1026 83rd Ter N #1026 · St. Petersburg, FL 33702

$81,000

1 bd · 1.0 ba · 665 sqft · Condo public records · 8 Days on market

Built 1971 $314/mo HOA · 23% of rent

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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 +27.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable Concord Village community, this well-maintained 1-bedroom, 1-bath villa offers comfortable living in a convenient St. Petersburg location. The home features updated flooring throughout along with newer kitchen countertops and appliances. The air conditioning system was replaced in 2025 for added peace of mind. Enjoy being just a short walk from the community pool and clubhouse while also being conveniently located near the Gateway Shopping Center, downtown St. Petersburg, award-winning Gulf beaches, and both Tampa International and St. Pete-Clearwater airports. Whether you're looking for a primary residence, seasonal getaway, or investment opportunity, this move-in-

Key facts

• Updated flooring
• $314 HOA
• Community pool

Tags

• CONCORD VILLAGE COMMUNITY
• UPDATED FLOORING
• NEWER KITCHEN COUNTERTOPS
• NEWER KITCHEN APPLIANCES
• SHORT WALK TO COMMUNITY POOL
• SHORT WALK TO CLUBHOUSE

Property features AI

Finance

• Other: Unfurnished; Third-party listing; Living area reported as 665 sq ft
• Financial info: Total annual condo/HOA fees $3,768; No lease restrictions indicated
• HOA & community: HOA with monthly condo fee of $314; Association covers pool, insurance, maintenance (structure & grounds), water and escrow reserves; Association approval required; Clubhouse and pool in community; Cats and dogs allowed

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Condominium; Single-story (one level); Unit on first floor; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built area 665 square feet
• Exterior features: Private mailbox; Sidewalk; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $81k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Cap rate 9.6% 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 B — 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.
• Zoned schools: Sawgrass Lake Elementary School (math 43% / reading 43%, grade F, #1,366 of 2,144 statewide, top 64%, 596 students, 63% FRL); Northeast High School (math 35% / reading 47%, grade F, #289 of 667 statewide, top 44%, 1,736 students, 50% FRL).
• Market conditions: Rents soft (-2.2%/yr); 385 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $560 of loan paydown is wiped out by about $2k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $25k; list at $81k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $81,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.72% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 4.8

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: -3.2%
• Equity multiple: 0.89×
• Total profit: $-2,578
• Equity at exit: $12,077

10-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $1,414
• Equity at exit: $7,003

Cash invested: $22,680 (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: 385
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• HOA: −$314
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $226

Break-even live

Break-even rent $1,106

Max offer price $81,000

Occupancy floor 79%

Sensitivity live

Price	-10% $282	-5% $254	+0% $226	+5% $198	+10% $170
Rent	-10% $116	-5% $171	+0% $226	+5% $281	+10% $336
Rate	-1.0pp $267	-0.5pp $247	base $226	+0.5pp $205	+1.0pp $184

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 82nd Ter N Unit 1044D St Petersburg, FL	1.0	1.0	630	$1,350	$2.14	3d	1	0.00mi
8212 11th St N Unit D Saint Petersburg, FL	1.0	1.0	630	$1,200	$1.90	25d	1	0.08mi
1051 79th Ave N #107 Saint Petersburg, FL	1.0	1.5	720	$1,495	$2.08	19d	1	0.12mi
8360 12th St N St. Petersburg, FL	1.0	1.0	585	$1,295	$2.21	25d	1	0.15mi
1303 83rd Ave N Unit D Saint Petersburg, FL	1.0	1.0	495	$1,149	$2.32	5d	1	0.18mi
1001 77th Ave N #308 Saint Petersburg, FL	1.0	1.0	650	$1,325	$2.04	5d	1	0.24mi
509 77th Ave N St. Petersburg, FL	1.0–2.0	1.0–2.0	850	$1,434	$1.69	25d	12	0.52mi
600 76th Ave N Saint Petersburg, FL	1.0–2.0	1.0–1.5	775	$1,449	$1.87	5d	10	0.54mi
9100 Dr Martin Luther King Jr St N St Petersburg, FL	1.0–2.0	1.0–2.0	737	$1,339	$1.82	3d	3	0.60mi
500 89th Ave N Unit 520-4 St. Petersburg, FL	2.0	1.0	750	$1,445	$1.93	8d	1	0.61mi
9100 9th St N Unit 1422 St. Petersburg, FL	1.0	1.0	525	$1,275	$2.43	4d	1	0.61mi
500 75th Ave N Saint Petersburg, FL	1.0	1.0	602	$1,195	$1.99	25d	1	0.62mi
858 93rd Ave N St. Petersburg, FL	2.0	1.0	725	$1,800	$2.48	25d	1	0.65mi
452 89th Ave N Saint Petersburg, FL	2.0	1.0	690	$1,295	$1.88	25d	1	0.65mi
1400 Gandy Blvd N St Petersburg, FL	1.0–3.0	1.0–2.0	800	$1,475	$1.84	23d	2	0.67mi
451 90th Ave N Saint Petersburg, FL	2.0	1.0	701	$1,500	$2.14	21d	1	0.72mi
443 90th Ave N Saint Petersburg, FL	2.0	1.0	701	$1,500	$2.14	5d	1	0.72mi
460 93rd Ave N Unit 8 St. Petersburg, FL	2.0	1.0	700	$1,295	$1.85	25d	1	0.80mi
200 78th Ave N Saint Petersburg, FL	1.0–3.0	1.0	810	$1,185	$1.46	5d	1	0.83mi
111 73rd Ave N Saint Petersburg, FL	3.0	1.0–1.5	695	$1,541	$2.22	25d	1	0.91mi
209 NW Jefferson Cir N Unit 15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	25d	1	1.30mi
209 NW Jefferson Cir N Unit JEFFERSON209-15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	4d	1	1.30mi
870 Ibis Walk Pl N Unit 1 St. Petersburg, FL	1.0	1.0	694	$1,746	$2.52	25d	1	1.31mi
660 62nd Ave N #1204 Saint Petersburg, FL	1.0	1.0	656	$1,400	$2.13	25d	1	1.32mi
871 Ibis Walk Pl N Saint Petersburg, FL	1.0–3.0	1.0–2.0	1075	$1,709	$1.59	3d	62	1.34mi

HOA detail condo

• Monthly dues: $314 · $3,768/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-17
   status Active
3. 2026-05-14
   status Pending
4. 2026-05-07
   listed $81,000 Active
5. 1997-06-30
   soldstatus $25,000
6. 1994-11-14
   soldstatus $29,000
7. 1990-12-17
   soldstatus $33,900
8. 1990-04-03
   soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,710
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$405
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − HOA: −$3,768
• − Depreciation: −$2,356
• Taxable income: $1,755
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,295/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): 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

+170.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $81,000 Stellar MLS as Distributed by MLS Grid
• 1997-06-30 Sold (Public Records) $25,000 Public Records
• 1994-11-14 Sold (Public Records) $29,000 Public Records
• 1990-12-17 Sold (Public Records) $33,900 Public Records
• 1990-04-03 Sold (Public Records) $30,000 Public Records

Property tax history

-28.1%/yr

Latest (2025): $7 · -98.6% YoY. Source: county tax records.