,000
33. 2023-12-11
    listed $535,000 Active
34. 2022-08-31
    soldstatus $475,000
35. 2022-08-30
    soldstatus $475,000 Closed
36. 2022-07-12
    status Pending
37. 2022-07-06
    listed $499,900 Active
38. 2013-02-19
    soldstatus $160,000
39. 2013-02-11
    soldstatus $160,000
40. 2011-12-15
    listed $163,500
41. 2001-07-25
    soldstatus $125,000
42. 1991-02-07
    soldstatus $100,000
43. 1988-08-05
    soldstatus $80,000

ⓘ 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: $7,776 · $648/mo
• Projected year-2 tax: $7,776 · $648/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: $51,188
• − Mortgage interest: −$22,910
• − Property taxes: −$7,776
• − Insurance: −$2,045
• − Repairs & maintenance: −$4,095
• − Management: −$4,095
• − HOA: −$9,396
• − Depreciation: −$11,898
• Taxable loss: −$11,027
• Est. tax savings @ 24.0%: +$2,646
• After-tax cash flow: $-1,869/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

+425.0% since first listed

29 events — show timeline

• 2026-05-16 Listed $419,988 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $459,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Listed $479,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Price Changed $479,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-14 Listed $499,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Price Changed $509,999 Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Price Changed $509,999 RACC
• 2024-06-05 Price Changed $528,850 RACC
• 2024-06-05 Price Changed $528,850 Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $528,900 RACC
• 2024-05-29 Price Changed $528,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Price Changed $528,950 RACC
• 2024-05-23 Price Changed $528,950 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Price Changed $529,000 RACC
• 2024-04-25 Price Changed $529,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Listed $535,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-31 Sold (Public Records) $475,000 Public Records
• 2022-08-30 Sold (MLS) $475,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-06 Listed $499,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-19 Sold (Public Records) $160,000 Public Records
• 2013-02-11 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-15 Listed $163,500 Stellar MLS as Distributed by MLS Grid
• 2001-07-25 Sold (Public Records) $125,000 Public Records
• 1991-02-07 Sold (Public Records) $100,000 Public Records
• 1988-08-05 Sold (Public Records) $80,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $7,776 · -3.1% YoY. Source: county tax records.