9433 Harbor Greens Way #305 · Seminole, FL 33776

$184,900

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 89 Days on market

Built 1981 $700/mo HOA · 26% 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 +20.6/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Furnished (partially) 2 bedroom/2 bath Condo Directly on 1st Fairway at BayPointe Golf Course. Enjoy fabulous views of the first hole from your screened or enclosed balcony. (doors are removable for a complete screened balcony. ) Use this space year round. This 3rd floor condo is Extremely well cared for and also has an inside laundry. You don't need anything but your clothes. Just move right in to this beautiful condo next to the elevator. Brand new Washer and Dryer, newer appliances, New light fixtures, and new toilets, newer carpet in Master and Living area. Extra large pantry and eat in kitchen with luma dome ceiling. Super nice condo also includes most of the furniture and furnishings. Must see. Complex has heated pool and is close to beaches andconvenient to shopping, restaurants and medical. Low monthly fees.

Key facts

• Pantry
• Newer oven
• Newer fridge

Tags

• 3RD FLOOR BALCONY
• COMMUNITY HEATED POOL
• NEWER FRIDGE
• NEWER OVEN
• PLENTY OF CABINET SPACE
• PANTRY

Property features AI

Finance

• Other: Unfurnished; Association contact listed
• Financial info: Total monthly fees shown as $700; total annual fees shown as $8,400; Lease restrictions apply
• HOA & community: Monthly association fee of $700 (includes cable TV, pool, reserves, building and grounds maintenance, management, pest control, sewer, trash, water); Association approval required; Has HOA (Pinellas Harbor Greens Condominium Association); Community clubhouse; Community pool; Wheelchair access; Senior community; Dogs allowed

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available
• Home design: Condominium; Residential property; Faces northwest; Located on 3rd floor; Three or more levels in building; 5-story building
• Construction: Block construction; Membrane roof; Block foundation; Building/Unit identified as 9433 B
• Exterior features: Balcony; In-ground spa; Gunite pool

Interior

• Kitchen: Convection oven; Dishwasher; Ice maker; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room / dining room combo; Walk-in closets; Building has an elevator
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: 146 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1k of loan paydown is wiped out by about $6k 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 89 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $185k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: 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 $173,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.43% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,906
• Equity at exit: $27,569

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $9,652
• Equity at exit: $15,987

Cash invested: $51,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,653 high
• Mortgage (P&I): −$970
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$77
• HOA: −$700
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $246

Break-even live

Break-even rent $2,342

Max offer price $184,900

Occupancy floor 86%

Sensitivity live

Price	-10% $351	-5% $298	+0% $246	+5% $194	+10% $141
Rent	-10% $36	-5% $141	+0% $246	+5% $351	+10% $456
Rate	-1.0pp $339	-0.5pp $293	base $246	+0.5pp $198	+1.0pp $149

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9433 Harbor Greens Way #504 Seminole, FL	2.0	2.0	1200	$2,500	$2.08	4d	1	0.02mi
9262 140th Ln Seminole, FL	2.0	2.0	1402	$4,500	$3.21	4d	1	0.19mi
13870 Oakwood Ln Seminole, FL	2.0	2.0	865	$2,600	$3.01	4d	1	0.24mi
9224 Mission Oaks Blvd Seminole, FL	2.0	1.5	805	$1,800	$2.24	25d	1	0.30mi
13827 Mission Oaks Blvd Seminole, FL	2.0	2.0	865	$2,400	$2.77	25d	1	0.30mi
13850 Oakwood Ln Seminole, FL	2.0	1.0	805	$1,400	$1.74	3d	1	0.30mi
13925 Mission Oaks Blvd #13714 Seminole, FL	2.0	2.0	865	$2,200	$2.54	25d	1	0.37mi
19451 Gulf Blvd #604 Indian Shores, FL	1.0	1.0	725	$2,000	$2.76	5d	1	0.70mi
19610 Gulf Blvd #101 Indian Shores, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.71mi
13610 87th Pl Seminole, FL	3.0	2.0	1216	$2,195	$1.81	17d	1	0.73mi
19829 Gulf Blvd Indian Shores, FL	2.0	2.0	1400	$3,350	$2.39	8d	1	0.73mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	5d	1	0.74mi
10350 Imperial Point Dr W #10 Largo, FL	1.0	1.0	815	$1,550	$1.90	3d	1	0.75mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	25d	1	0.75mi
13788 84th Ter Seminole, FL	3.0	2.0	1330	$2,850	$2.14	25d	1	0.77mi
10351 Regal Dr Largo, FL	1.0	1.0–1.5	837	$1,700	$2.03	20d	2	0.77mi
10216 Regal Dr #201 Largo, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	0.79mi
19111 Vista Bay Dr #612 Indian Shores, FL	2.0	2.0	1265	$6,000	$4.74	3d	1	0.92mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1265	$4,550	$3.60	3d	2	0.92mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1310	$4,200	$3.21	25d	3	0.92mi
11300 Harbor Way #1734 Largo, FL	2.0	2.0	1235	$2,800	$2.27	5d	1	1.28mi
14283 Sharon Dr Largo, FL	3.0	2.0	1314	$2,590	$1.97	25d	1	1.42mi
11500 Shipwatch Dr #1365 Largo, FL	2.0	2.0	1235	$2,400	$1.94	17d	1	1.43mi
12932 81st Ave Seminole, FL	3.0	2.0	1207	$2,600	$2.15	25d	1	1.47mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $184,900 Active 89 DOM
2. 2026-06-17
   days on market $184,900 Active 88 DOM
3. 2026-06-16
   days on market $184,900 Active 87 DOM
4. 2026-06-15
   days on market $184,900 Active 86 DOM
5. 2026-06-13
   days on market $184,900 Active 84 DOM
6. 2026-06-09
   days on market $184,900 Active 80 DOM
7. 2026-06-08
   days on market $184,900 Active 79 DOM
8. 2026-06-07
   days on market $184,900 Active 78 DOM
9. 2026-06-04
   days on market $184,900 Active 75 DOM
10. 2026-06-03
    pricedays on market $184,900 Active 74 DOM
11. 2026-06-01
    days on market $189,900 Active 72 DOM
12. 2026-05-31
    days on market $189,900 Active 71 DOM
13. 2026-05-13
    price $189,900
14. 2026-04-24
    price $199,900
15. 2026-04-21
    price $207,000
16. 2026-04-07
    price $209,000
17. 2026-03-28
    price $211,900
18. 2026-03-21
    listed $214,900 Active
19. 2013-06-17
    soldstatus $82,000
20. 2013-06-12
    soldstatus $82,000 827-char remark

    Show marketing remark (827 chars)

    Furnished (partially) 2 bedroom/2 bath Condo Directly on 1st Fairway at BayPointe Golf Course. Enjoy fabulous views of the first hole from your screened or enclosed balcony. (doors are removable for a complete screened balcony. ) Use this space year round. This 3rd floor condo is Extremely well cared for and also has an inside laundry. You don't need anything but your clothes. Just move right in to this beautiful condo next to the elevator. Brand new Washer and Dryer, newer appliances, New light fixtures, and new toilets, newer carpet in Master and Living area. Extra large pantry and eat in kitchen with luma dome ceiling. Super nice condo also includes most of the furniture and furnishings. Must see. Complex has heated pool and is close to beaches andconvenient to shopping, restaurants and medical. Low monthly fees.

21. 2012-04-20
    listed $104,000 827-char remark

    Show marketing remark (827 chars)

    Furnished (partially) 2 bedroom/2 bath Condo Directly on 1st Fairway at BayPointe Golf Course. Enjoy fabulous views of the first hole from your screened or enclosed balcony. (doors are removable for a complete screened balcony. ) Use this space year round. This 3rd floor condo is Extremely well cared for and also has an inside laundry. You don't need anything but your clothes. Just move right in to this beautiful condo next to the elevator. Brand new Washer and Dryer, newer appliances, New light fixtures, and new toilets, newer carpet in Master and Living area. Extra large pantry and eat in kitchen with luma dome ceiling. Super nice condo also includes most of the furniture and furnishings. Must see. Complex has heated pool and is close to beaches andconvenient to shopping, restaurants and medical. Low monthly fees.

22. 2012-04-16
    historical
23. 2011-05-18
    historical
24. 2011-01-28
    listed $120,000
25. 2009-11-06
    listed $139,900
26. 2000-01-14
    soldstatus $82,500
27. 1991-10-02
    soldstatus $65,000
28. 1990-07-01
    soldstatus $750,000
29. 1990-06-08
    soldstatus $1,100,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$297/yr (+$25/mo · 24.0%)

ⓘ 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 · 27 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,834
• − Mortgage interest: −$10,357
• − Property taxes: −$1,238
• − Insurance: −$924
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − HOA: −$8,400
• − Depreciation: −$5,379
• Taxable income: $442
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,845/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

-82.7% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $207,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $211,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2013-06-17 Sold (Public Records) $82,000 Public Records
• 2013-06-12 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-20 Listed $104,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-05-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-01-28 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-06 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2000-01-14 Sold (Public Records) $82,500 Public Records
• 1991-10-02 Sold (Public Records) $65,000 Public Records
• 1990-07-01 Sold (Public Records) $750,000 Public Records
• 1990-06-08 Sold (Public Records) $1,100,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,238 · +6.0% YoY. Source: county tax records.