9905 Dahlia St N #27 · Pinellas Park, FL 33782

$90,000

2 bd · 1.0 ba · 770 sqft · Condo · 216 Days on market

Built 1968 $535/mo HOA · 30% of rent

---

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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy living in this quiet, well kept 55+ community close to US-19, where there is plenty of shopping centers, easy access to the beaches within 25 minute or less, & interstate I-275 This condo is a 1 story attached villa with a parking pad out front. Kitchen & bathroom could use some updating which reflects in the price. In addition to a spacious living room/dining area, there is a screened patio out back, 2 bedrooms & 1 bathroom. The laundry facility is nearby. This community has a lovely heated pool area with a spacious communtiy/meeting room, billard room, fully equipt kitchen, & shuffleboard. A gulfcouse is located nearby. Therre is a pond adjacent to the pool area with park benches to sit & relax.

Key facts

• Private driveway
• Gas cooking
• Heated pool

Tags

• BEAUTIFULLY RENOVATED KITCHEN
• GAS COOKING
• UPDATED TILE FLOORING
• ENCLOSED FLORIDA ROOM
• PRIVATE DRIVEWAY
• HEATED POOL

Property features AI

Finance

• Financial info: Total annual fees reported as $6,420; Lease restrictions apply
• HOA & community: Has HOA (association name: Charlie Kunath) with required approval; Monthly condo/HOA fee of $535; Association amenities include cable TV, clubhouse, laundry, maintenance, pool, recreation facilities, and shuffleboard court; Association fees cover cable TV, common area taxes, pool, escrow reserves, gas, internet, structure and grounds maintenance, management, recreational facilities, sewer, trash and water; Community features include buyer approval required, clubhouse, deed restrictions, fitness center, pool, sidewalks, and street lights; Senior community; No pets allowed

Exterior

• Parking: Driveway parking; Guest parking; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; BB/HS internet available; Phone available; Sewer connected; Water connected
• Home design: Residential villa; One story; Faces southwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as single-level unit
• Exterior features: Covered screened rear porch; Patio/porch; Exterior lighting; Private mailbox; Sidewalks; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms (unit on 1st floor)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Stone countertops; Thermostat; Aluminum frame windows; Window blinds
• Laundry & utility: Shared laundry room (common area); Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.0% in Pinellas Park — 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 78/100 on livability (#170 in FL, #2,546 nationally) — a middle-class / working-renter tenant base. 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.
• Zoned schools: Pinellas Central Elementary School (math 51% / reading 45%, grade D, #1,171 of 2,144 statewide, top 55%, 498 students, 64% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL).
• Market conditions: Rents falling (-5.3%/yr); 200 active listings in the ZIP; 18 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 32% of the median local income ($66k/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 $622 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 216 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $90k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate flood risk; 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1968 — 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. 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?
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: 1.98% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 4.2

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,275
• Equity at exit: $13,419

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-793
• Equity at exit: $7,782

Cash invested: $25,200 (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 33782

• Rents YoY: -5.3%
• Active inventory: 200
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$535
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $254

Break-even live

Break-even rent $1,465

Max offer price $90,000

Occupancy floor 81%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9911 Dahlia St #38 Pinellas Park, FL	2.0	1.0	850	$1,300	$1.53	7d	1	0.03mi
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,297	$2.19	2d	19	0.27mi
10321 Larchmont Pl N Pinellas Park, FL	2.0	1.0	840	$1,700	$2.02	24d	1	0.42mi
4973 91st Ave Unit 12 (C) Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	14d	1	0.46mi
4973 91st Ave Unit C Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	14d	1	0.46mi
5641 94th Ter N Pinellas Park, FL	3.0	2.0	1066	$2,200	$2.06	7d	1	0.56mi
10770 US Highway 19 N #605 Pinellas Park, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.62mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	10d	20	0.67mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	24d	1	0.77mi
5865 92nd Ave N Pinellas Park, FL	3.0	2.0	1062	$2,400	$2.26	17d	1	0.86mi
5501 110th Ave N Pinellas Park, FL	1.0–3.0	1.0–2.0	1001	$1,958	$1.96	1d	12	0.90mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	1d	22	0.90mi
8851 US Highway 19 N Pinellas Park, FL	1.0–3.0	1.0–2.0	993	$2,295	$2.31	2d	23	0.94mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	2d	10	1.03mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	24d	1	1.06mi
8311 56th Way Unit 2 Pinellas Park, FL	1.0	1.0	750	$2,200	$2.93	24d	1	1.12mi
4771 78th Ave N Pinellas Park, FL	2.0	2.0	903	$1,640	$1.82	23d	1	1.24mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	21d	1	1.46mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-13
   statusdays on market $90,000 Pending 216 DOM
2. 2026-06-09
   days on market $90,000 Active 214 DOM
3. 2026-06-08
   days on market $90,000 Active 213 DOM
4. 2026-06-07
   days on market $90,000 Active 212 DOM
5. 2026-06-04
   days on market $90,000 Active 209 DOM
6. 2026-06-03
   days on market $90,000 Active 208 DOM
7. 2026-06-01
   days on market $90,000 Active 206 DOM
8. 2026-05-31
   days on market $90,000 Active 205 DOM
9. 2026-05-07
   price $90,000
10. 2026-04-22
    price $95,000
11. 2026-03-24
    price $107,000
12. 2026-02-05
    price $110,000
13. 2025-12-01
    price $115,000
14. 2025-11-07
    listed $119,900 Active
15. 2018-03-24
    status Pending
16. 2018-03-22
    status Pending
17. 2018-02-11
    status Pending
18. 2017-11-06
    status Active
19. 2017-11-06
    status Pending
20. 2017-11-02
    listed $70,000 Active
21. 2017-07-21
    soldstatus $32,000 Sold 741-char remark

    Show marketing remark (741 chars)

    Enjoy living in this quiet, well kept 55+ community close to US-19, where there is plenty of shopping centers, easy access to the beaches within 25 minute or less, & interstate I-275 This condo is a 1 story attached villa with a parking pad out front. Kitchen & bathroom could use some updating which reflects in the price. In addition to a spacious living room/dining area, there is a screened patio out back, 2 bedrooms & 1 bathroom. The laundry facility is nearby. This community has a lovely heated pool area with a spacious communtiy/meeting room, billard room, fully equipt kitchen, & shuffleboard. A gulfcouse is located nearby. Therre is a pond adjacent to the pool area with park benches to sit & relax.

22. 2017-07-10
    status Pending 741-char remark

    Show marketing remark (741 chars)

    Enjoy living in this quiet, well kept 55+ community close to US-19, where there is plenty of shopping centers, easy access to the beaches within 25 minute or less, & interstate I-275 This condo is a 1 story attached villa with a parking pad out front. Kitchen & bathroom could use some updating which reflects in the price. In addition to a spacious living room/dining area, there is a screened patio out back, 2 bedrooms & 1 bathroom. The laundry facility is nearby. This community has a lovely heated pool area with a spacious communtiy/meeting room, billard room, fully equipt kitchen, & shuffleboard. A gulfcouse is located nearby. Therre is a pond adjacent to the pool area with park benches to sit & relax.

23. 2017-07-04
    price $36,000 741-char remark

    Show marketing remark (741 chars)

    Enjoy living in this quiet, well kept 55+ community close to US-19, where there is plenty of shopping centers, easy access to the beaches within 25 minute or less, & interstate I-275 This condo is a 1 story attached villa with a parking pad out front. Kitchen & bathroom could use some updating which reflects in the price. In addition to a spacious living room/dining area, there is a screened patio out back, 2 bedrooms & 1 bathroom. The laundry facility is nearby. This community has a lovely heated pool area with a spacious communtiy/meeting room, billard room, fully equipt kitchen, & shuffleboard. A gulfcouse is located nearby. Therre is a pond adjacent to the pool area with park benches to sit & relax.

24. 2017-06-11
    listed $45,000 Active 741-char remark

    Show marketing remark (741 chars)

    Enjoy living in this quiet, well kept 55+ community close to US-19, where there is plenty of shopping centers, easy access to the beaches within 25 minute or less, & interstate I-275 This condo is a 1 story attached villa with a parking pad out front. Kitchen & bathroom could use some updating which reflects in the price. In addition to a spacious living room/dining area, there is a screened patio out back, 2 bedrooms & 1 bathroom. The laundry facility is nearby. This community has a lovely heated pool area with a spacious communtiy/meeting room, billard room, fully equipt kitchen, & shuffleboard. A gulfcouse is located nearby. Therre is a pond adjacent to the pool area with park benches to sit & relax.

ⓘ 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 5/10 Major FEMA zone X (shaded) · 24% 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: $21,435
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$6,420
• − Depreciation: −$2,618
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $2,540/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 — Pinellas Park

• Score: 78/100
• State rank: #170
• US rank: #2546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinellas Park, FL
• County: Pinellas County · 939,478 people
• City population: 50,533
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 22,461
• Household income: $66,461
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 486.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 9% Vietnamese 7% 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: ▼ -250.17%
• Current HPI: 314.1689
• Rent YoY: ▼ -5.28%
• 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

+100.0% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $107,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-11-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-02 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-21 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-07-04 Price Changed $36,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-11 Listed $45,000 Stellar MLS as Distributed by MLS Grid