5945 21st St N #18 · Lealman, FL 33714

$74,900

1 bd · 1.0 ba · 585 sqft · Condo public records · 141 Days on market

Built 1965 $437/mo HOA · 31% 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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2nd floor 1 bedroom/1 bath condominium. Newer "wood" laminate flooring, separate dining room and nicely painted. HVAC 2013, new hurricane rated windows 2009 with panels. Spacious Florida Room not included in heated sq ft. Front Entry Kitchen with service bar. Spacious Living Room with separate dining room. Assigned parking space. Front entry has beautiful gardens. This community has it all. Heated swimming pool, recreation center and owners' meeting room. Shuffle board, weekly bingo, card games, friendship club, gentlemen's club and dancing. Holiday dinners with entertainment. This is a full service activity community. Check it out today. Very affordable and very well maintained. NO PETS ALLOWED! NO RENTALS ALLOWED!

Key facts

• Bonus sunroom
• Club house
• Durable tile floors

Tags

• NO FLOOD ZONE
• BONUS SUNROOM
• WOOD LAMINATE FLOORING
• DURABLE TILE FLOORS
• CLOSE TO SAWGRASS PARK
• CLUB HOUSE

Property features AI

Finance

• Other: Unfurnished; Total rooms: 7
• HOA & community: Has HOA (monthly condo fee $437; total annual fees $5,244); Association amenities include: clubhouse, pool, common area maintenance, grounds maintenance, structure maintenance, management, pest control, cable TV, gas, insurance, sewer, trash, water, escrow reserves; Buyer approval required; Deed restrictions; Sidewalks; Senior community; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected; Water connected; Asphalt road access
• Home design: Residential condominium; 2-story building; Faces west; Unit on second floor
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of Building K
• Exterior features: Awning(s); Exterior lighting; Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom (located on floor 2)
• Flooring: Ceramic tile; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (-2.1%/yr); 165 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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

• It's been on market 141 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $26k; list at $75k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.86% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 4.5

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: -8.9%
• Equity multiple: 0.69×
• Total profit: $-6,510
• Equity at exit: $11,168

10-year hold

• IRR: -8.0%
• Equity multiple: 0.61×
• Total profit: $-8,147
• Equity at exit: $6,476

Cash invested: $20,972 (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 33714

• Home prices YoY: -30.9%
• Rents YoY: -2.1%
• Active inventory: 165
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$393
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$31
• HOA: −$437
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $148

Break-even live

Break-even rent $1,206

Max offer price $74,900

Occupancy floor 84%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5850 18th St N St Petersburg, FL	1.0–2.0	1.0–2.0	727	$1,300	$1.79	24d	2	0.13mi
4481 Crestwood Dr N Saint Petersburg, FL	2.0	1.0	720	$1,950	$2.71	4d	1	0.95mi
3109 54th Ave N Unit 1/2 St. Petersburg, FL	1.0	1.0	400	$1,025	$2.56	18d	1	0.97mi
3109 54th Ave N Saint Petersburg, FL	1.0	1.0	400	$1,025	$2.56	22d	1	0.97mi
660 62nd Ave N #1204 Saint Petersburg, FL	1.0	1.0	656	$1,400	$2.13	24d	1	1.11mi
209 NW Jefferson Cir N Unit 15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	24d	1	1.27mi
209 NW Jefferson Cir N Unit JEFFERSON209-15 St. Petersburg, FL	2.0	1.0	740	$1,275	$1.72	3d	1	1.27mi
2807 41st Ave N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,600	$3.56	24d	1	1.32mi
550 50th Ave N Saint Petersburg, FL	2.0	1.0	765	$1,700	$2.22	8d	2	1.34mi
5364 4th St N St. Petersburg, FL	1.0	1.0	570	$1,150	$2.02	24d	1	1.34mi
3725 18th St N Saint Petersburg, FL	2.0	1.0	700	$1,795	$2.56	17d	1	1.38mi
4163 31st St N unit Unit D Saint Petersburg, FL	1.0	1.0	600	$1,490	$2.48	14d	1	1.41mi
3600 49th Ave N Saint Petersburg, FL	1.0–2.0	1.0	680	$1,150	$1.69	3d	8	1.43mi
1001 77th Ave N #308 Saint Petersburg, FL	1.0	1.0	650	$1,325	$2.04	4d	1	1.45mi
3791 58th Ave N Unit 3 St. Petersburg, FL	1.0	1.0	500	$1,430	$2.86	18d	1	1.46mi
375 54th Ter N St. Petersburg, FL	1.0–2.0	1.0–2.0	966	$2,375	$2.46	2d	13	1.47mi
3715 66th Ave N Unit B Pinellas Park, FL	2.0	1.0	750	$1,475	$1.97	22d	1	1.48mi

HOA detail condo

• Monthly dues: $437 · $5,244/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $74,900 Active 141 DOM
2. 2026-06-17
   days on market $74,900 Active 140 DOM
3. 2026-06-16
   days on market $74,900 Active 139 DOM
4. 2026-06-15
   days on market $74,900 Active 138 DOM
5. 2026-06-13
   days on market $74,900 Active 136 DOM
6. 2026-06-09
   days on market $74,900 Active 132 DOM
7. 2026-06-08
   days on market $74,900 Active 131 DOM
8. 2026-06-07
   days on market $74,900 Active 130 DOM
9. 2026-06-04
   days on market $74,900 Active 127 DOM
10. 2026-06-03
    days on market $74,900 Active 126 DOM
11. 2026-06-01
    days on market $74,900 Active 124 DOM
12. 2026-05-31
    days on market $74,900 Active 123 DOM
13. 2026-01-28
    listed $74,900 Active
14. 2015-09-28
    soldstatus $25,750 Sold 735-char remark

    Show marketing remark (735 chars)

    2nd floor 1 bedroom/1 bath condominium. Newer "wood" laminate flooring, separate dining room and nicely painted. HVAC 2013, new hurricane rated windows 2009 with panels. Spacious Florida Room not included in heated sq ft. Front Entry Kitchen with service bar. Spacious Living Room with separate dining room. Assigned parking space. Front entry has beautiful gardens. This community has it all. Heated swimming pool, recreation center and owners' meeting room. Shuffle board, weekly bingo, card games, friendship club, gentlemen's club and dancing. Holiday dinners with entertainment. This is a full service activity community. Check it out today. Very affordable and very well maintained. NO PETS ALLOWED! NO RENTALS ALLOWED!

15. 2015-09-28
    soldstatus $25,750

    Show marketing remark (735 chars)

    2nd floor 1 bedroom/1 bath condominium. Newer "wood" laminate flooring, separate dining room and nicely painted. HVAC 2013, new hurricane rated windows 2009 with panels. Spacious Florida Room not included in heated sq ft. Front Entry Kitchen with service bar. Spacious Living Room with separate dining room. Assigned parking space. Front entry has beautiful gardens. This community has it all. Heated swimming pool, recreation center and owners' meeting room. Shuffle board, weekly bingo, card games, friendship club, gentlemen's club and dancing. Holiday dinners with entertainment. This is a full service activity community. Check it out today. Very affordable and very well maintained. NO PETS ALLOWED! NO RENTALS ALLOWED!

16. 2015-09-18
    status Pending 735-char remark

    Show marketing remark (735 chars)

    2nd floor 1 bedroom/1 bath condominium. Newer "wood" laminate flooring, separate dining room and nicely painted. HVAC 2013, new hurricane rated windows 2009 with panels. Spacious Florida Room not included in heated sq ft. Front Entry Kitchen with service bar. Spacious Living Room with separate dining room. Assigned parking space. Front entry has beautiful gardens. This community has it all. Heated swimming pool, recreation center and owners' meeting room. Shuffle board, weekly bingo, card games, friendship club, gentlemen's club and dancing. Holiday dinners with entertainment. This is a full service activity community. Check it out today. Very affordable and very well maintained. NO PETS ALLOWED! NO RENTALS ALLOWED!

17. 2015-09-15
    historical Contingent - Inspections 735-char remark

    Show marketing remark (735 chars)

    2nd floor 1 bedroom/1 bath condominium. Newer "wood" laminate flooring, separate dining room and nicely painted. HVAC 2013, new hurricane rated windows 2009 with panels. Spacious Florida Room not included in heated sq ft. Front Entry Kitchen with service bar. Spacious Living Room with separate dining room. Assigned parking space. Front entry has beautiful gardens. This community has it all. Heated swimming pool, recreation center and owners' meeting room. Shuffle board, weekly bingo, card games, friendship club, gentlemen's club and dancing. Holiday dinners with entertainment. This is a full service activity community. Check it out today. Very affordable and very well maintained. NO PETS ALLOWED! NO RENTALS ALLOWED!

18. 2015-08-20
    listed $27,500 Active 735-char remark

    Show marketing remark (735 chars)

    2nd floor 1 bedroom/1 bath condominium. Newer "wood" laminate flooring, separate dining room and nicely painted. HVAC 2013, new hurricane rated windows 2009 with panels. Spacious Florida Room not included in heated sq ft. Front Entry Kitchen with service bar. Spacious Living Room with separate dining room. Assigned parking space. Front entry has beautiful gardens. This community has it all. Heated swimming pool, recreation center and owners' meeting room. Shuffle board, weekly bingo, card games, friendship club, gentlemen's club and dancing. Holiday dinners with entertainment. This is a full service activity community. Check it out today. Very affordable and very well maintained. NO PETS ALLOWED! NO RENTALS ALLOWED!

19. 2008-08-27
    soldstatus $31,000
20. 1994-09-06
    soldstatus $18,000
21. 1994-09-06
    soldstatus $18,000
22. 1994-09-06
    soldstatus $18,000
23. 1994-09-06
    soldstatus $18,000
24. 1994-09-06
    soldstatus $18,000
25. 1994-09-06
    soldstatus $18,000
26. 1994-09-06
    soldstatus $18,000
27. 1994-09-06
    soldstatus $18,000
28. 1994-09-06
    soldstatus $18,000
29. 1994-09-06
    soldstatus $18,000
30. 1983-05-01
    soldstatus $25,000

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $16,723
• − Mortgage interest: −$4,196
• − Property taxes: −$1,104
• − Insurance: −$374
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − HOA: −$5,244
• − Depreciation: −$2,179
• Taxable income: $950
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $1,547/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): 19,227
• Household income: $47,487
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 915.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 12% Black 10% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 6% Dominican 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 11% Russian/Polish/Slavic 4% Vietnamese 3%

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: ▼ -179.12%
• Current HPI: 399.6253
• Rent YoY: ▼ -2.08%
• 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

+199.6% since first listed

18 events — show timeline

• 2026-01-28 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-28 Sold (Public Records) $25,750 Public Records
• 2015-09-28 Sold (MLS) $25,750 Stellar MLS as Distributed by MLS Grid
• 2015-09-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-09-15 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-08-20 Listed $27,500 Stellar MLS as Distributed by MLS Grid
• 2008-08-27 Sold (Public Records) $31,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1994-09-06 Sold (Public Records) $18,000 Public Records
• 1983-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,104 · +5.4% YoY. Source: county tax records.