12931 82nd Ave N · Seminole, FL 33776

$688,000

5 bd · 3.0 ba · 2,306 sqft · SingleFamily public records · 132 Days on market

Built 1976 8,416 sqft lot Est $678k · at est.

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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 +6.8/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home is located in the desirable Seminole neighborhood of Boca Ciega and is a great opportunity for a buyer with a vision of what could be. With 4 bedrooms and 3 bathrooms, this well loved home provides ample space and has so much potential. All of the "big stuff" is done; the metal roof (2015), new electrical panel (2023), AC (2 units, one in 2019, one in 2022) and pool resurfaced (2017). Situated on a corner lot, this home also features a huge in-law suite! Take the time to see this home and start dreaming about what you can do to make it your own. Don't miss out!

Key facts

• Metal roof
• Fenced yard
• Updated home

Tags

• UPDATED HOME
• MODERN KITCHEN
• TWO PRIMARY SUITES
• TILE FLOORING
• METAL ROOF
• FENCED YARD

Property features AI

Finance

• Other: Homestead exempt; Zoned R-3
• HOA & community: No association indicated

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Faces south
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built on a 0.19-acre lot (approx. 85 x 100)
• Exterior features: Sidewalk; Sliding doors; In-ground private pool

Interior

• Kitchen: Dishwasher
• Bedrooms: 5 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Stone counters
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $688k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $688k).
• Recommended offer: $605k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.8% in Seminole — 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 88/100 on livability (#5 in FL, #174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• 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: Bauder Elementary School (math 80% / reading 73%, grade A, #185 of 2,144 statewide, top 9%, 644 students, 28% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL).
• Market conditions: 146 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of loan paydown is wiped out by about $21k 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 + 3.0% rent growth), your $193k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($605k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $37k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $499k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $605,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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 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: 1.60% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.99%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $677,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8230 128th St	0.11mi	5/2.0	2,130 (-8%)	1mo	$585,000	$275	78
7753 132nd Way	0.44mi	5/3.0	2,313 (+0%)	10mo	$600,000	$259	71
13189 87th Ave	0.39mi	4/3.0 (-1)	2,418 (+5%)	1mo	$710,000	$294	67
8645 Pinetree Dr W	0.50mi	4/3.0 (-1)	2,389 (+4%)	0mo	$640,000	$268	65
12432 Monarch Cir	0.44mi	4/2.0 (-1)	2,128 (-8%)	5mo	$599,900	$282	53
13564 Oak Run Ct	0.58mi	4/2.0 (-1)	2,214 (-4%)	6mo	$825,000	$373	52
7796 132nd Way	0.44mi	5/3.0	2,622 (+14%)	7mo	$812,000	$310	51
12835 74th Ave	0.50mi	4/3.0 (-1)	2,505 (+9%)	9mo	$735,000	$293	50
7711 132nd Way	0.45mi	4/2.0 (-1)	2,100 (-9%)	7mo	$695,000	$331	49
7490 Pine Valley Ln	0.65mi	4/3.0 (-1)	2,468 (+7%)	8mo	$858,000	$348	47
8738 Matthew St	0.68mi	4/2.0 (-1)	2,197 (-5%)	8mo	$525,000	$239	45
12312 89th Ter	0.67mi	4/2.0 (-1)	2,092 (-9%)	2mo	$670,000	$320	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $154,313
• Equity at exit: $102,583

10-year hold

• IRR: 28.0%
• Equity multiple: 3.47×
• Total profit: $476,701
• Equity at exit: $59,486

Cash invested: $192,640 (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 33776

• Active inventory: 146
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $11,010 medium
• Mortgage (P&I): −$3,608
• Tax from tax record: −$630 /mo · $7,565/yr
• Insurance: −$287
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,312
• Net cashflow: $4,173

Break-even live

Break-even rent $5,728

Max offer price $688,000

Occupancy floor 57%

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: $172,000
• Closing costs: $20,640
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12731 82nd Ave Seminole, FL	4.0	2.0	1594	$3,395	$2.13	24d	1	0.12mi
7672 140th St Unit NA Seminole, FL	4.0	3.5	2840	$4,700	$1.65	4d	1	1.01mi
10075 West Bay St Seminole, FL	5.0	2.5	2043	$8,900	$4.36	24d	1	1.20mi
14323 83rd Pl N Unit 1471180P Seminole, FL	4.0	3.0	2895	$13,452	$4.65	21d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $688,000 Active 132 DOM
2. 2026-06-17
   days on market $688,000 Active 131 DOM
3. 2026-06-16
   days on market $688,000 Active 130 DOM
4. 2026-06-15
   days on market $688,000 Active 129 DOM
5. 2026-06-13
   days on market $688,000 Active 127 DOM
6. 2026-06-09
   days on market $688,000 Active 123 DOM
7. 2026-06-08
   days on market $688,000 Active 122 DOM
8. 2026-06-07
   days on market $688,000 Active 121 DOM
9. 2026-06-04
   days on market $688,000 Active 118 DOM
10. 2026-06-03
    days on market $688,000 Active 117 DOM
11. 2026-06-01
    days on market $688,000 Active 115 DOM
12. 2026-05-31
    days on market $688,000 Active 114 DOM
13. 2026-04-25
    price $689,000
14. 2026-03-17
    price $699,000
15. 2026-02-06
    listed $725,000 Active
16. 2023-07-07
    soldstatus $499,000
17. 2023-07-05
    soldstatus $499,000 Closed 596-char remark

    Show marketing remark (596 chars)

    This charming home is located in the desirable Seminole neighborhood of Boca Ciega and is a great opportunity for a buyer with a vision of what could be. With 4 bedrooms and 3 bathrooms, this well loved home provides ample space and has so much potential. All of the "big stuff" is done; the metal roof (2015), new electrical panel (2023), AC (2 units, one in 2019, one in 2022) and pool resurfaced (2017). Situated on a corner lot, this home also features a huge in-law suite! Take the time to see this home and start dreaming about what you can do to make it your own. Don't miss out!

18. 2023-04-27
    status Pending 596-char remark

    Show marketing remark (596 chars)

    This charming home is located in the desirable Seminole neighborhood of Boca Ciega and is a great opportunity for a buyer with a vision of what could be. With 4 bedrooms and 3 bathrooms, this well loved home provides ample space and has so much potential. All of the "big stuff" is done; the metal roof (2015), new electrical panel (2023), AC (2 units, one in 2019, one in 2022) and pool resurfaced (2017). Situated on a corner lot, this home also features a huge in-law suite! Take the time to see this home and start dreaming about what you can do to make it your own. Don't miss out!

19. 2023-04-19
    listed $499,000 Active 596-char remark

    Show marketing remark (596 chars)

    This charming home is located in the desirable Seminole neighborhood of Boca Ciega and is a great opportunity for a buyer with a vision of what could be. With 4 bedrooms and 3 bathrooms, this well loved home provides ample space and has so much potential. All of the "big stuff" is done; the metal roof (2015), new electrical panel (2023), AC (2 units, one in 2019, one in 2022) and pool resurfaced (2017). Situated on a corner lot, this home also features a huge in-law suite! Take the time to see this home and start dreaming about what you can do to make it your own. Don't miss out!

ⓘ 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: $7,565 · $630/mo
• Projected year-2 tax: $7,565 · $630/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 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: $132,120
• − Mortgage interest: −$38,539
• − Property taxes: −$7,565
• − Insurance: −$3,440
• − Repairs & maintenance: −$10,570
• − Management: −$10,570
• − Depreciation: −$20,015
• Taxable income: $41,423
• Est. tax owed @ 24.0%: −$9,941
• After-tax cash flow: $40,133/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 — Seminole

• Score: 88/100
• State rank: #5
• US rank: #174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,315
• Population (ZIP): 12,711

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Other Indo-European 4% Russian/Polish/Slavic 3% Spanish 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: ▼ -455.42%
• Current HPI: 337.3149
• Rent YoY: —
• Metro: —
• 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

+38.1% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $689,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $699,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $725,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-07 Sold (Public Records) $499,000 Public Records
• 2023-07-05 Sold (MLS) $499,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-19 Listed $499,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2025): $7,565 · -1.4% YoY. Source: county tax records.