1115 Rue Des Chateaux · South Pasadena, FL 33707

$154,900

1 bd · 1.0 ba · 741 sqft · SingleFamily · 20 Days on market

Built 1978 Fair condition $209/sqft · 42% below area Est $266k · 42% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.3/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Second floor unit (no upstairs neighbors) in a highly sought after area. Full kitchen, granite countertops and new appliances. One assigned parking space in front of unit. Hall storage area. Community swimming pool. Laundry facility available on site. Excellent location within walking distance to local amenities such as Publix, Walmart, restaurants and bus routes if needed. Near The Pinellas Trail. Beach To & apos; Burg Sun Runner stop is less than a block away (FREE). Cable, internet, water and trash included in HOA.

Key facts

• Full kitchen
• Hall storage area
• New appliances

Tags

• FULL KITCHEN
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• ASSIGNED PARKING SPACE
• HALL STORAGE AREA
• COMMUNITY SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (13.8% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $134k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 8.5% vs local median 1.1% in South Pasadena — 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 82/100 on livability (#77 in FL, #1,260 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; Watch: amenities D, employment 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.
• Zoned schools: Azalea Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 507 students, 60% FRL); Azalea Middle School (math 26% / reading 27%, grade F, #503 of 571 statewide, top 88%, 678 students, 74% FRL); Boca Ciega High School (math 24% / reading 33%, grade F, #458 of 667 statewide, top 69%, 1,423 students, 64% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.6%/yr); 617 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 108d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,540 (13.8% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $265,594
• List price: $154,900
• Delta: -41.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7301 Grevilla Ave S	0.28mi	2/1.0 (+1)	756 (+2%)	15mo	$207,000	$274	66
6720 Hibiscus Ave S	0.37mi	2/1.0 (+1)	760 (+3%)	20mo	$120,000	$158	57
925 67th St S	0.40mi	2/1.0 (+1)	784 (+6%)	19mo	$262,000	$334	51
6701 Hibiscus Ave S	0.40mi	2/1.0 (+1)	783 (+6%)	20mo	$120,000	$153	50
7285 14th Ave S	0.36mi	2/1.0 (+1)	844 (+14%)	7mo	$305,000	$361	49
6741 Park St S	0.40mi	2/1.0 (+1)	696 (-6%)	21mo	$200,000	$287	49
890 65th St S	0.47mi	2/1.0 (+1)	824 (+11%)	8mo	$350,000	$425	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.10×
• Total profit: $-39,220
• Equity at exit: $23,096

10-year hold

• IRR: -55.4%
• Equity multiple: -0.49×
• Total profit: $-64,434
• Equity at exit: $13,393

Cash invested: $43,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 3 under contract
• Months of supply: 60.0 mo (2%/mo absorbed)
• Median asking: $56,950 ($73/sqft)
• Median days on market: 1 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +391.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33707

• Rents YoY: -0.6%
• Active inventory: 617
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-148

Break-even live

Break-even rent $1,895

Max offer price $133,540

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-94	+0% $-148	+5% $-201	+10% $-255
Rent	-10% $-283	-5% $-215	+0% $-148	+5% $-80	+10% $-13
Rate	-1.0pp $-70	-0.5pp $-108	base $-148	+0.5pp $-188	+1.0pp $-229

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: $38,725
• Closing costs: $4,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6931 Hibiscus Ave S South Pasadena, FL	1.0	1.0	500	$1,200	$2.40	165d	1	0.09mi
1195 Rue des Chateaux Unit 1B South Pasadena, FL	1.0	1.0	720	$1,850	$2.57	145d	1	0.10mi
6950 Avenue des Palais Unit 2A South Pasadena, FL	1.0	1.0	720	$1,550	$2.15	130d	1	0.13mi
7540 Bay Island Dr S South Pasadena, FL	2.0	1.0–2.0	827	$2,350	$2.84	152d	3	0.58mi
7625 Sun Island Dr S #103 South Pasadena, FL	1.0	1.0	600	$1,800	$3.00	5d	1	0.62mi
7420 Bay Island Dr S #176 South Pasadena, FL	1.0	1.0	570	$2,000	$3.51	10d	1	0.64mi
1840 Shore Dr S #5 South Pasadena, FL	1.0	1.0	528	$1,900	$3.60	161d	1	0.69mi
1840 Shore Dr S #5 South Pasadena, FL	1.0	1.0	528	$1,900	$3.60	8d	1	0.69mi
1846 Shore Dr S Unit 101 South Pasadena, FL	1.0	1.0	747	$1,900	$2.54	165d	1	0.71mi
1846 Shore Dr S Unit 103 South Pasadena, FL	1.0	1.0	740	$2,200	$2.97	165d	1	0.71mi
1846 Shore Dr S Unit 107 South Pasadena, FL	—	1.0	478	$1,600	$3.35	165d	1	0.71mi
1859 Shore Dr S South Pasadena, FL	1.0–2.0	1.0–2.0	737	$1,600	$2.17	8d	4	0.71mi
1859 Shore Dr S South Pasadena, FL	1.0–2.0	1.0–2.0	822	$1,995	$2.43	50d	3	0.71mi
1885 Shore Dr S South Pasadena, FL	1.0–2.0	1.0–2.0	872	$2,210	$2.53	10d	10	0.79mi
6565 5th Ave S St Petersburg, FL	1.0–2.0	1.0–2.0	365	$1,495	$4.10	10d	1	0.83mi
7401 1st Ave N Uppr -A St. Petersburg, FL	—	1.0	350	$1,199	$3.43	10d	1	0.84mi
7401 1st Ave S Unit UPR-A St. Petersburg, FL	—	1.0	350	$1,199	$3.43	22d	1	0.84mi
6262 Emerson Ave S St Petersburg, FL	1.0–2.0	1.0–2.0	800	$1,300	$1.62	32d	2	1.09mi
401 69th St N Apt 3 St. Petersburg, FL	2.0	1.0	600	$1,545	$2.58	12d	1	1.11mi
401 69th St N Apt 3 St. Petersburg, FL	2.0	1.0	600	$1,595	$2.66	26d	1	1.11mi
555 62nd St S Unit 103 St. Petersburg, FL	1.0	1.0	640	$1,375	$2.15	165d	1	1.13mi
555 62nd St S Unit 106 St. Petersburg, FL	1.0	1.0	640	$1,385	$2.16	88d	1	1.13mi
555 62nd St S Apt 105 St. Petersburg, FL	1.0	1.0	640	$1,325	$2.07	33d	1	1.13mi
555 62nd St S Apt 105 St. Petersburg, FL	1.0	1.0	640	$1,325	$2.07	10d	1	1.13mi
555 62nd St S Unit 102 St. Petersburg, FL	1.0	1.0	640	$1,300	$2.03	155d	1	1.13mi
555 62nd St S Unit 115 St. Petersburg, FL	1.0	1.0	640	$1,350	$2.11	33d	1	1.13mi
6256 3rd Ave S Saint Petersburg, FL	1.0	1.0	600	$1,749	$2.92	165d	1	1.15mi
6300 1st Ave S Apt 1 St. Petersburg, FL	2.0	1.0	700	$1,700	$2.43	10d	1	1.16mi
8931 Blind Pass Rd #257 St Pete Beach, FL	1.0	1.0	645	$2,000	$3.10	10d	1	1.17mi
8931 Blind Pass Rd Unit 1545677P St Pete Beach, FL	1.0	1.0	645	$2,965	$4.60	157d	1	1.17mi
8921 Blind Pass Rd St Pete Beach, FL	1.0	1.0	580	$2,175	$3.75	165d	2	1.18mi
8921 Blind Pass Rd St Pete Beach, FL	1.0	1.0	580	$2,025	$3.49	125d	2	1.18mi
8921 Blind Pass Rd #335 St Pete Beach, FL	1.0	1.0	590	$2,100	$3.56	124d	1	1.18mi
7901 Boca Ciega Dr Unit WEST St Pete Beach, FL	1.0	1.0	600	$2,000	$3.33	6d	1	1.20mi
520 70th St N Unit 2 St. Petersburg, FL	1.0	1.0	570	$1,350	$2.37	133d	1	1.23mi
8911 Blind Pass Rd #223 St Pete Beach, FL	1.0	1.0	645	$1,750	$2.71	77d	1	1.24mi
8931 Blind Pass Rd St Pete Beach, FL	1.0	1.0	645	$1,850	$2.87	116d	2	1.26mi
7261 Bay St Apt 7 St Pete Beach, FL	1.0	1.0	500	$1,495	$2.99	165d	1	1.26mi
7261 Bay St Apt 5 St Pete Beach, FL	—	1.0	350	$1,295	$3.70	108d	1	1.26mi
7261 Bay St Unit 2 St Pete Beach, FL	—	1.0	350	$1,295	$3.70	165d	1	1.26mi

Listing history 10 events

1. 2026-06-15
   days on market $154,900 Active 20 DOM
2. 2026-06-13
   days on market $154,900 Active 18 DOM
3. 2026-06-09
   days on market $154,900 Active 14 DOM
4. 2026-06-08
   days on market $154,900 Active 13 DOM
5. 2026-06-07
   days on market $154,900 Active 12 DOM
6. 2026-06-04
   days on market $154,900 Active 9 DOM
7. 2026-06-03
   days on market $154,900 Active 8 DOM
8. 2026-06-01
   days on market $154,900 Active 6 DOM
9. 2026-05-31
   days on market $154,900 Active 5 DOM
10. 2026-05-26
    listed $154,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $20,497
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$5,893
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,506
• Taxable loss: −$4,182
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $-768/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.

Condition & rehab AI · 0 photos

Fair 40/100 Moderate rehab Est. rehab $18,525–$33,345 screening

The home requires moderate renovations, focusing on painting and flooring, to improve its condition and value.

Repairs flagged

• Minor Paint — The walls and ceilings appear to have some discoloration and minor scuff marks.
• Minor Flooring — The flooring appears to have some minor scratches and scuffs.

Value-add opportunities

• Both Paint the interior walls and ceilings — Fresh paint can significantly improve the home's appearance and value. ↑
• Both Replace worn flooring — New flooring can enhance the home's appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Azalea Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Azalea Middle School F FL #503/571 Nat'l #9,979/14,009 High Boca Ciega High School F FL #458/667 Nat'l #11,681/17,239

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

A Composite livability gradescore 82/100

Livability — South Pasadena

• Score: 82/100
• State rank: #77
• US rank: #1260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Pasadena, FL
• County: Pinellas County · 1,027,532 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,324
• Household income: $69,951
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

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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: ▼ -555.96%
• Current HPI: 359.4858
• Rent YoY: ▼ -0.61%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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