4215 E Bay Dr Unit 1806D · Largo, FL 33764

$109,900

1 bd · 1.0 ba · 590 sqft · Condo public records · 77 Days on market

Built 1971 $560/mo HOA · 31% 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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering $1,000 toward buyer’s closing costs with use of preferred lender! Just 6 miles from the beach, this charming and updated 1-bedroom, 1-bath condo in Woodside Village offers one of the best values on the market! Located on the second floor, the unit features a great layout, private balcony, and comes partially furnished for the buyer’s convenience. Light, bright, and inviting throughout, it’s move-in ready and ideal as a primary residence, second home, or investment opportunity. Currently tenant-occupied at $1,300/month, providing immediate income, with flexibility for the tenant to stay or vacate. Woodside Village offers resort-style amenities including THRE

Key facts

• $560 HOA
• Community pool
• Built 1971

Property features AI

Finance

• Other: Partially furnished; Condo land included
• Financial info: Total annual HOA fees $6,720; Lease restrictions apply
• HOA & community: Monthly HOA fee of $560; HOA covers common area taxes, pool, reserves, insurance, structure and grounds maintenance, management, recreational facilities, security, sewer, trash and water; Association amenities include clubhouse, laundry, pool, shuffleboard court, maintenance and vehicle restrictions; Association approval required; Buyer approval required for community; No pets allowed

Exterior

• Parking: Visitor parking available
• Security: Community security (HOA amenity)
• Utilities: Public water; Public sewer; Electricity connected; High-speed internet available; Sewer connected; Water connected
• Home design: Residential condominium; Second-floor unit; Faces east; One-story building
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building 1806
• Exterior features: Rear porch; Balcony; Exterior lighting; Sliding doors; Pond view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments; Common area laundry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.2% in Largo — 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 (#82 in FL, #1,240 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, amenities 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.
• Market conditions: Rents falling (-5.2%/yr); 261 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $760 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 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.64% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• 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: -16.6%
• Equity multiple: 0.44×
• Total profit: $-17,235
• Equity at exit: $16,386

10-year hold

• IRR: -22.7%
• Equity multiple: 0.13×
• Total profit: $-26,849
• Equity at exit: $9,502

Cash invested: $30,772 (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 33764

• Rents YoY: -5.2%
• Active inventory: 261
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$576
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$46
• HOA: −$560
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $86

Break-even live

Break-even rent $1,698

Max offer price $109,900

Occupancy floor 90%

Sensitivity live

Price	-10% $148	-5% $117	+0% $86	+5% $55	+10% $24
Rent	-10% $-57	-5% $15	+0% $86	+5% $157	+10% $229
Rate	-1.0pp $141	-0.5pp $114	base $86	+0.5pp $58	+1.0pp $29

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 E Bay Dr Clearwater, FL	1.0	1.0	535	$2,300	$4.30	8d	4	0.04mi
4215 E Bay Dr Clearwater, FL	1.0	1.0	575	$1,775	$3.09	18d	3	0.04mi
500 Belcher Rd S #18 Largo, FL	1.0	1.0	637	$1,500	$2.35	3d	1	0.26mi
4300 E Bay Dr Unit 228 Clearwater, FL	1.0	1.0	520	$1,399	$2.69	25d	1	0.33mi
16485 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	984	$2,442	$2.48	2d	249	1.06mi
16485 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	984	$2,571	$2.61	18d	100	1.06mi
3718 138th Ave N Unit 2 Largo, FL	2.0	1.0	750	$1,500	$2.00	25d	1	1.15mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,349	$1.37	3d	21	1.20mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	22d	1	1.22mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	21d	1	1.22mi
2554 Oak Trl S Clearwater, FL	1.0–2.0	1.0–2.0	862	$1,415	$1.64	2d	14	1.29mi
305 Glades Cir Largo, FL	1.0–3.0	1.0–1.5	875	$1,241	$1.42	2d	34	1.33mi
2770 Roosevelt Blvd Clearwater, FL	1.0–2.0	1.0	795	$1,374	$1.73	15d	10	1.34mi
13500 Rodgers Ave Largo, FL	1.0	1.0	700	$1,474	$2.11	2d	5	1.39mi
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,299	$1.43	2d	35	1.43mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $109,900 Active 77 DOM
2. 2026-06-17
   days on market $109,900 Active 76 DOM
3. 2026-06-16
   days on market $109,900 Active 75 DOM
4. 2026-06-15
   days on market $109,900 Active 74 DOM
5. 2026-06-13
   days on market $109,900 Active 72 DOM
6. 2026-06-09
   days on market $109,900 Active 68 DOM
7. 2026-06-08
   days on market $109,900 Active 67 DOM
8. 2026-06-07
   days on market $109,900 Active 66 DOM
9. 2026-06-04
   days on market $109,900 Active 63 DOM
10. 2026-06-03
    days on market $109,900 Active 62 DOM
11. 2026-06-01
    days on market $109,900 Active 60 DOM
12. 2026-05-31
    days on market $109,900 Active 59 DOM
13. 2026-04-23
    price $109,900
14. 2026-04-02
    listed $114,900 Active
15. 2025-10-25
    historical
16. 2025-10-21
    historical $1,499
17. 2025-08-29
    price $1,499
18. 2025-08-10
    listed $1,599
19. 2025-08-09
    price $114,900
20. 2025-07-17
    price $118,000
21. 2025-06-18
    price $119,900
22. 2025-06-01
    price $123,900
23. 2025-05-17
    price $124,900
24. 2025-04-25
    listed $129,000 Active
25. 2025-03-28
    historical
26. 2024-12-06
    historical $1,700
27. 2024-10-31
    listed $1,700
28. 2024-08-29
    listed $142,000 Active
29. 2023-02-01
    soldstatus $157,500
30. 2023-01-31
    soldstatus $157,500 Closed
31. 2022-12-31
    status Pending
32. 2022-12-20
    price $175,000
33. 2022-12-20
    price $189,000
34. 2022-12-20
    status Active
35. 2022-11-21
    historical
36. 2022-09-03
    listed $195,000 Active
37. 2021-05-04
    soldstatus $75,000
38. 2021-04-29
    soldstatus $75,000 Closed
39. 2021-04-05
    status Pending
40. 2021-04-04
    listed $75,000 Active
41. 1994-09-26
    soldstatus $25,000
42. 1982-06-01
    soldstatus $31,000

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $1,912 · $159/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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,684
• − Mortgage interest: −$6,156
• − Property taxes: −$1,912
• − Insurance: −$550
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$6,720
• − Depreciation: −$3,197
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,110/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 — Largo

• Score: 82/100
• State rank: #82
• US rank: #1240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Largo, FL
• County: Pinellas County · 939,478 people
• City population: 106,311
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,311
• Household income: $67,256
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1118.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% German 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -350.08%
• Current HPI: 315.4133
• Rent YoY: ▼ -5.24%
• 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

+254.5% since first listed

30 events — show timeline

• 2026-04-23 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Rental Removed $1,499 STELLARMLS
• 2025-08-29 Price Changed $1,499 STELLARMLS
• 2025-08-10 Listed for Rent $1,599 STELLARMLS
• 2025-08-09 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-01 Price Changed $123,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-17 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Rental Removed $1,700 STELLARMLS
• 2024-10-31 Listed for Rent $1,700 STELLARMLS
• 2024-08-29 Listed $142,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-01 Sold (Public Records) $157,500 Public Records
• 2023-01-31 Sold (MLS) $157,500 Stellar MLS as Distributed by MLS Grid
• 2022-12-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-20 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-20 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-11-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-03 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-04 Sold (Public Records) $75,000 Public Records
• 2021-04-29 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-04 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 1994-09-26 Sold (Public Records) $25,000 Public Records
• 1982-06-01 Sold (Public Records) $31,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,912 · -8.7% YoY. Source: county tax records.