4325 58th Way N #1430 · Kenneth City, FL 33709

$99,500

1 bd · 1.0 ba · 595 sqft · Condo public records · 7 Days on market

Built 1966 $500/mo HOA · 34% 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 +17.8/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming & newly updated light & bright FIRST FLOOR UNIT, now available in this popular condo complex! All brand new carpet & vinyl floor covering, along with new kitchen appliances & cabinets! New Electric Box. Renovated bath, and new interior paint! On site laundry available, or install your own! Inviting Screen porch & patio, off bedroom, under the Large trees & park like setting back yard! This relaxing 55+ Community is conveniently located close to shopping, beaches, golf courses, airports, medical facilities, and easy access to Downtown St. Petersburg & Tampa. Pet friendly, No Leases! This is move in condition! Hurry to see!

Key facts

• New a/c system
• Community amenities
• New flooring

Tags

• FULLY RENOVATED KITCHEN
• NEW FLOORING
• NEW A/C SYSTEM
• OVERSIZED DEEP-BASIN SINK
• ROOF REPLACEMENT
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Unfurnished; Third-party listing; Directions: from 58th Ave N, north on 58th Way N into community; proceed on main drive to correct building 4325, unit 1430 on first floor; parking space marked close to front of unit
• Financial info: Total monthly fees $500; total annual fees $6,000
• HOA & community: HOA managed by CMG Management Partners; Monthly condo/association fee $500 (includes water, cable TV and internet); Association amenities: clubhouse, laundry, shuffleboard court, storage; Senior community; Pets allowed (cats and dogs; limits on number and size)

Exterior

• Parking: Assigned ground-level parking
• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Residential condominium, attached; One-level living; Unit faces south; Completed condition
• Construction: Block construction; Other roof type; Slab foundation; Built as part of a multi-story building (2 stories total)
• Exterior features: Covered, enclosed and screened patio/porch options including front porch, rear porch and patio; Sidewalk; On-site storage; Landscaped grounds; Asphalt road surfaces

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (located on 1st floor)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Solid wood cabinets; Stone counters; Thermostat; Double pane and insulated windows; No building elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $82 ($982/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 83/100 on livability (#47 in FL, #874 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities D.
• 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $688 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $38k; list at $100k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $99,500

Questions for the listing agent

1. Built in 1966 — 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: 1.48% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 5.6

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-13,572
• Equity at exit: $14,836

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-15,565
• Equity at exit: $8,603

Cash invested: $27,860 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$522
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$41
• HOA: −$500
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $82

Break-even live

Break-even rent $1,374

Max offer price $99,500

Occupancy floor 89%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5323 59th Cir W Kenneth City, FL	1.0–2.0	1.0	800	$1,100	$1.38	3d	4	0.64mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,300	$1.30	2d	2	0.70mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,350	$1.91	3d	6	0.72mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	0.84mi
5680 28th Ave N Unit 1 St. Petersburg, FL	1.0	1.0	450	$1,500	$3.33	24d	1	0.95mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,300	$1.46	1d	10	0.99mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	14d	1	1.03mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	1.16mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	24d	1	1.20mi
5701 21st Ave N Saint Petersburg, FL	1.0–2.0	1.0	775	$1,449	$1.87	7d	3	1.36mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	17d	1	1.41mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	1.41mi
5140 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,200	$2.67	24d	1	1.45mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $99,500 Active 7 DOM
2. 2026-06-17
   days on market $99,500 Active 6 DOM
3. 2026-06-16
   days on market $99,500 Active 5 DOM
4. 2026-06-15
   days on market $99,500 Active 4 DOM
5. 2026-06-13
   remarks 681-char remark
6. 2026-06-13
   listed $99,500 Active 2 DOM

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$562/yr (+$47/mo · 212.8%)

ⓘ 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 (shaded) · 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,728
• − Mortgage interest: −$5,574
• − Property taxes: −$264
• − Insurance: −$498
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$6,000
• − Depreciation: −$2,895
• Taxable loss: −$338
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,063/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 — Kenneth City

• Score: 83/100
• State rank: #47
• US rank: #874

Category grades

Amenities D Commute A+ Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenneth City, FL
• County: Pinellas County · 939,478 people
• 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

+342.2% since first listed

12 events — show timeline

• 2026-06-11 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 2018-12-21 Sold (Public Records) $38,000 Public Records
• 2018-12-20 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-04 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2018-11-15 Price Changed $44,977 Stellar MLS as Distributed by MLS Grid
• 2018-10-03 Price Changed $48,500 Stellar MLS as Distributed by MLS Grid
• 2018-08-22 Listed $50,500 Stellar MLS as Distributed by MLS Grid
• 2016-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-26 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-18 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 1993-05-27 Sold (Public Records) $22,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $264 · +7.1% YoY. Source: county tax records.