80 144th Ave · Madeira Beach, FL 33708

$597,500

9 bd · 3.0 ba · 1,614 sqft · MultiFamily public records · 2 Days on market

Built 1948 4,626 sqft lot Est $529k · 13% over

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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 +18.2/30.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

NEW TO MARKET, easy walk to beach from this triplex all are one bedroom units. City ordinance says 3 month minimum rental. Easy walk to restaurants and shopping. Easy walk to John Pass Village.

Key facts

• Fully updated
• New hvac systems
• New water heaters

Tags

• FULLY UPDATED
• TURNKEY BLOCK CONSTRUCTION
• NEW HVAC SYSTEMS
• NEW WATER HEATERS
• NEWER ELECTRIC PANELS
• NEW MULTI-DIMENSIONAL GAF ROOF

Property features AI

Finance

• Other: Lot approximately 0.11 acres (about 0 to less than 1/4 acre); Paved road access
• Financial info: Estimated annual market income: $58,800; Annual expenses: $15,000; Annual net income reported as $0; Lease terms: Net lease
• HOA & community: No association

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available
• Home design: Residential income property; Triplex; One story
• Construction: Block construction; Shingle roof; Block foundation; Built as a single building (1 building)
• Exterior features: Covered front porch; Other exterior features

Interior

• Kitchen: No appliances included
• Bedrooms: Total of 3 bedrooms; Three 1-bedroom units (triplex configuration)
• Flooring: Ceramic tile; Tile
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Stone counters; Double pane windows
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $598k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive. Per door: $35/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (8.0% below list).
• Recommended offer: $550k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 0.5% in Madeira Beach — 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 70/100 on livability (#419 in FL) — a middle-class / working-renter tenant base. Strengths: health & safety B; Watch: crime D+, amenities F, cost of living 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.
• Zoned schools: Orange Grove Elementary School (math 82% / reading 72%, grade A, #170 of 2,144 statewide, top 9%, 435 students, 43% FRL); Seminole Middle School (math 55% / reading 53%, grade B-, #196 of 571 statewide, top 36%, 824 students, 49% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents soft (-1.8%/yr); 573 active listings in the ZIP; solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $5,495/mo this rent would consume 80% of the median local household income ($82k/yr) (locally 734% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $332k; list at $598k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $549,500 (8.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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?
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: 0.92% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $529,392
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14048 Palm St	0.26mi	8/4.0 (-1)	1,600 (-1%)	2mo	$525,000	$328	76
14048 Palm St Unit W & E	0.26mi	8/4.0 (-1)	1,600 (-1%)	2mo	$525,000	$328	76

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-105,994
• Equity at exit: $89,089

10-year hold

• IRR: -18.7%
• Equity multiple: 0.13×
• Total profit: $-145,199
• Equity at exit: $51,661

Cash invested: $167,300 (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 33708

• Rents YoY: -1.8%
• Active inventory: 573
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $5,495 high
• Mortgage (P&I): −$3,133
• Tax from tax record: −$426 /mo · $5,108/yr
• Insurance: −$249
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,154
• Net cashflow: $106

Break-even live

Break-even rent $5,360

Max offer price $597,500

Occupancy floor 93%

Sensitivity live

Price	-10% $445	-5% $276	+0% $106	+5% $-63	+10% $-232
Rent	-10% $-328	-5% $-111	+0% $106	+5% $324	+10% $541
Rate	-1.0pp $407	-0.5pp $258	base $106	+0.5pp $-48	+1.0pp $-206

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,496
Total (3 units)			$5,495

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: $149,375
• Closing costs: $17,925
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $597,500 Active
3. 2018-04-11
   soldstatus $332,000
4. 2018-04-10
   soldstatus $332,000 Sold 193-char remark

   Show marketing remark (193 chars)

   NEW TO MARKET, easy walk to beach from this triplex all are one bedroom units. City ordinance says 3 month minimum rental. Easy walk to restaurants and shopping. Easy walk to John Pass Village.

5. 2018-03-24
   status Pending 193-char remark

   Show marketing remark (193 chars)

   NEW TO MARKET, easy walk to beach from this triplex all are one bedroom units. City ordinance says 3 month minimum rental. Easy walk to restaurants and shopping. Easy walk to John Pass Village.

6. 2018-03-23
   status Pending 193-char remark

   Show marketing remark (193 chars)

   NEW TO MARKET, easy walk to beach from this triplex all are one bedroom units. City ordinance says 3 month minimum rental. Easy walk to restaurants and shopping. Easy walk to John Pass Village.

7. 2018-02-23
   status Pending 193-char remark

   Show marketing remark (193 chars)

   NEW TO MARKET, easy walk to beach from this triplex all are one bedroom units. City ordinance says 3 month minimum rental. Easy walk to restaurants and shopping. Easy walk to John Pass Village.

8. 2018-02-13
   listed $335,000 Active 193-char remark

   Show marketing remark (193 chars)

   NEW TO MARKET, easy walk to beach from this triplex all are one bedroom units. City ordinance says 3 month minimum rental. Easy walk to restaurants and shopping. Easy walk to John Pass Village.

9. 1993-11-12
   soldstatus $50,000
10. 1987-07-01
    soldstatus $50,000

ⓘ 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: $5,108 · $426/mo
• Projected year-2 tax: $5,108 · $426/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,940
• − Mortgage interest: −$33,469
• − Property taxes: −$5,108
• − Insurance: −$8,106
• − Repairs & maintenance: −$5,275
• − Management: −$5,275
• − Depreciation: −$17,382
• Taxable loss: −$8,676
• Est. tax savings @ 24.0%: +$2,082
• After-tax cash flow: $3,360/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 — Madeira Beach

• Score: 70/100
• State rank: #419
• US rank: #7491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madeira Beach, FL
• County: Pinellas County · 939,478 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 15,060
• Household income: $82,500
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 734.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 3% Vietnamese 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: ▼ -663.41%
• Current HPI: 317.0675
• Rent YoY: ▼ -1.77%
• 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

+1095.0% since first listed

10 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $597,500 Stellar MLS as Distributed by MLS Grid
• 2018-04-11 Sold (Public Records) $332,000 Public Records
• 2018-04-10 Sold (MLS) $332,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-13 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 1993-11-12 Sold (Public Records) $50,000 Public Records
• 1987-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $5,108 · -20.4% YoY. Source: county tax records.