6047 Bahia Del Mar Blvd #262 · St. Petersburg, FL 33715

$299,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 178 Days on market

Built 1988 $709/mo HOA · 19% 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 +19.0/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Vista Verde at Isla Del Sol, an inviting community surrounded by the beauty of an 18-hole golf course. This second-floor, two-bedroom, two-bath condo offers a fantastic opportunity to bring your own vision to life. With great bones and endless potential, it’s the perfect canvas for your personal design touches. Relax on the private balcony overlooking a peaceful pond, or unwind in the oversized primary suite featuring an en-suite bath and a generous walk-in closet. The in-unit laundry closet adds everyday convenience. Nestled within the Isla Del Sol Golf, Yacht & Tennis Club community, where optional memberships provide opportunities for golf, tennis, and a variety of

Key facts

• Private balcony
• Walk-in closet
• En-suite bath

Tags

• PRIVATE BALCONY
• OVERSIZED PRIMARY SUITE
• EN-SUITE BATH
• WALK-IN CLOSET
• IN-UNIT LAUNDRY CLOSET
• MINUTES FROM ST PETE BEACH

Property features AI

Finance

• Other: Furnished; Home warranty not included
• Financial info: Total annual association fees $8,508; Lease restrictions apply
• HOA & community: Has HOA (Resource Property Management); Monthly condo fee of $709; Association fees include pool, insurance, internet, structure maintenance, grounds maintenance, sewer, trash, water; Association amenities: pool, golf course, cable TV; Association approval required; Buyer approval required for community; Community features include pool and sidewalks; Pets allowed with size limit; Monthly association fee frequency

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; One story; Unit on 2nd floor; North-facing
• Construction: Stucco and frame construction; Tile roof; Slab foundation; Built as part of Building 8
• Exterior features: Balcony; Sliding doors; Storage; Pond view; Access to Intracoastal Waterway; Near marina; Near public transit; On golf course; Landscaped; Flood zone; City limits; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open living room/dining room combination; Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 C — 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: 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 44% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-463 appreciation (-0.1% local appreciation)).
• Pinellas County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $152k; list at $299k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.11×
• Total profit: $9,201
• Equity at exit: $84,512

10-year hold

• IRR: 8.0%
• Equity multiple: 1.86×
• Total profit: $71,885
• Equity at exit: $99,763

Cash invested: $83,720 (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 33715

• Home prices YoY: -0.1%
• Active inventory: 285
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,763 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$125
• HOA: −$709
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $309

Break-even live

Break-even rent $3,371

Max offer price $299,000

Occupancy floor 87%

Sensitivity live

Price	-10% $478	-5% $394	+0% $309	+5% $225	+10% $140
Rent	-10% $12	-5% $161	+0% $309	+5% $458	+10% $606
Rate	-1.0pp $460	-0.5pp $385	base $309	+0.5pp $232	+1.0pp $153

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6357 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	915	$7,000	$7.65	25d	2	0.05mi
6294 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	945	$4,142	$4.38	25d	3	0.06mi
6073 Bahia del Mar Blvd #129 Saint Petersburg, FL	2.0	2.0	1145	$2,200	$1.92	25d	1	0.06mi
6281 Bahia del Mar Blvd #208 Saint Petersburg, FL	2.0	2.0	890	$2,100	$2.36	25d	1	0.06mi
6295 Bahia del Mar Cir St Petersburg, FL	1.0–2.0	1.0–2.0	915	$7,110	$7.77	25d	6	0.07mi
6059 Bahia del Mar Blvd #241 Saint Petersburg, FL	2.0	2.0	1070	$5,170	$4.83	18d	1	0.07mi
6077 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$2,198	$1.98	13d	2	0.08mi
6361 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	835	$5,800	$6.95	4d	3	0.10mi
6273 Bahia del Mar Blvd #216 Saint Petersburg, FL	2.0	2.0	915	$5,700	$6.23	25d	1	0.11mi
6141 Bahia del Mar Blvd #229 Saint Petersburg, FL	2.0	2.0	1145	$6,090	$5.32	25d	1	0.15mi
6141 Bahia Del Mar Blvd S Unit 1546330P St. Petersburg, FL	2.0	2.0	1140	$2,631	$2.31	8d	1	0.15mi
6365 Bahia del Mar Blvd St Petersburg, FL	1.0–2.0	1.5–2.0	827	$2,500	$3.02	18d	3	0.16mi
6291 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1222	$3,830	$3.13	25d	2	0.16mi
6107 Mirada Cir Saint Petersburg, FL	3.0	2.5	1320	$3,200	$2.42	5d	1	0.16mi
6100 Bahia del Mar Cir #103 Saint Petersburg, FL	2.0	2.5	1145	$5,580	$4.87	5d	1	0.18mi
6100 Bahia del Mar Cir St Petersburg, FL	2.0	2.0–2.5	1145	$4,038	$3.53	25d	2	0.18mi
6151 Bahia del Mar Blvd St Petersburg, FL	2.0	2.0	1107	$4,540	$4.10	25d	3	0.19mi
6287 Bahia del Mar Cir #311 St Petersburg, FL	2.0	2.0	890	$2,100	$2.36	5d	1	0.21mi
6287 Bahia del Mar Cir #312 Saint Petersburg, FL	2.0	2.0	890	$3,200	$3.60	5d	1	0.21mi
6382 Palma del Mar Blvd S #222 Saint Petersburg, FL	2.0	2.0	890	$2,200	$2.47	25d	1	0.23mi
5901 Bahia del Mar Cir #122 Saint Petersburg, FL	2.0	2.0	1080	$3,500	$3.24	25d	1	0.24mi
5901 Bahia del Mar Cir #124 Saint Petersburg, FL	2.0	2.0	1150	$2,500	$2.17	25d	1	0.24mi
5901 Bahia del Mar Cir #223 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	25d	1	0.24mi
5901 Bahia del Mar Cir #422 Saint Petersburg, FL	2.0	2.0	1080	$7,860	$7.28	25d	1	0.24mi
5901 Bahia del Mar Cir #518 Saint Petersburg, FL	2.0	2.0	1080	$3,000	$2.78	25d	1	0.24mi
6343 Palma del Mar Blvd S #228 Saint Petersburg, FL	2.0	2.0	890	$2,395	$2.69	25d	1	0.25mi
6343 Palma del Mar Blvd S #226 Saint Petersburg, FL	2.0	2.0	890	$2,235	$2.51	18d	1	0.25mi
6191 Bahia del Mar Blvd #205 Saint Petersburg, FL	2.0	2.0	1070	$3,400	$3.18	25d	1	0.27mi
5900 Bahia del Mar Cir #138 St Petersburg, FL	2.0	2.0	1075	$5,070	$4.72	5d	1	0.27mi
6061 Bahia del Mar Cir #347 St Petersburg, FL	2.0	2.0	1080	$2,300	$2.13	5d	1	0.27mi
6061 Bahia del Mar Cir #448 St Petersburg, FL	2.0	2.0	1150	$7,530	$6.55	5d	1	0.27mi
6083 Bahia del Mar Cir #460 St Petersburg, FL	2.0	2.0	1215	$7,460	$6.14	5d	1	0.28mi
6083 Bahia del Mar Cir #159 Saint Petersburg, FL	2.0	2.0	1135	$8,310	$7.32	25d	1	0.28mi
6061 Bahia del Mar Cir #146 Saint Petersburg, FL	2.0	2.0	1080	$2,600	$2.41	25d	1	0.28mi
6081 Bahia del Mar Cir #456 Saint Petersburg, FL	2.0	2.0	1150	$3,000	$2.61	25d	1	0.28mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,195	$3.79	8d	2	0.28mi
6000 Bahia del Mar Cir St Petersburg, FL	2.0	2.0	1107	$4,095	$3.70	25d	3	0.28mi
6372 Palma Del Mar Blvd S Unit 1545876P St. Petersburg, FL	2.0	2.0	882	$2,258	$2.56	15d	1	0.29mi
6372 Palma Del Mar Blvd S Unit 1546269P St. Petersburg, FL	1.0	1.0	721	$2,581	$3.58	15d	1	0.29mi
6269 Palma del Mar Blvd S #104 Saint Petersburg, FL	2.0	2.0	890	$2,500	$2.81	5d	1	0.29mi

HOA detail condo

• Monthly dues: $709 · $8,508/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-01
   status $299,000 Pending 178 DOM
2. 2026-05-31
   days on market $299,000 Active 178 DOM
3. 2026-04-12
   price $299,000
4. 2025-12-07
   price $319,000
5. 2025-12-04
   listed $329,000 Active
6. 2002-06-17
   soldstatus $152,000
7. 2000-09-25
   soldstatus $97,500
8. 1993-06-23
   soldstatus $93,000
9. 1993-05-04
   soldstatus $93,000

ⓘ 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: $3,140 · $262/mo
• Projected year-2 tax: $3,140 · $262/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 6/10 Major FEMA zone X (shaded) · 53% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,152
• − Mortgage interest: −$16,749
• − Property taxes: −$3,140
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,612
• − Management: −$3,612
• − HOA: −$8,508
• − Depreciation: −$8,698
• Taxable loss: −$663
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $3,870/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): 8,032
• Household income: $102,782
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 106.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Hungarian 3% Lithuanian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Arabic 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: ▼ -0.15%
• Current HPI: 264.9727
• Rent YoY: —
• 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

+221.5% since first listed

7 events — show timeline

• 2026-04-12 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2002-06-17 Sold (Public Records) $152,000 Public Records
• 2000-09-25 Sold (Public Records) $97,500 Public Records
• 1993-06-23 Sold (Public Records) $93,000 Public Records
• 1993-05-04 Sold (Public Records) $93,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,140 · +5.8% YoY. Source: county tax records.