6328 30th Way N · Lealman, FL 33702

$280,000

4 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 27 Days on market

Built 1973 4,992 sqft lot Est $446k · 37% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This property presents a wonderful renovation opportunity, featuring spacious living areas and an in-ground swimming pool. With the right expertise, it can be transformed into a dream residence. Ideally situated in the center of Saint Petersburg, the location provides easy access to highways and is conveniently located near shopping malls and restaurants.

Key facts

• Near restaurants
• Near shopping malls
• 4,992 sq ft lot

Tags

• IN-GROUND SWIMMING POOL
• EASY ACCESS TO HIGHWAYS
• NEAR SHOPPING MALLS
• NEAR RESTAURANTS

Property features AI

Finance

• Other: Zoned R-4

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; Faces east; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 50x100 lot (approx. 0.11 acres)
• Exterior features: Private in-ground pool; Paved road access

Interior

• Kitchen: Range
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.7% in Lealman — 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 81/100 on livability (#83 in FL, #1,394 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, employment 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 soft (-2.2%/yr); 383 active listings in the ZIP; 17 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).
• At $2,984/mo this rent would consume 53% of the median local household income ($67k/yr) (locally 1000% 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 $2k of loan paydown is wiped out by about $8k 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 27 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $66k; list at $280k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $275,800 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $446,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6642 27th St N	0.37mi	3/2.5 (-1)	1,482 (-2%)	1mo	$220,029	$148	68
6475 29th Way N	0.17mi	3/2.0 (-1)	1,580 (+5%)	13mo	$528,000	$334	65
6533 26th St N	0.45mi	4/2.0	1,406 (-7%)	3mo	$385,000	$274	61
2650 60th Ave N	0.42mi	3/2.0 (-1)	1,408 (-7%)	10mo	$430,000	$305	52
6506 29th St N	0.19mi	3/2.0 (-1)	1,611 (+7%)	23mo	$535,000	$332	51
5838 31st St N	0.29mi	4/2.0	1,644 (+9%)	20mo	$248,000	$151	51
6612 27th Way N	0.31mi	3/2.0 (-1)	1,368 (-9%)	15mo	$405,000	$296	48
3450 Beechwood Ter N	0.59mi	4/2.0	1,340 (-11%)	8mo	$395,000	$295	44
2547 57th Pl N	0.59mi	3/2.0 (-1)	1,443 (-4%)	16mo	$494,900	$343	42
3881 67th Ave N	0.73mi	3/1.5 (-1)	1,450 (-4%)	22mo	$370,000	$255	35
5620 37th St N	0.67mi	3/2.0 (-1)	1,300 (-14%)	19mo	$428,000	$329	21
6400 23rd Ln N	0.66mi	3/2.0 (-1)	1,700 (+13%)	23mo	$439,000	$258	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-19,559
• Equity at exit: $41,749

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-6,412
• Equity at exit: $24,209

Cash invested: $78,400 (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 33702

• Rents YoY: -2.2%
• Active inventory: 383
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,984 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$230 /mo · $2,755/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $543

Break-even live

Break-even rent $2,297

Max offer price $280,000

Occupancy floor 77%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6379 29th St N Saint Petersburg, FL	3.0	2.0	1323	$2,869	$2.17	24d	1	0.17mi
3132 56th Ave N Saint Petersburg, FL	3.0	2.0	1063	$2,850	$2.68	24d	1	0.44mi
2612 68th Ave N Saint Petersburg, FL	5.0	2.0	1438	$3,000	$2.09	24d	1	0.49mi
5246 Neil Dr Saint Petersburg, FL	3.0	3.0	1713	$3,450	$2.01	21d	1	0.61mi
3725 57th Ave N Saint Petersburg, FL	3.0	2.0	1800	$3,200	$1.78	4d	1	0.67mi
4057 71st Ter N Pinellas Park, FL	3.0	2.5	1420	$2,650	$1.87	4d	1	1.03mi
1770 63rd Ave N Saint Petersburg, FL	3.0	2.0	1782	$3,300	$1.85	7d	1	1.08mi
6630 17th Ln N Saint Petersburg, FL	3.0	1.0	1324	$2,489	$1.88	14d	1	1.08mi
1770 73rd Ave N Saint Petersburg, FL	4.0	2.0	1484	$4,500	$3.03	4d	1	1.25mi
6900 16th St N Saint Petersburg, FL	3.0	1.0	1150	$2,095	$1.82	4d	1	1.26mi
5924 15th Way N Saint Petersburg, FL	3.0	2.0	1104	$3,200	$2.90	4d	1	1.28mi
7111 16th St N Saint Petersburg, FL	3.0	1.0	1130	$2,695	$2.38	4d	1	1.34mi
4627 67th Ave N Pinellas Park, FL	3.0	2.5	1610	$2,500	$1.55	24d	1	1.35mi
3110 Grand Ave Pinellas Park, FL	1.0–3.0	1.0–2.0	1104	$3,038	$2.75	1d	34	1.35mi
4631 69th Pl N Pinellas Park, FL	3.0	2.5	1420	$2,595	$1.83	24d	1	1.39mi
1416 55th Ave N St Petersburg, FL	3.0	2.0	1300	$4,600	$3.54	24d	1	1.42mi
6898 47th Ln N Pinellas Park, FL	3.0	2.5	1500	$2,525	$1.68	24d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $280,000 Active 27 DOM
2. 2026-06-17
   days on market $280,000 Active 26 DOM
3. 2026-06-16
   days on market $280,000 Active 25 DOM
4. 2026-06-15
   days on market $280,000 Active 24 DOM
5. 2026-06-13
   days on market $280,000 Active 22 DOM
6. 2026-06-09
   days on market $280,000 Active 18 DOM
7. 2026-06-08
   days on market $280,000 Active 17 DOM
8. 2026-06-07
   days on market $280,000 Active 16 DOM
9. 2026-06-04
   days on market $280,000 Active 13 DOM
10. 2026-06-03
    days on market $280,000 Active 12 DOM
11. 2026-06-02
    days on market $280,000 Active 11 DOM
12. 2026-06-01
    days on market $280,000 Active 10 DOM
13. 2026-05-31
    days on market $280,000 Active 9 DOM
14. 2026-05-22
    listed $280,000 Active
15. 2009-12-08
    listed $65,000
16. 1998-06-11
    soldstatus $65,800

ⓘ 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: $2,755 · $230/mo
• Projected year-2 tax: $2,755 · $230/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 (unshaded) · 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: $35,812
• − Mortgage interest: −$15,684
• − Property taxes: −$2,755
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,865
• − Management: −$2,865
• − Depreciation: −$8,145
• Taxable income: $2,098
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $6,013/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 — Lealman

• Score: 81/100
• State rank: #83
• US rank: #1394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lealman, FL
• County: Pinellas County · 939,478 people
• City population: 20,103
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 31,294
• Household income: $67,463
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1000.0

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 12% Two or more races 10% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 83% English-only · Spanish 8% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -516.17%
• Current HPI: 347.1781
• Rent YoY: ▼ -2.22%
• 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

+325.5% since first listed

3 events — show timeline

• 2026-05-22 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-08 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 1998-06-11 Sold (Public Records) $65,800 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,755 · +4.9% YoY. Source: county tax records.