9805 Lily St N #9805 · Pinellas Park, FL 33782

$149,900

2 bd · 1.0 ba · 950 sqft · Condo public records · 58 Days on market

Built 1970 $535/mo HOA · 29% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the best deals in Pinellas County. Very affordable 2/1 with a carport, enclosed patio and washer and dryer! Kitchen has nice white appliances. White tile floors throughout the kitchen and main living areas. Sliding doors lead out to a fully enclosed patio area. Furnishings are optional. Come make this unit your own! Being sold As-Is for seller's convenience. This charming community is a 55+ community with a heated pool, pond, and clubhouse with pool tables. Maintenance covers water, sewer, garbage, gas, roof, exterior paint (excluding inside carport), basic cable, pool, clubhouse and management company. Close to everything!

Key facts

• Open floor plan
• Laundry hookup
• Remodeled condo

Tags

• REMODELED CONDO
• OPEN FLOOR PLAN
• MODERN STONE COUNTERTOPS
• ENCLOSED BACK PATIO
• LAUNDRY HOOKUP
• PRIVATE STORAGE CLOSET

Property features AI

Finance

• Other: Buyer approval required for the community
• Financial info: Total annual fees: $6,420; Lease restrictions apply
• HOA & community: Monthly condo/association fee: $535; Association name: B & C Community Management; Association approval required for buyers; Association fee covers pool, sewer, water, trash, management, maintenance of grounds, common area taxes, recreational facilities, escrow reserves; Community features include clubhouse, pool, shuffleboard court, deed restrictions; Senior community; Pets allowed (max 30 lbs)

Exterior

• Parking: Carport (1 space); Guest parking
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Condominium; Single-story; Faces east; Homestead property
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 9805
• Exterior features: Lighting; Rain gutters; Storage; Wood fencing; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (first floor)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry chute

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.3% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.2% in Pinellas Park — 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 78/100 on livability (#170 in FL, #2,546 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, amenities 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: Pinellas Central Elementary School (math 51% / reading 45%, grade D, #1,171 of 2,144 statewide, top 55%, 498 students, 64% FRL); Pinellas Park Middle School (math 44% / reading 38%, grade F, #353 of 571 statewide, top 63%, 1,126 students, 67% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL).
• Market conditions: Rents falling (-5.3%/yr); 204 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($66k/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 $1k 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 58 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $150k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% 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 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. Schools are D-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. 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: 1.22% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 6.9

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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-30,589
• Equity at exit: $22,351

10-year hold

• IRR: -32.2%
• Equity multiple: -0.14×
• Total profit: $-47,706
• Equity at exit: $12,961

Cash invested: $41,972 (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 33782

• Rents YoY: -5.3%
• Active inventory: 204
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$786
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$62
• HOA: −$535
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-20

Break-even live

Break-even rent $1,846

Max offer price $146,438

Occupancy floor 96%

Sensitivity live

Price	-10% $65	-5% $23	+0% $-20	+5% $-62	+10% $-104
Rent	-10% $-163	-5% $-92	+0% $-20	+5% $52	+10% $124
Rate	-1.0pp $56	-0.5pp $19	base $-20	+0.5pp $-58	+1.0pp $-98

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9911 Dahlia St #38 Pinellas Park, FL	2.0	1.0	850	$1,300	$1.53	10d	1	0.11mi
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,273	$2.17	0d	20	0.18mi
4973 91st Ave Unit 12 (C) Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	17d	1	0.40mi
4973 91st Ave Unit C Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	16d	1	0.40mi
10321 Larchmont Pl N Pinellas Park, FL	2.0	1.0	840	$1,700	$2.02	26d	1	0.51mi
5200 Springwood Blvd Pinellas Park, FL	1.0	1.0	700	$1,350	$1.93	0d	4	0.54mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	13d	20	0.58mi
5641 94th Ter N Pinellas Park, FL	3.0	2.0	1066	$2,200	$2.06	10d	1	0.61mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	26d	1	0.70mi
10770 US Highway 19 N #605 Pinellas Park, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.72mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	0d	21	0.83mi
8851 US Highway 19 N Pinellas Park, FL	1.0–3.0	1.0–2.0	993	$2,275	$2.29	0d	24	0.85mi
5865 92nd Ave N Pinellas Park, FL	3.0	2.0	1062	$2,400	$2.26	20d	1	0.88mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	4d	10	0.94mi
5501 110th Ave N Pinellas Park, FL	1.0–3.0	1.0–2.0	1001	$1,979	$1.98	0d	13	0.99mi
8311 56th Way Unit 2 Pinellas Park, FL	1.0	1.0	750	$2,200	$2.93	26d	1	1.09mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	26d	1	1.12mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	0d	1	1.12mi
4771 78th Ave N Pinellas Park, FL	2.0	2.0	903	$1,640	$1.82	26d	1	1.16mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	24d	1	1.40mi
4520 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,545	$2.21	26d	1	1.46mi
4480 76th Ave N Pinellas Park, FL	2.0	1.0	775	$1,875	$2.42	0d	1	1.48mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: watersewertrashgascablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-22
   days on market $149,900 Active 58 DOM
2. 2026-06-22
   days on market $149,900 Active 57 DOM
3. 2026-06-18
   days on market $149,900 Active 54 DOM
4. 2026-06-17
   days on market $149,900 Active 53 DOM
5. 2026-06-16
   days on market $149,900 Active 52 DOM
6. 2026-06-15
   days on market $149,900 Active 51 DOM
7. 2026-06-13
   days on market $149,900 Active 49 DOM
8. 2026-06-09
   pricedays on market $149,900 Active 45 DOM
9. 2026-06-08
   days on market $160,000 Active 44 DOM
10. 2026-06-07
    days on market $160,000 Active 43 DOM
11. 2026-06-04
    days on market $160,000 Active 40 DOM
12. 2026-06-03
    days on market $160,000 Active 39 DOM
13. 2026-06-01
    days on market $160,000 Active 37 DOM
14. 2026-05-31
    days on market $160,000 Active 36 DOM
15. 2026-05-19
    price $160,000
16. 2026-04-25
    listed $165,000 Active
17. 2021-08-11
    soldstatus $91,500 Closed 641-char remark

    Show marketing remark (641 chars)

    One of the best deals in Pinellas County. Very affordable 2/1 with a carport, enclosed patio and washer and dryer! Kitchen has nice white appliances. White tile floors throughout the kitchen and main living areas. Sliding doors lead out to a fully enclosed patio area. Furnishings are optional. Come make this unit your own! Being sold As-Is for seller's convenience. This charming community is a 55+ community with a heated pool, pond, and clubhouse with pool tables. Maintenance covers water, sewer, garbage, gas, roof, exterior paint (excluding inside carport), basic cable, pool, clubhouse and management company. Close to everything!

18. 2021-08-11
    soldstatus $91,500

    Show marketing remark (641 chars)

    One of the best deals in Pinellas County. Very affordable 2/1 with a carport, enclosed patio and washer and dryer! Kitchen has nice white appliances. White tile floors throughout the kitchen and main living areas. Sliding doors lead out to a fully enclosed patio area. Furnishings are optional. Come make this unit your own! Being sold As-Is for seller's convenience. This charming community is a 55+ community with a heated pool, pond, and clubhouse with pool tables. Maintenance covers water, sewer, garbage, gas, roof, exterior paint (excluding inside carport), basic cable, pool, clubhouse and management company. Close to everything!

19. 2021-07-27
    status Pending 641-char remark

    Show marketing remark (641 chars)

    One of the best deals in Pinellas County. Very affordable 2/1 with a carport, enclosed patio and washer and dryer! Kitchen has nice white appliances. White tile floors throughout the kitchen and main living areas. Sliding doors lead out to a fully enclosed patio area. Furnishings are optional. Come make this unit your own! Being sold As-Is for seller's convenience. This charming community is a 55+ community with a heated pool, pond, and clubhouse with pool tables. Maintenance covers water, sewer, garbage, gas, roof, exterior paint (excluding inside carport), basic cable, pool, clubhouse and management company. Close to everything!

20. 2021-07-24
    listed $100,000 Active 641-char remark

    Show marketing remark (641 chars)

    One of the best deals in Pinellas County. Very affordable 2/1 with a carport, enclosed patio and washer and dryer! Kitchen has nice white appliances. White tile floors throughout the kitchen and main living areas. Sliding doors lead out to a fully enclosed patio area. Furnishings are optional. Come make this unit your own! Being sold As-Is for seller's convenience. This charming community is a 55+ community with a heated pool, pond, and clubhouse with pool tables. Maintenance covers water, sewer, garbage, gas, roof, exterior paint (excluding inside carport), basic cable, pool, clubhouse and management company. Close to everything!

21. 2011-03-24
    soldstatus $46,500
22. 2011-03-03
    listed $46,500
23. 2011-02-22
    soldstatus $46,500
24. 2008-02-15
    listed $95,000
25. 2006-06-29
    soldstatus $96,000
26. 2005-04-15
    soldstatus $66,500
27. 2005-03-15
    soldstatus $66,500
28. 2005-01-24
    listed $69,900

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$344/yr (+$29/mo · 38.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,857
• − Mortgage interest: −$8,397
• − Property taxes: −$900
• − Insurance: −$750
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − HOA: −$6,420
• − Depreciation: −$4,361
• Taxable loss: −$2,467
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $357/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 — Pinellas Park

• Score: 78/100
• State rank: #170
• US rank: #2546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinellas Park, FL
• County: Pinellas County · 939,478 people
• City population: 50,533
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 22,461
• Household income: $66,461
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 486.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 9% Vietnamese 7% Other Indo-European 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: ▼ -250.17%
• Current HPI: 314.1689
• Rent YoY: ▼ -5.28%
• 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

+128.9% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-11 Sold (Public Records) $91,500 Public Records
• 2021-08-11 Sold (MLS) $91,500 Stellar MLS as Distributed by MLS Grid
• 2021-07-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-24 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-24 Sold (MLS) $46,500 Stellar MLS as Distributed by MLS Grid
• 2011-03-03 Listed $46,500 Stellar MLS as Distributed by MLS Grid
• 2011-02-22 Sold (Public Records) $46,500 Public Records
• 2008-02-15 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-29 Sold (Public Records) $96,000 Public Records
• 2005-04-15 Sold (Public Records) $66,500 Public Records
• 2005-03-15 Sold (MLS) $66,500 Stellar MLS as Distributed by MLS Grid
• 2005-01-24 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $900 · +7.9% YoY. Source: county tax records.