6645 1st Ave N #103 · St. Petersburg, FL 33710

$85,000

1 bd · 1.0 ba · 920 sqft · Condo public records · 52 Days on market

Built 1967 $393/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 +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

WELCOME HOME! Rare opportunity to own in a highly desirable West St. Pete location just minutes to the Gulf beaches & vibrant Downtown St. Petersburg! This 1st-floor condo offers ultimate convenience with easy access & a comfortable layout, ready for your personal updates & design touches. Located in a quiet, well-maintained 55+ community with low HOA dues, this is the perfect option for year-round living or a seasonal retreat. Enjoy a central “hub” location close to shopping, dining, & everyday essentials. Whether you’re looking for affordability, proximity to the beach, or a peaceful lifestyle—this home checks all the boxes. Water is included

Key facts

• Gulf beaches
• Central hub location
• 1st floor condo

Tags

• GULF BEACHES
• DOWNTOWN ST PETERSBURG
• 1ST FLOOR CONDO
• LOW HOA DUES
• CENTRAL HUB LOCATION
• SHOPPING DINING ESSENTIALS

Property features AI

Finance

• Other: Irrigation equipment; Third-party listing
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $559; Annual association fees approximately $6,708; Association approval required; Association name: Condominium Manager; Senior community; No pets allowed; Condo fees paid monthly

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas available; Public utilities
• Home design: Condominium; Single-story; Faces east; Floor 1
• Construction: Block construction; Other roof; Block foundation; Built as part of Parc Vendome
• Exterior features: Outdoor grill; Private mailbox; Sidewalk; Storage

Interior

• Kitchen: Convection oven; Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Azalea Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 507 students, 60% FRL); Boca Ciega High School (math 24% / reading 33%, grade F, #458 of 667 statewide, top 69%, 1,423 students, 64% FRL).
• 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 14d 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $85k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.71%
• DSCR: 2.05
• GRM: 4.1

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: 12.6%
• Equity multiple: 1.48×
• Total profit: $11,345
• Equity at exit: $12,674

10-year hold

• IRR: 18.3%
• Equity multiple: 2.25×
• Total profit: $29,815
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$446
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$35
• HOA: −$393
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $470

Break-even live

Break-even rent $1,125

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6700 1st Ave S #211 Saint Petersburg, FL	2.0	1.0	755	$1,575	$2.09	24d	1	0.23mi
6565 5th Ave S Saint Petersburg, FL	1.0–2.0	1.0–2.0	730	$1,495	$2.05	24d	1	0.38mi
6256 3rd Ave S Saint Petersburg, FL	1.0	1.0	600	$1,749	$2.92	24d	1	0.54mi
7321 Central Ave #202 Saint Petersburg, FL	1.0	1.0	765	$1,650	$2.16	3d	1	0.67mi
555 62nd St S Unit 103 St. Petersburg, FL	1.0	1.0	640	$1,375	$2.15	24d	1	0.67mi
555 62nd St S Unit 110 St. Petersburg, FL	2.0	2.0	960	$1,735	$1.81	14d	1	0.67mi
555 62nd St S Unit 102 St. Petersburg, FL	1.0	1.0	640	$1,300	$2.03	14d	1	0.67mi
6262 Emerson Ave S Saint Petersburg, FL	2.0	2.0	960	$1,500	$1.56	14d	1	0.67mi
1100 70th St N Unit 4 St. Petersburg, FL	1.0	1.0	700	$1,125	$1.61	3d	1	0.86mi
5919 4th Ave N Saint Petersburg, FL	2.0	1.0	1053	$2,650	$2.52	4d	1	0.90mi
6931 Hibiscus Ave S Unit 3 South Pasadena, FL	2.0	1.0	789	$1,800	$2.28	24d	1	0.90mi
1240 70th St N Unit 7 St. Petersburg, FL	1.0	1.0	725	$1,300	$1.79	24d	1	0.94mi
1240 70th St N #9 St. Petersburg, FL	1.0	1.0	725	$1,275	$1.76	20d	1	0.94mi
1260 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	725	$1,275	$1.76	14d	1	0.96mi
1260 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	725	$1,275	$1.76	14d	1	0.96mi
5991 Fairfield Ave S Unit 4 St. Petersburg, FL	1.0	1.0	690	$1,600	$2.32	24d	1	0.97mi
641 Folsom St S Saint Petersburg, FL	2.0	1.0	852	$2,250	$2.64	22d	1	0.97mi
1153 Rue des Rois Unit 1B South Pasadena, FL	2.0	2.0	960	$2,200	$2.29	24d	1	1.03mi
1140 Rue des Rois #1140 South Pasadena, FL	2.0	1.5	1045	$1,995	$1.91	24d	1	1.04mi
5762 2nd Ave N Saint Petersburg, FL	2.0	1.0	843	$2,000	$2.37	4d	1	1.04mi
810 Tyrone Blvd N Unit G-2 St. Petersburg, FL	1.0	1.0	600	$1,195	$1.99	24d	1	1.05mi
1308 70th St N Unit 1308 St. Petersburg, FL	2.0	1.5	1100	$2,500	$2.27	24d	1	1.06mi
1130 Rue Des Chateaux South Pasadena, FL	2.0	2.0	960	$1,949	$2.03	7d	1	1.06mi
1130 Rue Des Chateaux South Pasadena, FL	2.0	2.0	960	$1,949	$2.03	11d	1	1.06mi
1195 Rue des Chateaux Unit 1B South Pasadena, FL	1.0	1.0	720	$1,850	$2.57	4d	1	1.08mi
6950 Avenue des Palais Unit 2A South Pasadena, FL	1.0	1.0	720	$1,650	$2.29	22d	1	1.12mi
1316 Pasadena Ave S #202 South Pasadena, FL	2.0	2.0	1030	$2,300	$2.23	4d	1	1.13mi
1316 Pasadena Ave S #204 South Pasadena, FL	1.0	1.5	875	$1,900	$2.17	4d	1	1.13mi
5821 8th Ave N Unit 203 St. Petersburg, FL	1.0	1.0	635	$1,195	$1.88	24d	1	1.14mi
1320 Pasadena Ave S #203 South Pasadena, FL	2.0	2.0	1030	$2,600	$2.52	4d	1	1.15mi
1699 68th St N Saint Petersburg, FL	3.0	1.0–2.0	775	$1,661	$2.14	2d	43	1.16mi
6810 Stones Throw Cir N #13203 Saint Petersburg, FL	2.0	2.0	905	$2,100	$2.32	4d	1	1.20mi
1324 Pasadena Ave S #205 South Pasadena, FL	1.0	1.5	875	$1,695	$1.94	4d	1	1.20mi
6908 Stones Throw Cir N #10208 Saint Petersburg, FL	2.0	1.5	730	$1,900	$2.60	14d	1	1.24mi
5545 3rd Ave N Saint Petersburg, FL	2.0	1.0	962	$2,400	$2.49	4d	1	1.24mi
1328 Pasadena Ave S #206 South Pasadena, FL	2.0	2.0	1100	$2,700	$2.45	24d	1	1.25mi
7125 14th Ave S South Pasadena, FL	2.0	2.0	1000	$2,000	$2.00	4d	1	1.29mi
5521 5th Ave N Saint Petersburg, FL	2.0	1.0	952	$1,750	$1.84	4d	1	1.30mi
430 55th St N Saint Petersburg, FL	2.0	1.5	735	$1,850	$2.52	7d	1	1.30mi
6939 Stones Throw Cir N #6207 Saint Petersburg, FL	1.0	1.0	680	$1,595	$2.35	24d	1	1.33mi

HOA detail condo

• Monthly dues: $393 · $4,716/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 52 DOM
2. 2026-06-17
   days on market $85,000 Active 51 DOM
3. 2026-06-16
   days on market $85,000 Active 50 DOM
4. 2026-06-15
   days on market $85,000 Active 49 DOM
5. 2026-06-13
   pricedays on market $85,000 Active 47 DOM
6. 2026-06-09
   days on market $97,900 Active 43 DOM
7. 2026-06-08
   days on market $97,900 Active 42 DOM
8. 2026-06-07
   days on market $97,900 Active 41 DOM
9. 2026-06-04
   days on market $97,900 Active 38 DOM
10. 2026-06-03
    days on market $97,900 Active 37 DOM
11. 2026-06-01
    days on market $97,900 Active 35 DOM
12. 2026-05-31
    days on market $97,900 Active 34 DOM
13. 2026-05-14
    price $97,900
14. 2026-05-14
    price $979,000
15. 2026-04-16
    listed $100,000 Active
16. 1998-12-18
    soldstatus $29,900
17. 1996-08-02
    soldstatus $27,000

ⓘ 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: $178 · $15/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$527/yr (+$44/mo · 295.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $20,647
• − Mortgage interest: −$4,761
• − Property taxes: −$178
• − Insurance: −$425
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$4,716
• − Depreciation: −$2,473
• Taxable income: $4,790
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,493/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

+262.6% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $97,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $979,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 1998-12-18 Sold (Public Records) $29,900 Public Records
• 1996-08-02 Sold (Public Records) $27,000 Public Records

Property tax history

-9.4%/yr

Latest (2025): $178 · +14.3% YoY. Source: county tax records.