4325 58th Way N #1423 · Kenneth City, FL 33709

$85,000

1 bd · 1.0 ba · 595 sqft · Condo public records · 122 Days on market

Built 1966 $500/mo HOA · 34% 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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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 MLS

Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

Key facts

• Covered front porch
• Ground floor living
• Open living area

Tags

• GROUND FLOOR LIVING
• COVERED FRONT PORCH
• OPEN LIVING AREA
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• UPDATED BATHROOM

Property features AI

Finance

• Other: Unfurnished unit; No home warranty; Third-party listing contact available
• Financial info: Total annual fees approximately $6,000
• HOA & community: Monthly condo/HOA fee of $500; Association provides cable TV and internet; Association amenities include clubhouse, maintenance, shuffleboard court; Managed by Al Fernandez, CGM Management; Association fee required; Senior community; Pets allowed (cats and dogs; size limits apply); Sidewalks and reclaimed water irrigation in community

Exterior

• Parking: Assigned parking space (#1423) and visitor parking available
• Utilities: Public water; Public sewer; Cable connected; Broadband/High-speed internet available; Fire hydrant; Recycled water sprinkler
• Home design: Condominium; One story; Faces south; Unit on floor 1
• Construction: Block construction; Shingle roof; Slab foundation; Building W 11
• Exterior features: In-ground pool; Asphalt road access; Irrigation equipment

Interior

• Kitchen: Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 1 bedroom (located on main level)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Stone counters; Window treatments; Florida room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.7% in Kenneth City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $588 of loan paydown is wiped out by about $3k 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 122 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1966 — 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. 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: 1.74% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 4.8

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-8,523
• Equity at exit: $12,674

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-7,594
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$35
• HOA: −$500
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $124

Break-even live

Break-even rent $1,321

Max offer price $85,000

Occupancy floor 87%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5323 59th Cir W Kenneth City, FL	1.0–2.0	1.0	800	$1,100	$1.38	3d	4	0.64mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,300	$1.30	2d	2	0.70mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,350	$1.91	3d	6	0.72mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	0.84mi
5680 28th Ave N Unit 1 St. Petersburg, FL	1.0	1.0	450	$1,500	$3.33	24d	1	0.95mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,300	$1.46	2d	10	0.99mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	14d	1	1.03mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	1.16mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	24d	1	1.20mi
5701 21st Ave N Saint Petersburg, FL	1.0–2.0	1.0	775	$1,449	$1.87	7d	3	1.36mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	18d	1	1.41mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	1.41mi
5140 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,200	$2.67	24d	1	1.45mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-05-23
   status Pending
2. 2026-04-07
   price $85,000
3. 2026-03-04
   price $89,500
4. 2026-03-04
   status Active
5. 2026-02-25
   status Pending
6. 2026-02-05
   price $94,000
7. 2026-01-14
   listed $99,000 Active
8. 2024-10-17
   soldstatus $62,000
9. 2024-10-02
   soldstatus $62,000 Closed 200-char remark

   Show marketing remark (200 chars)

   Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

10. 2024-09-11
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

11. 2024-09-09
    price $62,900 200-char remark

    Show marketing remark (200 chars)

    Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

12. 2024-09-02
    price $69,950 200-char remark

    Show marketing remark (200 chars)

    Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

13. 2024-08-12
    price $74,975 200-char remark

    Show marketing remark (200 chars)

    Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

14. 2024-08-10
    price $125,000 200-char remark

    Show marketing remark (200 chars)

    Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

15. 2024-07-27
    listed $129,000 Active 200-char remark

    Show marketing remark (200 chars)

    Main Level 1/1 55+community, Move-in condition Only 1 Dog, 1 Cat Weight limit. Newer A/C Electric upgraded A/C approx. 2 years old Newer Hot water Heater MOTIVATED SELLER, ,, ,, ,, Make Offer!!!

16. 2016-05-23
    soldstatus $32,500
17. 1992-01-31
    soldstatus $21,000
18. 1987-11-12
    soldstatus $25,000

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $747 · $62/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 1/10 Low FEMA zone X (shaded) · 0% 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: $17,728
• − Mortgage interest: −$4,761
• − Property taxes: −$747
• − Insurance: −$425
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$6,000
• − Depreciation: −$2,473
• Taxable income: $485
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,368/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

+240.0% since first listed

18 events — show timeline

• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $89,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $94,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-17 Sold (Public Records) $62,000 Public Records
• 2024-10-02 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-09 Price Changed $62,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-02 Price Changed $69,950 Stellar MLS as Distributed by MLS Grid
• 2024-08-12 Price Changed $74,975 Stellar MLS as Distributed by MLS Grid
• 2024-08-10 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-27 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-23 Sold (Public Records) $32,500 Public Records
• 1992-01-31 Sold (Public Records) $21,000 Public Records
• 1987-11-12 Sold (Public Records) $25,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $747 · +412.2% YoY. Source: county tax records.