5870 38th Ave N · St. Petersburg, FL 33710

$110,000

2 bd · 1.0 ba · 985 sqft · SingleFamily · 13 Days on market

Built 1982 Fair condition

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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
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful villa with a Florida room 985 sq ft. with a carport. NOT 55 AND OVER. Tile floors in the Dining room. Also with rare laundry hook up inside of the unit. this is a very nice and quiet community. This unit is good in size and has a lot of potential. It does have a upgraded bathroom. including furniture, TV, linens, cookware, dishes, etc included at buyer& apos; s option. This unit has a great location near shopping and entertainment. A must see.

Key facts

• Great location
• Florida room
• Laundry hook up

Tags

• FLORIDA ROOM
• LAUNDRY HOOK UP
• QUIET COMMUNITY
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 13.8% 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.
• Market conditions: Rents soft (-0.5%/yr); 313 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $761 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $302,395
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6033 38th Ave N	0.22mi	2/1.0	1,056 (+7%)	1mo	$305,000	$289	77
5840 41st Ave N	0.19mi	2/1.0	1,056 (+7%)	6mo	$320,000	$303	74
6118 36th Ave N	0.36mi	2/1.0	1,008 (+2%)	6mo	$315,000	$313	74
3992 62nd St N	0.44mi	2/1.0	956 (-3%)	2mo	$315,000	$329	72
3491 58th St N	0.19mi	2/2.0	912 (-7%)	7mo	$340,000	$373	68
3780 51st St N	0.64mi	2/1.0	992 (+1%)	7mo	$237,500	$239	63
3962 60th St N	0.23mi	3/1.0 (+1)	1,116 (+13%)	1mo	$365,000	$327	61
5442 45th Ave N	0.59mi	2/1.0	930 (-6%)	7mo	$325,000	$349	57
5360 43rd Ter N	0.56mi	3/1.0 (+1)	1,028 (+4%)	8mo	$310,000	$302	55
5310 40th Ave N	0.50mi	3/1.0 (+1)	1,118 (+14%)	2mo	$335,000	$300	48
6366 38th Ave N	0.61mi	3/2.0 (+1)	1,044 (+6%)	8mo	$320,000	$307	46
5483 45th Ave N	0.61mi	2/1.0	842 (-14%)	8mo	$210,000	$249	41

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-6,318
• Equity at exit: $16,401

10-year hold

• IRR: -2.2%
• Equity multiple: 0.88×
• Total profit: $-3,715
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $260

Break-even live

Break-even rent $1,502

Max offer price $110,000

Occupancy floor 81%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5870 38th Ave N #40 Saint Petersburg, FL	2.0	1.0	985	$1,800	$1.83	17d	1	0.02mi
4000 58th St N Kenneth City, FL	2.0	1.0	900	$1,649	$1.83	15d	4	0.23mi
6190 36th Ave N Saint Petersburg, FL	2.0	1.0	1008	$2,500	$2.48	4d	1	0.40mi
6423 34th Ter N Saint Petersburg, FL	3.0	1.0	900	$2,200	$2.44	4d	1	0.68mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,500	$2.12	3d	6	0.69mi
2819 53rd St N Saint Petersburg, FL	2.0	1.0	900	$1,995	$2.22	4d	1	0.76mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	0.88mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	15d	1	0.93mi
5323 59th Cir W Kenneth City, FL	1.0–2.0	1.0	800	$1,375	$1.72	3d	4	0.98mi
2176 Winchester Rd N #2 Saint Petersburg, FL	3.0	2.0	1080	$2,250	$2.08	15d	1	1.01mi
5900 22nd Ave N Saint Petersburg, FL	3.0	1.0	1100	$1,950	$1.77	4d	1	1.01mi
5900 22nd Ave N Unit 14 St. Petersburg, FL	2.0	1.0	1000	$1,650	$1.65	14d	1	1.01mi
5900 22nd Ave N Unit 1 St. Petersburg, FL	3.0	2.0	1100	$1,999	$1.82	18d	1	1.01mi
5860 22nd Ave N Apt 5 St. Petersburg, FL	2.0	1.0	800	$1,300	$1.62	24d	1	1.01mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,538	$1.54	3d	2	1.02mi
5701 21st Ave N Saint Petersburg, FL	1.0–2.0	1.0	775	$1,899	$2.45	8d	3	1.02mi
6080 22nd Ave N #5 Saint Petersburg, FL	2.0	2.0	890	$1,725	$1.94	24d	1	1.03mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	900	$1,825	$2.03	4d	1	1.03mi
6080 22nd Ave N #3 Saint Petersburg, FL	2.0	2.0	890	$1,825	$2.05	24d	1	1.03mi
5457 59th St N Unit NA St. Petersburg, FL	2.0	1.0	800	$2,400	$3.00	24d	1	1.08mi
2871 67th St N Saint Petersburg, FL	3.0	1.0	1075	$2,500	$2.33	24d	1	1.13mi
5540 59th St N Saint Petersburg, FL	2.0	1.0	824	$2,100	$2.55	4d	1	1.15mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	2d	10	1.22mi
5870 56th Ave N Kenneth City, FL	2.0	1.0–2.0	850	$1,595	$1.88	3d	7	1.23mi
6366 Hampton Dr N Saint Petersburg, FL	3.0	1.0	924	$1,995	$2.16	4d	1	1.26mi
4390 68th St N Saint Petersburg, FL	3.0	1.0	864	$1,950	$2.26	24d	1	1.27mi
6524 54th Ave N Unit 2 St. Petersburg, FL	2.0	1.0	840	$1,360	$1.62	24d	1	1.28mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	1.29mi
3910 44th St N Unit C9 Saint Petersburg, FL	2.0	1.0	965	$1,395	$1.45	14d	1	1.29mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	24d	1	1.34mi
6215 58th Ave N Saint Petersburg, FL	2.0	1.0	850	$1,900	$2.24	4d	1	1.37mi
7045 30th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	825	$1,595	$1.93	8d	1	1.38mi
4711 Sunnydale Ln N Unit A St. Petersburg, FL	2.0	1.0	800	$1,750	$2.19	24d	1	1.39mi
3000 70th Ln N Saint Petersburg, FL	2.0	1.0	875	$1,600	$1.83	22d	1	1.43mi
4719 21st Ave N Saint Petersburg, FL	2.0	1.0	672	$1,800	$2.68	24d	1	1.43mi
5136 68th St N Unit C St. Petersburg, FL	2.0	1.0	957	$1,700	$1.78	4d	1	1.44mi

Listing history 9 events

1. 2026-06-18
   days on market $110,000 Active 13 DOM
2. 2026-06-17
   days on market $110,000 Active 12 DOM
3. 2026-06-16
   days on market $110,000 Active 11 DOM
4. 2026-06-15
   days on market $110,000 Active 10 DOM
5. 2026-06-13
   days on market $110,000 Active 8 DOM
6. 2026-06-09
   days on market $110,000 Active 4 DOM
7. 2026-06-08
   days on market $110,000 Active 3 DOM
8. 2026-06-07
   remarks 458-char remark
9. 2026-06-07
   listed $110,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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: $21,982
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$3,200
• Taxable income: $1,784
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $2,697/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, particularly to the roof, exterior siding, and interior walls. Upgrading the HVAC system and electrical/plumbing systems would significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — Signs of significant wear and tear.
• Major exterior siding — Aged and may need repainting or replacement.
• Major interior walls — Peeling paint and potential structural issues.
• Major bathroom fixtures — Potential issues like mold or mildew.
• Major kitchen appliances — Worn and may need replacement.
• Major HVAC system — Potential leaks or inefficiency.
• Major electrical and plumbing systems — May need inspection and repairs.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can significantly improve the curb appeal and resale value.
• Both Rebuilding the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Rebuilding the electrical and plumbing systems — Upgrading these systems can improve the home's functionality and safety, benefiting both resale and rental value.
• Resale Deep cleaning and minor repairs to the interior — A clean and well-maintained interior can attract more buyers and increase the home's resale value.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's resale value.
• Resale Upgrading the bathroom fixtures — Modern and functional bathroom fixtures can attract more buyers and increase the home's resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear and tear.	Major	$15,000–50,000
exterior siding · Aged and may need repainting or replacement.	Major	$15,000–50,000
interior walls · Peeling paint and potential structural issues.	Major	$15,000–50,000
bathroom fixtures · Potential issues like mold or mildew.	Major	$15,000–50,000
kitchen appliances · Worn and may need replacement.	Major	$15,000–50,000
HVAC system · Potential leaks or inefficiency.	Major	$15,000–50,000
electrical and plumbing systems · May need inspection and repairs.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can significantly improve the curb appeal and resale value. ↑
• Both Rebuilding the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Rebuilding the electrical and plumbing systems — Upgrading these systems can improve the home's functionality and safety, benefiting both resale and rental value. ↑
• Resale Deep cleaning and minor repairs to the interior — A clean and well-maintained interior can attract more buyers and increase the home's resale value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's resale value. ↑
• Resale Upgrading the bathroom fixtures — Modern and functional bathroom fixtures can attract more buyers and increase the home's resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-06 Listed $110,000 FSBO.com