525 9th Ave N #9 · St. Petersburg, FL 33701

$128,900

1 bd · 1.0 ba · 620 sqft · Condo public records · 116 Days on market

Built 1961 $386/mo HOA · 21% of rent ↓ 7% since listing

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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 +19.5/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Listing remarks

One or more photo(s) has been virtually staged. Welcome to easy living in the heart of St. Petersburg. This bright and comfortable 1 bedroom condo in a quiet 55+ community offers incredible value just minutes from everything you desire, downtown St. Pete, the waterfront, shopping, and your favorite local restaurants. Inside, you will find a clean and inviting living space, a practical kitchen, a spacious bedroom, and plenty of storage. The community is peaceful and well maintained, with a beautiful courtyard, assigned parking and on-site laundry for convenience. Low monthly fees make this an affordable option for full-time living or a seasonal getaway. If you have been searching for a move-

Key facts

• Front porch
• Shared courtyard
• Assigned parking

Tags

• WALKABLE LOCATION
• SHARED COURTYARD
• FRONT PORCH
• SECURE KEY-ONLY GATED ACCESS
• ASSIGNED PARKING
• ON-SITE LAUNDRY

Property features AI

Finance

• Other: Lease restrictions apply; Furnished status negotiable; Irrigation equipment on property
• Financial info: Total monthly fees $386; total annual fees $4,632
• HOA & community: Monthly association fee of $386 (includes common area taxes, insurance, structure and grounds maintenance, management, sewer, trash and water); Association approval required; Association (Maggie); Community mailbox; Sidewalks; Senior community; Cats allowed

Exterior

• Parking: Assigned reserved parking with alley access and ground-level spaces (parking slot #9 available on west side)
• Security: Gated community; Security lights
• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected; Sewer available and connected; Broadband/high-speed internet available
• Home design: Condominium; Residential property; One story; Entry on first floor; Unit faces east; Part of Edward Lawrence UpTown Flats
• Construction: Block and stucco construction; Built-up and membrane roof; Slab foundation
• Exterior features: Covered front porch; Exterior lighting; Rain gutters; Sidewalk; On-site storage; Mature landscaping with trees; Level, landscaped lot; Near public transit; City limits location; Asphalt road

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments; Drapes; Electric freestanding fireplace
• Laundry & utility: Common area laundry room; Storage rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Rents falling (-3.6%/yr); 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $891 of loan paydown is wiped out by about $4k 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 116 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $117,299 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 5.9

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: -13.4%
• Equity multiple: 0.54×
• Total profit: $-16,648
• Equity at exit: $19,219

10-year hold

• IRR: -12.8%
• Equity multiple: 0.39×
• Total profit: $-22,049
• Equity at exit: $11,145

Cash invested: $36,092 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$676
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$54
• HOA: −$386
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $146

Break-even live

Break-even rent $1,639

Max offer price $128,900

Occupancy floor 87%

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 5th St N Unit 2 St. Petersburg, FL	1.0	1.0	525	$1,645	$3.13	24d	1	0.04mi
824 6th St N Unit 2 St. Petersburg, FL	1.0	1.0	650	$2,300	$3.54	17d	1	0.05mi
445 7th Ave N Saint Petersburg, FL	—	1.0	350	$1,100	$3.14	24d	1	0.13mi
735 Grove St N Unit 2 St. Petersburg, FL	1.0	1.0	700	$1,500	$2.14	17d	1	0.16mi
539 6th St N Unit 2 St. Petersburg, FL	1.0	1.0	500	$1,695	$3.39	24d	1	0.19mi
625 Kirkwood Ter N Unit A St. Petersburg, FL	1.0	1.0	621	$1,699	$2.74	17d	1	0.21mi
500 5th St N Unit 125 St. Petersburg, FL	—	1.0	500	$1,295	$2.59	16d	1	0.22mi
500 5th St N Unit 11 St. Petersburg, FL	—	1.0	500	$1,195	$2.39	7d	1	0.22mi
500 5th St N Unit 16 St. Petersburg, FL	—	1.0	500	$1,295	$2.59	7d	1	0.22mi
500 5th St N Unit 3 St. Petersburg, FL	—	1.0	500	$1,150	$2.30	24d	1	0.22mi
500 5th St N Unit 20 St. Petersburg, FL	—	1.0	525	$1,295	$2.47	24d	1	0.22mi
315 7th Ave N Unit 10 St. Petersburg, FL	1.0	1.0	500	$1,550	$3.10	7d	1	0.22mi
1110 8th St N Unit 4 St. Petersburg, FL	1.0	1.0	750	$1,950	$2.60	14d	1	0.26mi
809 10th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	600	$2,450	$4.08	24d	1	0.26mi
809 10th Ave N Unit 6 St. Petersburg, FL	2.0	1.0	650	$2,990	$4.60	24d	1	0.26mi
249 8th Ave N Unit 249 1/2 St. Petersburg, FL	1.0	1.0	576	$2,395	$4.16	23d	1	0.27mi
249 8th Ave N Unit 249 1/2 St. Petersburg, FL	1.0	1.0	576	$2,395	$4.16	21d	1	0.27mi
427 12th Ave N Unit 1/2 St. Petersburg, FL	1.0	1.0	747	$2,200	$2.95	24d	1	0.27mi
326 6th Ave N Unit 101 St. Petersburg, FL	1.0	1.0	350	$2,000	$5.71	24d	1	0.27mi
421 12th Ave N Saint Petersburg, FL	1.0	1.0	747	$2,400	$3.21	24d	1	0.27mi
610 8th St N St. Petersburg, FL	1.0	1.0	690	$1,800	$2.61	7d	1	0.29mi
779 12th Ave N St. Petersburg, FL	2.0	1.0	743	$2,300	$3.10	4d	1	0.30mi
1135 Highland St N Saint Petersburg, FL	1.0	1.0	560	$1,395	$2.49	16d	1	0.32mi
417 4th St N Apt 203 St. Petersburg, FL	1.0	1.0	600	$1,595	$2.66	24d	1	0.33mi
417 4th St N Unit 101 St. Petersburg, FL	1.0	1.0	695	$1,395	$2.01	24d	1	0.33mi
220 6th Ave N #11 Saint Petersburg, FL	1.0	1.0	468	$1,500	$3.21	4d	1	0.35mi
773 4th Ave N Unit 1/2 St. Petersburg, FL	1.0	1.0	440	$1,590	$3.61	4d	1	0.36mi
779 4th Ave N Unit 1 St. Petersburg, FL	1.0	1.0	580	$1,749	$3.02	4d	1	0.36mi
145 10th Ave N #7 Saint Petersburg, FL	1.0	1.0	475	$1,600	$3.37	17d	1	0.36mi
301 4th Ave N Unit 605 St. Petersburg, FL	1.0	1.0	650	$1,600	$2.46	7d	1	0.37mi
301 4th Ave N Saint Petersburg, FL	1.0	1.0	475	$1,670	$3.52	23d	2	0.37mi
324 Grove St N Unit 302 St. Petersburg, FL	1.0	1.0	550	$1,595	$2.90	24d	1	0.39mi
535 2nd St N Unit 4 St. Petersburg, FL	1.0	1.0	670	$1,550	$2.31	24d	1	0.39mi
115 7th Ave N Unit 9 St. Petersburg, FL	1.0	1.0	500	$1,650	$3.30	24d	1	0.40mi
115 7th Ave N Unit 2 St. Petersburg, FL	1.0	1.0	350	$1,495	$4.27	24d	1	0.40mi
115 7th Ave N Unit 10 St. Petersburg, FL	1.0	1.0	500	$1,750	$3.50	24d	1	0.40mi
115 7th Ave N Unit 1 St. Petersburg, FL	2.0	1.0	510	$2,095	$4.11	24d	1	0.40mi
115 7th Ave N Unit 8 St. Petersburg, FL	1.0	1.0	500	$1,695	$3.39	24d	1	0.40mi
308 Grove St N Saint Petersburg, FL	1.0	1.0	550	$1,295	$2.35	14d	1	0.40mi
105 7th Ave N Unit 3 St. Petersburg, FL	1.0	1.0	560	$1,750	$3.12	13d	1	0.41mi

HOA detail condo

• Monthly dues: $386 · $4,632/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-13
   days on market $128,900 Active 116 DOM
2. 2026-06-09
   days on market $128,900 Active 112 DOM
3. 2026-06-08
   days on market $128,900 Active 111 DOM
4. 2026-06-07
   days on market $128,900 Active 110 DOM
5. 2026-06-04
   days on market $128,900 Active 107 DOM
6. 2026-06-03
   days on market $128,900 Active 106 DOM
7. 2026-06-01
   days on market $128,900 Active 104 DOM
8. 2026-05-31
   days on market $128,900 Active 103 DOM
9. 2026-03-16
   price $129,900
10. 2026-02-17
    listed $139,500 Active

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,151 · $179/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,890
• − Mortgage interest: −$7,220
• − Property taxes: −$2,151
• − Insurance: −$644
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$4,632
• − Depreciation: −$3,750
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,756/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

-6.9% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listed $139,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.7%/yr

Latest (2025): $2,151 · +375.4% YoY. Source: county tax records.