4152 55th Way N #1028 · Kenneth City, FL 33709

$129,800

2 bd · 2.0 ba · 875 sqft · Condo public records · 289 Days on market

Built 1965 $480/mo HOA · 27% 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 +15.0/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to effortless Florida living in the desirable 55+ community of Clearview Oaks in Kenneth City. This beautifully renovated 2-bedroom, 2-bath condo has been fully updated from top to bottom, offering modern finishes, low-maintenance comfort, and a convenient Central Pinellas location just minutes from shopping, dining, downtown St. Petersburg, and the Gulf beaches. Step inside through the brand-new front door to find high-end Pergo laminate flooring with thick waterproof and scratch-resistant padding that flows seamlessly throughout the home. The open-concept layout highlights a fully remodeled kitchen featuring soft-close cabinetry and drawers, granite countertops, stainless steel ap

Key facts

• Florida room
• New water heater
• Custom tiled showers

Tags

• FULLY REMODELED KITCHEN
• CUSTOM TILED SHOWERS
• FLORIDA ROOM
• PET FRIENDLY COMMUNITY
• NEW WATER HEATER

Property features AI

Finance

• Other: Directions: From 58th Street N., turn East on 40th Avenue N., left on 55th Street N.; unit will be on your left.
• Financial info: Total monthly fees $480; total annual fees $5,760
• HOA & community: Monthly condo fee of $480 (includes cable TV, common area taxes, escrow reserves, insurance, internet, structure and grounds maintenance, sewer, trash, water); Association requires buyer approval; Street lights in community; Senior community; Pets allowed with size limit (max ~25 lbs)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet / broadband available; Water connected; Sewer connected
• Home design: Condominium; Residential property; One story; Faces south; Unit on 2nd floor
• Construction: Block and stucco construction; Built-up roof; Slab foundation
• Exterior features: Front porch; Awnings; Exterior lighting; Sidewalk; Sliding doors; Exterior storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room / dining room combo; Solid surface counters; Solid wood cabinets; Thermostat
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $40 ($484/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#47 in FL, #874 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities D.
• 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 flat; 309 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 41% of the median local income ($54k/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 $897 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 289 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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 $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 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 1965 — 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. 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: 1.39% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-21,720
• Equity at exit: $19,354

10-year hold

• IRR: -16.0%
• Equity multiple: 0.22×
• Total profit: $-28,403
• Equity at exit: $11,223

Cash invested: $36,344 (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 33709

• Rents YoY: 1.0%
• Active inventory: 309
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$681
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$54
• HOA: −$480
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $40

Break-even live

Break-even rent $1,758

Max offer price $129,800

Occupancy floor 93%

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: $32,450
• Closing costs: $3,894
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 58th St N Kenneth City, FL	2.0	1.0	900	$1,649	$1.83	14d	4	0.23mi
5870 38th Ave N #40 Saint Petersburg, FL	2.0	1.0	985	$1,800	$1.83	16d	1	0.40mi
6190 36th Ave N Saint Petersburg, FL	2.0	1.0	1008	$2,500	$2.48	4d	1	0.80mi
5323 59th Cir W Kenneth City, FL	1.0–2.0	1.0	800	$1,375	$1.72	3d	4	0.82mi
5457 59th St N Unit NA St. Petersburg, FL	2.0	1.0	800	$2,400	$3.00	24d	1	0.88mi
2819 53rd St N Saint Petersburg, FL	2.0	1.0	900	$1,995	$2.22	4d	1	0.89mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,538	$1.54	2d	2	0.95mi
5540 59th St N Saint Petersburg, FL	2.0	1.0	824	$2,100	$2.55	4d	1	0.95mi
5870 56th Ave N Kenneth City, FL	2.0	1.0–2.0	850	$1,595	$1.88	3d	7	0.98mi
3910 44th St N Unit C9 Saint Petersburg, FL	2.0	1.0	965	$1,395	$1.45	13d	1	0.99mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,500	$2.12	3d	6	1.00mi
6423 34th Ter N Saint Petersburg, FL	3.0	1.0	900	$2,200	$2.44	4d	1	1.06mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	1.14mi
5541 Lown St N Apt S St. Petersburg, FL	2.0	1.0	850	$1,600	$1.88	7d	1	1.21mi
4082 38th Ave N Saint Petersburg, FL	2.0	1.0	775	$2,400	$3.10	4d	1	1.22mi
6215 58th Ave N Saint Petersburg, FL	2.0	1.0	850	$1,900	$2.24	4d	1	1.26mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	1d	10	1.28mi
5701 21st Ave N Saint Petersburg, FL	1.0–2.0	1.0	775	$1,899	$2.45	7d	3	1.29mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	14d	1	1.29mi
5860 22nd Ave N Apt 5 St. Petersburg, FL	2.0	1.0	800	$1,300	$1.62	24d	1	1.30mi
5900 22nd Ave N Saint Petersburg, FL	3.0	1.0	1100	$1,950	$1.77	4d	1	1.31mi
5900 22nd Ave N Unit 14 St. Petersburg, FL	2.0	1.0	1000	$1,650	$1.65	14d	1	1.31mi
5900 22nd Ave N Unit 1 St. Petersburg, FL	3.0	2.0	1100	$1,999	$1.82	17d	1	1.31mi
6524 54th Ave N Unit 2 St. Petersburg, FL	2.0	1.0	840	$1,360	$1.62	24d	1	1.31mi
2176 Winchester Rd N #2 Saint Petersburg, FL	3.0	2.0	1080	$2,250	$2.08	14d	1	1.34mi
3947 Mohr Ave N Unit 1 St. Petersburg, FL	2.0	1.0	767	$1,450	$1.89	14d	1	1.36mi
6080 22nd Ave N #5 Saint Petersburg, FL	2.0	2.0	890	$1,725	$1.94	24d	1	1.38mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	900	$1,825	$2.03	4d	1	1.38mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	890	$1,825	$2.05	24d	1	1.38mi
4083 30th Ave N Saint Petersburg, FL	2.0	1.0	924	$1,750	$1.89	17d	1	1.40mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	1.47mi
4719 21st Ave N Saint Petersburg, FL	2.0	1.0	672	$1,800	$2.68	24d	1	1.48mi
3733 42nd Ave N Saint Petersburg, FL	2.0	1.0	608	$1,695	$2.79	24d	1	1.48mi
5401 65th Ter Apt B Pinellas Park, FL	2.0	2.0	832	$1,450	$1.74	24d	1	1.50mi
5301 40th St N Saint Petersburg, FL	2.0	1.0	720	$1,950	$2.71	1d	1	1.50mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-04
   days on market $129,800 Active 289 DOM
2. 2026-06-03
   days on market $129,800 Active 288 DOM
3. 2026-06-01
   days on market $129,800 Active 286 DOM
4. 2026-05-31
   days on market $129,800 Active 285 DOM
5. 2026-02-09
   status Active
6. 2026-02-08
   historical
7. 2026-01-23
   price $129,800
8. 2025-11-25
   price $129,900
9. 2025-08-18
   listed $135,000 Active
10. 2025-07-24
    historical
11. 2025-06-09
    price $135,000
12. 2025-03-04
    status Active
13. 2025-02-28
    historical
14. 2025-02-26
    price $140,000
15. 2024-11-08
    listed $150,000 Active
16. 2024-07-31
    historical
17. 2024-06-19
    price $168,000
18. 2024-05-09
    price $173,000
19. 2024-03-04
    listed $175,000 Active
20. 2023-11-30
    historical
21. 2023-06-09
    status Active
22. 2023-05-24
    price $182,900
23. 2023-05-22
    price $183,900
24. 2023-04-12
    price $185,000
25. 2023-02-10
    price $188,800
26. 2022-11-27
    listed $190,000 Active
27. 2022-04-20
    soldstatus $80,000 Closed
28. 2022-04-20
    soldstatus $80,000
29. 2022-03-29
    status Pending
30. 2022-03-09
    listed $89,000 Active
31. 2003-01-21
    soldstatus $31,000
32. 1990-05-17
    soldstatus $30,000
33. 1989-03-01
    soldstatus $27,000

ⓘ 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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $21,710
• − Mortgage interest: −$7,271
• − Property taxes: −$2,089
• − Insurance: −$649
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − HOA: −$5,760
• − Depreciation: −$3,776
• Taxable loss: −$1,309
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $798/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 — Kenneth City

• Score: 83/100
• State rank: #47
• US rank: #874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenneth City, FL
• County: Pinellas County · 939,478 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 25,050
• Household income: $53,501
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 712.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 10% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 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: ▼ -416.74%
• Current HPI: 391.368
• Rent YoY: ▲ 0.99%
• 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

+380.7% since first listed

29 events — show timeline

• 2026-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $129,800 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-26 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-19 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-09 Price Changed $173,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-04 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-24 Price Changed $182,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-22 Price Changed $183,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-10 Price Changed $188,800 Stellar MLS as Distributed by MLS Grid
• 2022-11-27 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Sold (Public Records) $80,000 Public Records
• 2022-04-20 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-09 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2003-01-21 Sold (Public Records) $31,000 Public Records
• 1990-05-17 Sold (Public Records) $30,000 Public Records
• 1989-03-01 Sold (Public Records) $27,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,089 · -7.3% YoY. Source: county tax records.