7847 39th Ter N · St. Petersburg, FL 33709

$129,900

2 bd · 1.0 ba · 720 sqft · Condo public records · 60 Days on market

Built 1969 $424/mo HOA · 26% of rent

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Why this score? — see what drove the D 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

High and Dry area, and no flooding or damage during the most recent 2 hurricane. , and ever before.   Tyrone Villas community. This charming 2-bedroom and 1-bathroom villa,  with a conveniently attached one-car covered carport, is situated in the highly sought-after Tyrone Villas community. Recent updates include laminated flooring throughout, a refrigerator, and fresh paint. The sliding glass door leads to a lovely back patio, and to a utility room which houses the HVAC system with natural gas heat,  a gas water heater. Residents of this friendly, close-knit community can enjoy amenities such as a solar-heated community pool, shuffleboard courts, and

Key facts

• Laminated flooring
• Utility room
• High and dry area

Tags

• HIGH AND DRY AREA
• TYRONE VILLAS COMMUNITY
• LAMINATED FLOORING
• BACK PATIO
• UTILITY ROOM
• SOLAR-HEATED COMMUNITY POOL

Property features AI

Finance

• Other: Total annual fees reported; Unfurnished
• HOA & community: Monthly HOA fee of $424.64 (includes common area taxes, reserves, insurance, structure maintenance, grounds maintenance, management, pest control, pool, private road, recreational facilities, sewer, trash, water); Association amenities: Clubhouse, Pool, Shuffleboard court; Association name listed; Buyer approval required; Deed restrictions; Sidewalks and street lights; Senior community; No pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected; Cable available; Broadband/high-speed internet available; Underground utilities; Fire hydrant nearby
• Home design: Attached villa; One story; South-facing
• Construction: Brick construction; Membrane roof; Shingle roof; Slab foundation; Completed condition; Built as a residential villa
• Exterior features: Sidewalk; Sliding doors; Sprinkler (metered)

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Laundry room; Outside laundry area; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-73 ($-881/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (10.0% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $117k (10.0% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 D — 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 flat; 309 active listings in the ZIP; 18 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 36% of the median local income ($54k/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 $898 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 60 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 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 $28k; list at $130k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $116,929 (10.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.21×
• Total profit: $-28,622
• Equity at exit: $19,369

10-year hold

• IRR: -29.1%
• Equity multiple: -0.16×
• Total profit: $-42,325
• Equity at exit: $11,231

Cash invested: $36,372 (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 33709

• Rents YoY: 1.0%
• Active inventory: 309
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$681
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$54
• HOA: −$424
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-73

Break-even live

Break-even rent $1,706

Max offer price $116,929

Occupancy floor 100%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	24d	1	0.30mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	2d	1	0.30mi
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	14d	1	0.63mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	0.83mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	17d	1	0.83mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	24d	1	0.87mi
7045 30th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	825	$1,595	$1.93	7d	1	0.94mi
8800 Bay Pines Blvd #320 Saint Petersburg, FL	1.0	1.0	506	$2,200	$4.35	4d	1	0.96mi
5140 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,200	$2.67	24d	1	1.00mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	24d	1	1.01mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	1.03mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	14d	1	1.13mi
5411 70th Ln N Saint Petersburg, FL	2.0	1.0	600	$1,800	$3.00	24d	1	1.15mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	1.19mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,500	$2.12	3d	6	1.34mi
6939 Stones Throw Cir N #6207 Saint Petersburg, FL	1.0	1.0	680	$1,595	$2.35	24d	1	1.39mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	1d	10	1.45mi
6908 Stones Throw Cir N #10208 Saint Petersburg, FL	2.0	1.5	730	$1,900	$2.60	14d	1	1.47mi

HOA detail condo

• Monthly dues: $424 · $5,088/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $129,900 Active 60 DOM
2. 2026-06-17
   days on market $129,900 Active 59 DOM
3. 2026-06-16
   days on market $129,900 Active 58 DOM
4. 2026-06-15
   days on market $129,900 Active 57 DOM
5. 2026-06-13
   days on market $129,900 Active 55 DOM
6. 2026-06-09
   days on market $129,900 Active 51 DOM
7. 2026-06-08
   days on market $129,900 Active 50 DOM
8. 2026-06-07
   days on market $129,900 Active 49 DOM
9. 2026-06-04
   days on market $129,900 Active 46 DOM
10. 2026-06-03
    days on market $129,900 Active 45 DOM
11. 2026-06-01
    days on market $129,900 Active 43 DOM
12. 2026-05-31
    days on market $129,900 Active 42 DOM
13. 2026-04-19
    listed $129,900 Active
14. 2026-01-31
    historical
15. 2025-12-13
    price $132,500
16. 2025-10-04
    price $137,500
17. 2025-06-14
    price $145,000
18. 2025-04-30
    status Active
19. 2025-02-23
    listed $147,000 Active
20. 2000-03-02
    soldstatus $28,000
21. 1999-07-19
    soldstatus $28,500
22. 1987-03-30
    soldstatus $34,000
23. 1984-06-01
    soldstatus $33,000

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/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 ≥107°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: $19,351
• − Mortgage interest: −$7,276
• − Property taxes: −$2,256
• − Insurance: −$650
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − HOA: −$5,088
• − Depreciation: −$3,779
• Taxable loss: −$2,794
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $-210/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): 25,050
• Household income: $53,501
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 712.0

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 11% Two or more races 10% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -416.74%
• Current HPI: 391.368
• Rent YoY: ▲ 0.99%
• 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

+293.6% since first listed

11 events — show timeline

• 2026-04-19 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Price Changed $132,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $137,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-14 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-23 Listed $147,000 Stellar MLS as Distributed by MLS Grid
• 2000-03-02 Sold (Public Records) $28,000 Public Records
• 1999-07-19 Sold (Public Records) $28,500 Public Records
• 1987-03-30 Sold (Public Records) $34,000 Public Records
• 1984-06-01 Sold (Public Records) $33,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,256 · -1.5% YoY. Source: county tax records.