5920 18th St N #8 · Lealman, FL 33714

$125,000

2 bd · 2.0 ba · 870 sqft · Condo public records · 105 Days on market

Built 1967 $518/mo HOA · 29% 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 +19.4/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

Key facts

• Owners meeting room
• Carport parking
• First floor

Tags

• FIRST FLOOR
• NEW WINDOWS
• CARPORT PARKING
• HEATED SWIMMING POOL
• RECREATION CENTER
• OWNERS MEETING ROOM

Property features AI

Finance

• Other: Unit is offered furnished; Private maintained asphalt roads; Lot acreage: approximately 1.81 acres included with condo
• Financial info: Total monthly condo/association fees: $518; Total annual fees: $6,216; Lease restrictions apply
• HOA & community: Monthly HOA/Condo fee: $518 (includes cable TV, pool, escrow reserves, gas, insurance, internet, structure & grounds maintenance, management, pest control, private road, recreational facilities, security, sewer, trash, water and more); Association requires approval for buyers; Association amenities include shuffleboard court, clubhouse, pool, sidewalks, street lights and wheelchair access; Senior community; pets not allowed; Buyer approval required

Exterior

• Parking: Carport (1 space); Guest parking
• Security: Community security included in association services
• Utilities: Public water; Private sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Condominium; Residential property; East-facing; One-level living (unit on floor 1); Two-story building
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of the Grant building
• Exterior features: Awning(s); Exterior lighting; Heated pool

Interior

• Kitchen: Built-in oven; Cooktop; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Natural Gas); Central air conditioning
• Interior features: Ceiling fans; Window treatments; Florida room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.7% in Lealman — 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 81/100 on livability (#83 in FL, #1,394 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment F.
• 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: John M. Sexton Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 449 students, 71% FRL); Northeast High School (math 35% / reading 47%, grade F, #289 of 667 statewide, top 44%, 1,736 students, 50% FRL).
• Market conditions: Rents soft (-2.1%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 45% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 105 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $58k; list at $125k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.42% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 5.9

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-16,363
• Equity at exit: $18,638

10-year hold

• IRR: -13.2%
• Equity multiple: 0.37×
• Total profit: $-21,879
• Equity at exit: $10,808

Cash invested: $35,000 (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 33714

• Home prices YoY: -30.9%
• Rents YoY: -2.1%
• Active inventory: 165
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$656
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$52
• HOA: −$518
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $138

Break-even live

Break-even rent $1,599

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $209	-5% $174	+0% $138	+5% $103	+10% $68
Rent	-10% $-2	-5% $68	+0% $138	+5% $209	+10% $279
Rate	-1.0pp $201	-0.5pp $170	base $138	+0.5pp $106	+1.0pp $73

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5920 18th St N #14 Saint Petersburg, FL	2.0	2.0	950	$1,400	$1.47	25d	1	0.01mi
5850 18th St N #23 Saint Petersburg, FL	2.0	2.0	870	$1,400	$1.61	18d	1	0.01mi
5850 18th St N St Petersburg, FL	1.0–2.0	1.0–2.0	727	$1,400	$1.92	25d	2	0.06mi
5924 15th Way N Saint Petersburg, FL	3.0	2.0	1104	$3,200	$2.90	5d	1	0.29mi
2275 62nd Ave N #203 St Petersburg, FL	2.0	2.0	940	$1,975	$2.10	25d	1	0.45mi
1145 54th Ave N Saint Petersburg, FL	2.0	1.0	810	$1,850	$2.28	25d	1	0.65mi
2734 62nd Ave N Apt 3 St. Petersburg, FL	2.0	1.5	833	$1,895	$2.27	25d	1	0.70mi
2715 63rd Ter N Unit B St. Petersburg, FL	2.0	2.0	1030	$1,900	$1.84	25d	1	0.70mi
7260 17th Way N Saint Petersburg, FL	3.0	1.0	912	$3,650	$4.00	5d	1	0.75mi
2600 52nd Ave N Unit A St. Petersburg, FL	2.0	2.0	1018	$2,225	$2.19	3d	1	0.83mi
2600 52nd Ave N Unit B St. Petersburg, FL	2.0	2.0	857	$2,275	$2.65	3d	1	0.83mi
6910 Dr Martin Luther King Jr St N Saint Petersburg, FL	2.0	1.0	780	$1,850	$2.37	25d	1	0.91mi
4660 24th St N Saint Petersburg, FL	3.0	1.0	600	$2,250	$3.75	25d	1	0.93mi
660 62nd Ave N #1204 Saint Petersburg, FL	1.0	1.0	656	$1,400	$2.13	24d	1	0.98mi
4481 Crestwood Dr N Saint Petersburg, FL	2.0	1.0	720	$1,950	$2.71	4d	1	0.99mi
3114 58th Ave N Saint Petersburg, FL	2.0	1.0	800	$1,950	$2.44	4d	1	1.08mi
3132 56th Ave N Saint Petersburg, FL	3.0	2.0	1063	$2,850	$2.68	25d	1	1.11mi
5519 Commonwealth Ave N Saint Petersburg, FL	2.0	1.0	852	$2,900	$3.40	5d	1	1.12mi
5200 28th St N Unit 628 St. Petersburg, FL	2.0	1.0	872	$2,200	$2.52	25d	1	1.13mi
5200 28th St N Unit 402 St. Petersburg, FL	2.0	2.0	850	$1,995	$2.35	17d	1	1.13mi
209 NW Jefferson Cir N Unit 15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	25d	1	1.14mi
209 NW Jefferson Cir N Unit JEFFERSON209-15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	3d	1	1.14mi
426 Palm Ave N Unit 9 St. Petersburg, FL	2.0	1.0	850	$1,500	$1.76	25d	1	1.24mi
5364 4th St N St. Petersburg, FL	1.0	1.0	570	$1,150	$2.02	25d	1	1.25mi
4104 1/2 Haines Rd N Unit 1 St. Petersburg, FL	2.0	1.0	1000	$1,850	$1.85	25d	1	1.26mi
550 50th Ave N Saint Petersburg, FL	2.0	1.0	765	$1,700	$2.22	8d	2	1.27mi
1001 77th Ave N #308 Saint Petersburg, FL	1.0	1.0	650	$1,325	$2.04	5d	1	1.33mi
220 Southeast Blvd N St. Petersburg, FL	2.0	1.0	850	$2,000	$2.35	17d	1	1.33mi
440 50th Ave N Saint Petersburg, FL	1.0	1.0	825	$2,100	$2.55	25d	1	1.35mi
375 54th Ter N St. Petersburg, FL	1.0–2.0	1.0–2.0	966	$3,323	$3.44	2d	13	1.37mi
547 46th Ave N Saint Petersburg, FL	2.0	1.0	837	$2,000	$2.39	8d	1	1.38mi
1051 79th Ave N #107 Saint Petersburg, FL	1.0	1.5	720	$1,495	$2.08	18d	1	1.43mi
2519 39th Ave N Saint Petersburg, FL	3.0	2.0	1005	$2,750	$2.74	25d	1	1.44mi
500 75th Ave N Saint Petersburg, FL	1.0	1.0	602	$1,195	$1.99	25d	1	1.44mi
3725 18th St N Saint Petersburg, FL	2.0	1.0	700	$1,795	$2.56	17d	1	1.44mi
600 76th Ave N Saint Petersburg, FL	1.0–2.0	1.0–1.5	775	$1,849	$2.39	5d	10	1.45mi
613 44th Ave N Saint Petersburg, FL	2.0	1.0	1124	$2,250	$2.00	5d	1	1.46mi
3584 54th Ave N Saint Petersburg, FL	3.0	1.0	1012	$1,950	$1.93	5d	1	1.47mi
6360 1st St N #103 Saint Petersburg, FL	1.0	1.0	755	$1,499	$1.99	5d	1	1.49mi
209 NE Lincoln Cir N St Petersburg, FL	2.0	1.5	855	$1,498	$1.75	25d	2	1.49mi

HOA detail condo

• Monthly dues: $518 · $6,216/yr
• Likely covers: watersewergascableinsurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 105 DOM
2. 2026-06-17
   days on market $125,000 Active 104 DOM
3. 2026-06-16
   days on market $125,000 Active 103 DOM
4. 2026-06-15
   days on market $125,000 Active 102 DOM
5. 2026-06-13
   days on market $125,000 Active 100 DOM
6. 2026-06-09
   days on market $125,000 Active 96 DOM
7. 2026-06-08
   days on market $125,000 Active 95 DOM
8. 2026-06-07
   days on market $125,000 Active 94 DOM
9. 2026-06-04
   days on market $125,000 Active 91 DOM
10. 2026-06-03
    days on market $125,000 Active 90 DOM
11. 2026-06-01
    days on market $125,000 Active 88 DOM
12. 2026-05-31
    days on market $125,000 Active 87 DOM
13. 2026-03-05
    listed $125,000 Active
14. 2018-05-25
    soldstatus $58,000 Sold 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

15. 2018-05-25
    soldstatus $58,000

    Show marketing remark (448 chars)

    Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

16. 2018-04-14
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

17. 2018-03-24
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

18. 2018-03-23
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

19. 2018-03-12
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

20. 2018-03-08
    listed $58,000 Active 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bed/2 bath ground floor condo in 55+ St Petersburg Community. Simply furnished but functional for any winter or full time resident. Priced at market so hurry! Ready for you to move in late May. Monthly HOA fee includes gas for heating & cooking, water/sewer, cable, pest control and building insurance. Shuffle board, weekly bingo, card games, friendship club and dancing. Holiday dinners with entertainment. No pets, no leasing.

21. 1998-03-31
    soldstatus $39,000
22. 1998-02-26
    soldstatus $39,000
23. 1994-06-24
    soldstatus $37,000

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$588/yr (+$49/mo · 130.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,289
• − Mortgage interest: −$7,002
• − Property taxes: −$449
• − Insurance: −$625
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − HOA: −$6,216
• − Depreciation: −$3,636
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,673/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 — Lealman

• Score: 81/100
• State rank: #83
• US rank: #1394

Category grades

Amenities C+ Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lealman, FL
• County: Pinellas County · 939,478 people
• City population: 20,103
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,227
• Household income: $47,487
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 915.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 12% Black 10% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 6% Dominican 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 11% Russian/Polish/Slavic 4% Vietnamese 3%

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: ▼ -179.12%
• Current HPI: 399.6253
• Rent YoY: ▼ -2.08%
• 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

+237.8% since first listed

11 events — show timeline

• 2026-03-05 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-25 Sold (Public Records) $58,000 Public Records
• 2018-05-25 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-08 Listed $58,000 Stellar MLS as Distributed by MLS Grid
• 1998-03-31 Sold (Public Records) $39,000 Public Records
• 1998-02-26 Sold (Public Records) $39,000 Public Records
• 1994-06-24 Sold (Public Records) $37,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $449 · +7.8% YoY. Source: county tax records.