1233 Oak St NE · St. Petersburg, FL 33701

$1,499,990

64 bd · 8.0 ba · 4,938 sqft · MultiFamily public records · 20 Days on market

Built 1925 4,260 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

RARE FIND – TIMELESS MEDITERRANEAN MULTIFAMILY INCOME PROPERTY IN OLD NORTHEAST. The iconic “Melrose” is a boutique 8-unit residence located in the highly sought after historic “Old Northeast". This neighborhood is recognized as one of St Petersburg’s top spots to live, work, and play. Nestled in this famous enclave, which boasts red-brick roads, mature oak shade trees, and splendid homes, the Melrose is a landmark property of the area. Mediterranean architecture with global appeal, this grand building enjoys terrific visibility and brilliant curb appeal. The Melrose boasts classic Mediterranean features; thick stucco exterior walls, barrel tile ornate acc

Key facts

• Onsite coin laundry
• New roof installed
• 4,260 sq ft lot

Tags

• HISTORIC OLD NORTHEAST
• MATURE OAK SHADE TREES
• HEXAGONAL PAVER SIDEWALK
• VINTAGE HARDWOOD FLOORING
• ONSITE COIN LAUNDRY
• NEW ROOF INSTALLED

Property features AI

Finance

• Other: Tenant pays electricity
• Financial info: Annual net income: reported
• HOA & community: No association

Exterior

• Parking: Has garage (1 garage space, approximately 20x20); Off-street parking available; On-street parking available
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Sewer connected; Water connected
• Home design: Residential income property; Multi-family (5+ units); Single building (The Melrose); Crawlspace foundation
• Construction: Stucco and frame construction; Built-up roof
• Exterior features: Lighting; Sidewalk; Storage

Interior

• Kitchen: Range; Refrigerator; Gas water heater; Tankless water heater
• Bedrooms: 8 total bedrooms
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Common area laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 8 × 8-bed/8.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $9k ($112k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.50M).
• Recommended offer: $1.48M (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 B — 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.
• Market conditions: Rents falling (-3.6%/yr); 345 active listings in the ZIP; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $24,398/mo this rent would consume 398% of the median local household income ($74k/yr) (locally 2230% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $420k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($1.48M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $525k; list at $1.50M implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,477,490 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 5.1

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: 17.1%
• Equity multiple: 1.67×
• Total profit: $279,891
• Equity at exit: $223,653

10-year hold

• IRR: 23.5%
• Equity multiple: 2.75×
• Total profit: $733,156
• Equity at exit: $129,692

Cash invested: $419,997 (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 33701

• Rents YoY: -3.6%
• Active inventory: 345
• Price-to-rent: 41.0×

Monthly cashflow live

• Estimated rent: $24,398 medium
• Mortgage (P&I): −$7,866
• Tax from tax record: −$1,452 /mo · $17,418/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,124
• Net cashflow: $9,332

Break-even live

Break-even rent $12,586

Max offer price $1,499,990

Occupancy floor 57%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	8	8	$24,400
Total (8 units)			$24,398

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: $374,998
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   status $1,499,990 Active 20 DOM
2. 2026-05-07
   status Pending
3. 2026-04-29
   status Active
4. 2026-02-19
   status Pending
5. 2026-02-06
   listed $1,499,990 Active
6. 2023-07-25
   historical
7. 2023-04-01
   price $2,249,900
8. 2023-02-08
   listed $2,599,000 Active
9. 2005-09-02
   soldstatus $525,000
10. 2003-06-06
    soldstatus $360,000
11. 2001-11-01
    soldstatus $130,000
12. 1999-02-23
    soldstatus $81,000
13. 1999-01-28
    soldstatus $164,800
14. 1999-01-28
    soldstatus $164,800
15. 1998-08-31
    soldstatus $125,000

ⓘ 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: $17,418 · $1,452/mo
• Projected year-2 tax: $17,418 · $1,452/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $292,776
• − Mortgage interest: −$84,023
• − Property taxes: −$17,418
• − Insurance: −$7,500
• − Repairs & maintenance: −$23,422
• − Management: −$23,422
• − Depreciation: −$43,636
• Taxable income: $93,355
• Est. tax owed @ 24.0%: −$22,405
• After-tax cash flow: $89,576/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): 18,823
• Household income: $73,542
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2230.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 10% Black 10% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -425.52%
• Current HPI: 486.3846
• Rent YoY: ▼ -3.56%
• 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

+1100.0% since first listed

14 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $1,499,990 Stellar MLS as Distributed by MLS Grid
• 2023-07-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-01 Price Changed $2,249,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-08 Listed $2,599,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-02 Sold (Public Records) $525,000 Public Records
• 2003-06-06 Sold (Public Records) $360,000 Public Records
• 2001-11-01 Sold (Public Records) $130,000 Public Records
• 1999-02-23 Sold (Public Records) $81,000 Public Records
• 1999-01-28 Sold (Public Records) $164,800 Public Records
• 1999-01-28 Sold (Public Records) $164,800 Public Records
• 1998-08-31 Sold (Public Records) $125,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $17,418 · +17.2% YoY. Source: county tax records.