6100 12th St S #313 · St. Petersburg, FL 33705

$99,900

1 bd · 1.0 ba · 523 sqft · Condo public records · 131 Days on market

Built 1969 $650/mo HOA · 37% 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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. SELLER PAYS 4K TOWARDS CLOSING COST OR PREPAYS!!!!! Welcome to this charming condominium in the heart of St. Petersburg, offering convenient access to the Sunshine Skyway, the Bay, and the Interstate. This third-floor unit is accessible by elevator and has been fully renovated to feature a spacious layout with abundant natural light. The home includes a fully upgraded kitchen equipped with modern appliances—including a new oven, microwave, and refrigerator—along with ample storage and a new HVAC system. The versatile floor plan offers a great room, a dining area, and a flexible bonus room perfect for a home office. Located in the gated community of Bay Point Pl

Key facts

• Gated community
• Community pool
• Exercise trail

Tags

• FULLY UPGRADED KITCHEN
• NEW HVAC SYSTEM
• GATED COMMUNITY
• COMMUNITY POOL
• ACROSS FROM LAKE VISTA PARK
• EXERCISE TRAIL

Property features AI

Finance

• Other: Condo land included; Unit located on 3rd floor
• Financial info: Lease restrictions apply; Total monthly fees $650; total annual fees $7,800
• HOA & community: Monthly association fee $650 (includes pool, common area taxes, insurance, structure and grounds maintenance); Association approval required; Association managed by Westcoast Management & Realty, Inc.; Community features: pool, community mailbox, sidewalks, street lights, wheelchair access, association-owned recreation; Pets not allowed

Exterior

• Parking: Off-street parking
• Security: Gated community; Security gate; Security fencing, lighting and alarms; Security lights; Closed circuit cameras; Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Condominium; One story; Faces northwest; Accessible features including ramp, accessible doors, accessible entrance, accessible elevator, accessible bedroom, accessible kitchen, and accessible washer/dryer; Central living area
• Construction: Block, stone and stucco construction; Membrane and shingle roof; Concrete perimeter foundation and slab; Built as part of BAYPOINT PLAZA
• Exterior features: Outdoor grill; Outdoor shower; Private mailbox; Lighting; Sidewalk; Mature landscaping with trees

Interior

• Kitchen: Range; Refrigerator; Disposal; Exhaust fan
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments; ENERGY STAR qualified windows; Blinds; Thermal windows; Building elevator
• Laundry & utility: Common area laundry room; Electric dryer hookup

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 $73 ($878/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 C — 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 (-0.1%/yr); 308 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 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

• It's been on market 131 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $22k; list at $100k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 4.8

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: -17.3%
• Equity multiple: 0.42×
• Total profit: $-16,219
• Equity at exit: $14,895

10-year hold

• IRR: -26.5%
• Equity multiple: 0.06×
• Total profit: $-26,173
• Equity at exit: $8,638

Cash invested: $27,972 (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 33705

• Rents YoY: -0.1%
• Active inventory: 308
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$42
• HOA: −$650
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $73

Break-even live

Break-even rent $1,645

Max offer price $99,900

Occupancy floor 91%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 12th St S #315 Saint Petersburg, FL	1.0	1.0	688	$1,450	$2.11	4d	1	0.01mi
2150 62nd Ter S St. Petersburg, FL	1.0–2.0	1.0	790	$1,275	$1.61	21d	1	0.76mi
650 Pinellas Point Dr S St Petersburg, FL	1.0	1.0	645	$1,875	$2.91	24d	2	0.78mi
650 Pinellas Point Dr S St Petersburg, FL	1.0–2.0	1.0	707	$2,000	$2.83	17d	1	0.78mi
2540 Roy Hanna Dr S St. Petersburg, FL	1.0–2.0	1.0–2.0	770	$1,220	$1.58	2d	7	0.88mi
5800 Lynn Lake Dr S St. Petersburg, FL	2.0	1.0–2.5	882	$1,458	$1.65	2d	44	0.97mi
5117 Salmon Dr SE Unit D Saint Petersburg, FL	1.0	1.0	646	$1,950	$3.02	16d	1	1.32mi
5191 Salmon Dr SE Unit B Saint Petersburg, FL	2.0	1.0	720	$2,850	$3.96	4d	1	1.34mi
5191 Salmon Dr SE Unit B Saint Petersburg, FL	2.0	1.0	720	$2,500	$3.47	20d	1	1.34mi
5162 Salmon Dr SE Unit C Saint Petersburg, FL	2.0	1.0	720	$2,550	$3.54	24d	1	1.38mi
5215 Coquina Key Dr SE Unit B Saint Petersburg, FL	1.0	1.0	562	$2,800	$4.98	24d	1	1.43mi
4018 6th St S Unit 10 St. Petersburg, FL	1.0	1.0	600	$1,195	$1.99	24d	1	1.43mi
5156 Beach Dr SE Unit C Saint Petersburg, FL	1.0	1.0	562	$1,750	$3.11	20d	1	1.43mi
3001 58th Ave S #414 Saint Petersburg, FL	1.0	1.0	640	$1,950	$3.05	2d	1	1.43mi
3001 58th Ave S St Petersburg, FL	1.0–2.0	1.0–2.0	810	$1,950	$2.41	24d	2	1.46mi
4975 Cobia Dr SE Unit A Saint Petersburg, FL	1.0	1.0	668	$1,900	$2.84	24d	1	1.47mi
4985 Cobia Dr SE Unit A Saint Petersburg, FL	1.0	1.0	646	$1,800	$2.79	16d	1	1.47mi
5092 Beach Dr SE Unit A Saint Petersburg, FL	1.0	1.0	562	$1,950	$3.47	24d	1	1.48mi
5070 Beach Dr SE Unit A Saint Petersburg, FL	1.0	1.0	562	$2,000	$3.56	24d	1	1.48mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $99,900 Active 131 DOM
2. 2026-06-17
   days on market $99,900 Active 130 DOM
3. 2026-06-16
   days on market $99,900 Active 129 DOM
4. 2026-06-15
   days on market $99,900 Active 128 DOM
5. 2026-06-13
   days on market $99,900 Active 126 DOM
6. 2026-06-09
   days on market $99,900 Active 122 DOM
7. 2026-06-08
   days on market $99,900 Active 121 DOM
8. 2026-06-07
   days on market $99,900 Active 120 DOM
9. 2026-06-04
   days on market $99,900 Active 117 DOM
10. 2026-06-03
    days on market $99,900 Active 116 DOM
11. 2026-06-01
    days on market $99,900 Active 114 DOM
12. 2026-05-31
    days on market $99,900 Active 113 DOM
13. 2026-04-27
    price $99,900
14. 2026-02-07
    listed $105,000 Active
15. 2025-11-09
    historical
16. 2025-11-05
    price $95,999
17. 2025-10-19
    price $99,999
18. 2025-10-13
    price $105,999
19. 2025-08-15
    price $109,999
20. 2025-08-05
    price $121,999
21. 2025-06-09
    price $115,999
22. 2025-05-27
    listed $125,000 Active
23. 2022-01-18
    status Pending
24. 2022-01-16
    listed $72,500 Active
25. 1998-10-14
    soldstatus $22,000
26. 1988-05-20
    soldstatus $31,900

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,007 · $84/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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,850
• − Mortgage interest: −$5,596
• − Property taxes: −$1,007
• − Insurance: −$500
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$7,800
• − Depreciation: −$2,906
• Taxable loss: −$295
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $949/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): 27,939
• Household income: $73,027
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1386.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 41% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -540.28%
• Current HPI: 388.3086
• Rent YoY: ▼ -0.13%
• 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

+213.2% since first listed

14 events — show timeline

• 2026-04-27 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $95,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-19 Price Changed $99,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $105,999 Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $109,999 Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $121,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $115,999 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-16 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 1998-10-14 Sold (Public Records) $22,000 Public Records
• 1988-05-20 Sold (Public Records) $31,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,007 · -22.0% YoY. Source: county tax records.