5435 18th Ave N · St. Petersburg, FL 33710

$104,900

2 bd · 1.5 ba · 961 sqft · SingleFamily public records · 1 Days on market

Built 1972 5,101 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. Investor Special. Requires a fair amount of TLC / Rehab. Interior is dated and requires updating and repair. Will require new kitchen, appliances, bathrooms, flooring, doors, fixtures, paint, new roof, demo and clean out, some exterior work and repair, landscaping, etc. This is a project.

Key facts

• 5,101 sq ft lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 11.5% 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 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.
• Market conditions: Rents soft (-0.5%/yr); 313 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $105k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $344,999
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5013 Oxford Ave N	0.36mi	2/1.0	950 (-1%)	1mo	$240,000	$253	79
5280 16th Ave N	0.19mi	2/1.0	1,010 (+5%)	6mo	$320,000	$317	76
5020 Oxford Ave N	0.36mi	2/1.0	898 (-7%)	1mo	$300,000	$334	70
5499 12th Ave N	0.36mi	3/2.0 (+1)	930 (-3%)	4mo	$306,000	$329	68
5519 17th Ave N	0.08mi	3/2.0 (+1)	1,092 (+14%)	2mo	$392,500	$359	64
1240 Essex Dr N	0.68mi	2/1.5	956 (-0%)	5mo	$377,000	$394	63
5132 Oxford Ave N	0.31mi	2/1.0	846 (-12%)	2mo	$320,000	$378	62
4745 14th Ave N	0.63mi	2/1.0	912 (-5%)	1mo	$319,000	$350	59
4800 23rd Ave N	0.58mi	2/1.0	1,052 (+10%)	1mo	$385,000	$366	54
719 51st St N	0.74mi	2/1.0	922 (-4%)	7mo	$338,000	$367	51
4736 11th Ave N	0.75mi	2/1.5	1,069 (+11%)	2mo	$241,000	$225	44
5458 8th Ave N	0.65mi	2/1.0	851 (-11%)	6mo	$318,000	$374	44

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: 6.0%
• Equity multiple: 1.22×
• Total profit: $6,573
• Equity at exit: $15,641

10-year hold

• IRR: 11.8%
• Equity multiple: 1.77×
• Total profit: $22,622
• Equity at exit: $9,070

Cash invested: $29,372 (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 33710

• Rents YoY: -0.5%
• Active inventory: 313
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$550
• Tax from tax record: −$421 /mo · $5,054/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $452

Break-even live

Break-even rent $1,285

Max offer price $104,900

Occupancy floor 71%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5701 21st Ave N Saint Petersburg, FL	1.0–2.0	1.0	775	$1,899	$2.45	7d	3	0.26mi
5860 22nd Ave N Apt 5 St. Petersburg, FL	2.0	1.0	800	$1,300	$1.62	24d	1	0.33mi
5900 22nd Ave N Saint Petersburg, FL	3.0	1.0	1100	$1,950	$1.77	4d	1	0.37mi
5900 22nd Ave N Unit 14 St. Petersburg, FL	2.0	1.0	1000	$1,650	$1.65	14d	1	0.37mi
5900 22nd Ave N Unit 1 St. Petersburg, FL	3.0	2.0	1100	$1,999	$1.82	17d	1	0.37mi
4942 Oxford Ave N Saint Petersburg, FL	2.0	1.0	776	$1,700	$2.19	24d	1	0.46mi
5330 11th Ave N Saint Petersburg, FL	2.0	1.0	756	$1,800	$2.38	4d	1	0.47mi
2176 Winchester Rd N #2 Saint Petersburg, FL	3.0	2.0	1080	$2,250	$2.08	14d	1	0.47mi
5434 9th Ave N Unit A St. Petersburg, FL	1.0	1.0	576	$1,400	$2.43	24d	1	0.57mi
2819 53rd St N Saint Petersburg, FL	2.0	1.0	900	$1,995	$2.22	4d	1	0.58mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	890	$1,825	$2.05	24d	1	0.60mi
6080 22nd Ave N #5 Saint Petersburg, FL	2.0	2.0	890	$1,725	$1.94	24d	1	0.60mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	900	$1,825	$2.03	4d	1	0.60mi
4719 21st Ave N Saint Petersburg, FL	2.0	1.0	672	$1,800	$2.68	24d	1	0.65mi
5821 8th Ave N Unit 203 St. Petersburg, FL	1.0	1.0	635	$1,195	$1.88	24d	1	0.68mi
810 Tyrone Blvd N Unit G-2 St. Petersburg, FL	1.0	1.0	600	$1,195	$1.99	24d	1	0.73mi
1108 Winchester Rd N St Petersburg, FL	3.0	1.0	1011	$1,800	$1.78	20d	1	0.73mi
5521 5th Ave N Saint Petersburg, FL	2.0	1.0	952	$1,750	$1.84	4d	1	0.80mi
630 50th St N Saint Petersburg, FL	2.0	1.0	1085	$2,070	$1.91	24d	1	0.82mi
430 55th St N Saint Petersburg, FL	2.0	1.5	735	$1,850	$2.52	7d	1	0.88mi
5545 3rd Ave N Saint Petersburg, FL	2.0	1.0	962	$2,400	$2.49	4d	1	0.98mi
6366 Hampton Dr N Saint Petersburg, FL	3.0	1.0	924	$1,995	$2.16	4d	1	0.99mi
5919 4th Ave N Saint Petersburg, FL	2.0	1.0	1053	$2,650	$2.52	4d	1	1.01mi
4218 24th Ave N Saint Petersburg, FL	2.0	1.0	1121	$1,925	$1.72	4d	1	1.05mi
5428 Burlington Ave N Saint Petersburg, FL	2.0	1.0	726	$2,150	$2.96	24d	1	1.07mi
4526 6th Ave N Saint Petersburg, FL	2.0	1.0	888	$1,950	$2.20	4d	1	1.12mi
5762 2nd Ave N Saint Petersburg, FL	2.0	1.0	843	$2,000	$2.37	4d	1	1.16mi
4148 11th Ave N Saint Petersburg, FL	2.0	1.0	806	$2,000	$2.48	24d	1	1.19mi
5050 2nd Ave N Saint Petersburg, FL	2.0	1.0	816	$1,495	$1.83	4d	1	1.20mi
5870 38th Ave N #40 Saint Petersburg, FL	2.0	1.0	985	$1,800	$1.83	16d	1	1.23mi
6190 36th Ave N Saint Petersburg, FL	2.0	1.0	1008	$2,500	$2.48	4d	1	1.25mi
118 48th St N Unit A St. Petersburg, FL	2.0	1.0	680	$1,800	$2.65	24d	1	1.28mi
4227 5th Ave N Saint Petersburg, FL	2.0	1.0	930	$2,100	$2.26	4d	1	1.31mi
4083 30th Ave N Saint Petersburg, FL	2.0	1.0	924	$1,750	$1.89	17d	1	1.34mi
4000 58th St N Kenneth City, FL	2.0	1.0	900	$1,649	$1.83	14d	4	1.41mi
600 40th St N Saint Petersburg, FL	1.0–3.0	1.0–2.5	1187	$1,598	$1.35	4d	12	1.43mi
5034 2nd Ave S Unit A St. Petersburg, FL	2.0	1.0	1062	$1,950	$1.84	4d	1	1.43mi
6423 34th Ter N Saint Petersburg, FL	3.0	1.0	900	$2,200	$2.44	4d	1	1.44mi
2871 67th St N Saint Petersburg, FL	3.0	1.0	1075	$2,500	$2.33	24d	1	1.47mi
3801 9th Ave N Saint Petersburg, FL	1.0	1.0	602	$1,400	$2.33	17d	1	1.48mi

Listing history 3 events

1. 2025-11-21
   status Pending
2. 2025-11-20
   listed $104,900 Active
3. 1988-07-21
   soldstatus $59,900

ⓘ 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: $5,054 · $421/mo
• Projected year-2 tax: $5,054 · $421/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 · 28 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: $22,288
• − Mortgage interest: −$5,876
• − Property taxes: −$5,054
• − Insurance: −$524
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$3,052
• Taxable income: $4,216
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,416/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): 33,796
• Household income: $78,611
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 542.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -547.31%
• Current HPI: 405.0731
• Rent YoY: ▼ -0.48%
• 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

+75.1% since first listed

3 events — show timeline

• 2025-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 1988-07-21 Sold (Public Records) $59,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,054 · +7.5% YoY. Source: county tax records.