9510 Harbor Greens Way #207 · Seminole, FL 33776

$199,900

2 bd · 2.0 ba · 1,185 sqft · Condo public records · 51 Days on market

Built 1992 $650/mo HOA · 25% 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 +18.2/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

You will appreciate the 2nd floor condo from the time you step into the foyer. Beautifully updated and furnished. Additional cabinetry built into this large high-end, eat-in kitchen. Split bedrooms, inside laundry with full size washer and dryer, central heat and air with humidistat only five years old. Of course, a walk in closet in the large master bedroom. Enjoy the golf course view while you relax on the enclosed porch that stretches out the full width of the condo. This building is equipped with fire sprinklers also including the under building parking and storage. No age restrictions and a small pet is permitted.

Key facts

• No rear neighbors
• Close to the beach
• Elevator

Tags

• CLOSE TO THE BEACH
• NEXT TO CONSERVATION AREA
• ELEVATOR
• LARGE BALCONY
• NO REAR NEIGHBORS
• UNDER BUILDING PARKING

Property features AI

Finance

• Other: Unfurnished; Condo land included
• Financial info: Total monthly fees $650 (total annual fees $7,800); Lease restrictions apply
• HOA & community: Monthly HOA $650; Association name: Josey Ferrise; Pool and storage amenity; HOA fee includes cable TV, pool, escrow reserves, structure and grounds maintenance, pest control, sewer, trash and water; Association approval required; Buyer approval required; Clubhouse; Deed restrictions; Pets allowed (max 18 lbs)

Exterior

• Parking: Attached garage (1 space); Basement parking
• Utilities: Public water; Public sewer; Public utilities; Irrigation equipment
• Home design: Condominium; One story; Second floor unit; Faces south; Homestead property
• Construction: Block and stucco construction; Other roof; Slab foundation; Building E
• Exterior features: Storage; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Walk-in closet(s)
• 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 $200k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 51 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.31% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 6.4

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-20,566
• Equity at exit: $29,806

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,710
• Equity at exit: $17,284

Cash invested: $55,972 (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 33776

• Active inventory: 146
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$83
• HOA: −$650
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $180

Break-even live

Break-even rent $2,387

Max offer price $199,900

Occupancy floor 88%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.10mi
9262 140th Ln Seminole, FL	2.0	2.0	1402	$4,500	$3.21	4d	1	0.20mi
13870 Oakwood Ln Seminole, FL	2.0	2.0	865	$2,600	$3.01	4d	1	0.21mi
13827 Mission Oaks Blvd Seminole, FL	2.0	2.0	865	$2,400	$2.77	24d	1	0.29mi
13850 Oakwood Ln Seminole, FL	2.0	1.0	805	$1,400	$1.74	2d	1	0.29mi
9224 Mission Oaks Blvd Seminole, FL	2.0	1.5	805	$1,800	$2.24	24d	1	0.29mi
13925 Mission Oaks Blvd #13714 Seminole, FL	2.0	2.0	865	$2,200	$2.54	24d	1	0.39mi
13610 87th Pl Seminole, FL	3.0	2.0	1216	$2,195	$1.81	16d	1	0.73mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	24d	1	0.75mi
10350 Imperial Point Dr W #10 Largo, FL	1.0	1.0	815	$1,550	$1.90	2d	1	0.75mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	4d	1	0.75mi
10351 Regal Dr Largo, FL	1.0	1.0–1.5	837	$1,700	$2.03	19d	2	0.77mi
19829 Gulf Blvd Indian Shores, FL	2.0	2.0	1400	$3,350	$2.39	7d	1	0.77mi
19451 Gulf Blvd #604 Indian Shores, FL	1.0	1.0	725	$2,000	$2.76	4d	1	0.79mi
19610 Gulf Blvd #101 Indian Shores, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.79mi
10216 Regal Dr #201 Largo, FL	2.0	2.0	1100	$2,000	$1.82	14d	1	0.80mi
13788 84th Ter Seminole, FL	3.0	2.0	1330	$2,850	$2.14	24d	1	0.80mi
19111 Vista Bay Dr #612 Indian Shores, FL	2.0	2.0	1265	$6,000	$4.74	2d	1	1.01mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1310	$4,200	$3.21	24d	3	1.01mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1265	$4,550	$3.60	3d	2	1.01mi
11300 Harbor Way #1734 Largo, FL	2.0	2.0	1235	$2,800	$2.27	4d	1	1.24mi
14283 Sharon Dr Largo, FL	3.0	2.0	1314	$2,590	$1.97	24d	1	1.35mi
11500 Shipwatch Dr #1365 Largo, FL	2.0	2.0	1235	$2,400	$1.94	16d	1	1.39mi
13300 Walsingham Rd Largo, FL	1.0–4.0	1.0–2.0	1060	$1,788	$1.69	24d	1	1.45mi
12932 81st Ave Seminole, FL	3.0	2.0	1207	$2,600	$2.15	24d	1	1.47mi
14531 Walsingham Rd Largo, FL	2.0	1.0–2.0	657	$2,600	$3.96	24d	3	1.49mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   statusdays on market $199,900 Pending 51 DOM
2. 2026-06-17
   days on market $199,900 Active 50 DOM
3. 2026-06-16
   days on market $199,900 Active 49 DOM
4. 2026-06-15
   days on market $199,900 Active 48 DOM
5. 2026-06-13
   pricedays on market $199,900 Active 46 DOM
6. 2026-06-09
   days on market $209,900 Active 42 DOM
7. 2026-06-08
   days on market $209,900 Active 41 DOM
8. 2026-06-07
   days on market $209,900 Active 40 DOM
9. 2026-06-04
   days on market $209,900 Active 37 DOM
10. 2026-06-03
    days on market $209,900 Active 36 DOM
11. 2026-06-01
    days on market $209,900 Active 34 DOM
12. 2026-05-31
    days on market $209,900 Active 33 DOM
13. 2026-05-14
    price $209,900
14. 2026-04-28
    listed $220,000 Active
15. 2017-05-08
    soldstatus $164,000
16. 2017-04-17
    soldstatus $164,000 Sold 626-char remark

    Show marketing remark (626 chars)

    You will appreciate the 2nd floor condo from the time you step into the foyer. Beautifully updated and furnished. Additional cabinetry built into this large high-end, eat-in kitchen. Split bedrooms, inside laundry with full size washer and dryer, central heat and air with humidistat only five years old. Of course, a walk in closet in the large master bedroom. Enjoy the golf course view while you relax on the enclosed porch that stretches out the full width of the condo. This building is equipped with fire sprinklers also including the under building parking and storage. No age restrictions and a small pet is permitted.

17. 2017-04-01
    status Pending 626-char remark

    Show marketing remark (626 chars)

    You will appreciate the 2nd floor condo from the time you step into the foyer. Beautifully updated and furnished. Additional cabinetry built into this large high-end, eat-in kitchen. Split bedrooms, inside laundry with full size washer and dryer, central heat and air with humidistat only five years old. Of course, a walk in closet in the large master bedroom. Enjoy the golf course view while you relax on the enclosed porch that stretches out the full width of the condo. This building is equipped with fire sprinklers also including the under building parking and storage. No age restrictions and a small pet is permitted.

18. 2017-01-31
    listed $168,500 Active 626-char remark

    Show marketing remark (626 chars)

    You will appreciate the 2nd floor condo from the time you step into the foyer. Beautifully updated and furnished. Additional cabinetry built into this large high-end, eat-in kitchen. Split bedrooms, inside laundry with full size washer and dryer, central heat and air with humidistat only five years old. Of course, a walk in closet in the large master bedroom. Enjoy the golf course view while you relax on the enclosed porch that stretches out the full width of the condo. This building is equipped with fire sprinklers also including the under building parking and storage. No age restrictions and a small pet is permitted.

19. 2015-03-05
    soldstatus $130,000
20. 2009-03-03
    soldstatus $142,300
21. 2009-02-20
    soldstatus $142,250 303-char remark

    Show marketing remark (303 chars)

    Turn key two bedroom golf view condo. Under building parking, split plan, enclosed balcony overlooking golf course. Eat in kitchen. Walk in closet. Automatic fire sprinkler system. Non 55 building. Heated pool. Ceiling fans, extra storage, pets allowed. Being sold 'AS IS' for the convenience of seller.

22. 2009-01-05
    listed $160,900 303-char remark

    Show marketing remark (303 chars)

    Turn key two bedroom golf view condo. Under building parking, split plan, enclosed balcony overlooking golf course. Eat in kitchen. Walk in closet. Automatic fire sprinkler system. Non 55 building. Heated pool. Ceiling fans, extra storage, pets allowed. Being sold 'AS IS' for the convenience of seller.

23. 2008-05-28
    listed $165,900
24. 2007-09-25
    listed $195,500
25. 2007-03-13
    listed $195,900
26. 1992-10-05
    soldstatus $72,900

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$412/yr (+$34/mo · 33.1%)

ⓘ 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 · 26 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: $31,378
• − Mortgage interest: −$11,198
• − Property taxes: −$1,247
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − HOA: −$7,800
• − Depreciation: −$5,815
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,331/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

+187.9% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-08 Sold (Public Records) $164,000 Public Records
• 2017-04-17 Sold (MLS) $164,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-31 Listed $168,500 Stellar MLS as Distributed by MLS Grid
• 2015-03-05 Sold (Public Records) $130,000 Public Records
• 2009-03-03 Sold (Public Records) $142,300 Public Records
• 2009-02-20 Sold (MLS) $142,250 Stellar MLS as Distributed by MLS Grid
• 2009-01-05 Listed $160,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-28 Listed $165,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-25 Listed $195,500 Stellar MLS as Distributed by MLS Grid
• 2007-03-13 Listed $195,900 Stellar MLS as Distributed by MLS Grid
• 1992-10-05 Sold (Public Records) $72,900 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,247 · +6.0% YoY. Source: county tax records.