7519 Harbor View Way · Seminole, FL 33776

$845,000

5 bd · 3.0 ba · 2,566 sqft · SingleFamily public records · 27 Days on market

Built 1986 7,462 sqft lot Est $829k · 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 +6.6/15.0
• 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

Immaculate move in ready family home. This large 5 bedroom home is located in highly desirable 'Crossing at the Narrows', a quiet wooded street only minutes walk to the beach. You will fall in love when you enter the home into the formal living room with vaulted ceilings and wood burning fireplace. Continue through into the newly renovated kitchen, with granite countertops and backsplash, wood cabinets with crown moulding, and recessed lighting. The kitchen opens through to the family room with knotted pine walls; overlooking the pool area with brick pavers and built in fire pit. The solar heated pool features a spa jet ledge and a pool sweep. The prvate yard also features a hot tub and storage shed. The ground floor features 3 of the 5 bedrooms, with one being used as an office. Continue upstairs to a large guest suite with en-suite bathroom, and then on to the Master Suite. This large bedroom features TWO walk in closets and a large bathroom with walk-in shower and Jacuzzi tub. This home shows pride of ownership with recent upgrades including - New A/C (d/s March 2012, u/s June 2011), New Roof in September 2010, New Paint Fall 2010, and a new water softener in March 2012. Put this home at the top of your list - you wont be dissapointed.

Key facts

• Brick fireplace
• Cozy family room
• Two primary suites

Tags

• TWO PRIMARY SUITES
• BRICK FIREPLACE
• COZY FAMILY ROOM
• ABUNDANT WOOD CABINETRY
• HOME OFFICE
• TASTEFULLY UPDATED BATHROOMS

Property features AI

Finance

• Other: Zoned RPD-5
• Financial info: Lease restrictions apply
• HOA & community: Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Private sewer; Sewer connected; Water connected; Electricity connected; Cable available; Phone available
• Home design: Single family residence; Residential property; Two stories; Faces west; Homesteaded
• Construction: Frame construction; Shingle roof; Block foundation; Built on two levels
• Exterior features: Lighting; Screen-enclosed in-ground spa/pool; Private pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Dry bar; Solid wood cabinets; Walk-in closets; Fireplace in family room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $845k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $845k).
• Recommended offer: $832k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $6k of loan paydown is wiped out by about $25k 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 $237k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($832k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $325k; list at $845k implies a 160% gain — meaningful room to come down on a strong offer.

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 8→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $832,325 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.55% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.61%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $828,818
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13780 76th Ave	0.13mi	4/3.5 (-1)	2,692 (+5%)	6mo	$915,000	$340	74
13781 74th Ave	0.12mi	4/2.5 (-1)	2,299 (-10%)	1mo	$750,000	$326	69
7692 132nd Way	0.54mi	5/3.0	2,681 (+4%)	2mo	$755,000	$282	66
7796 132nd Way	0.56mi	5/3.0	2,622 (+2%)	7mo	$812,000	$310	64
13800 77th Ave	0.16mi	4/3.5 (-1)	2,908 (+13%)	5mo	$940,000	$323	59
14359 82nd Ter	0.58mi	4/2.5 (-1)	2,510 (-2%)	6mo	$720,000	$287	58
14265 85th Ave	0.69mi	4/3.0 (-1)	2,540 (-1%)	5mo	$745,000	$293	57
8310 140th St	0.50mi	4/3.0 (-1)	2,409 (-6%)	6mo	$845,000	$351	56
13764 86th Ave	0.67mi	4/3.0 (-1)	2,420 (-6%)	1mo	$570,000	$236	53
14254 84th Ter	0.66mi	6/4.0 (+1)	2,783 (+8%)	1mo	$870,000	$313	45
14161 83rd Pl	0.56mi	4/3.0 (-1)	2,236 (-13%)	5mo	$835,000	$373	44
13564 Oak Run Ct	0.42mi	4/2.0 (-1)	2,214 (-14%)	6mo	$825,000	$373	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: 17.8%
• Equity multiple: 1.72×
• Total profit: $170,082
• Equity at exit: $125,992

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $543,428
• Equity at exit: $73,060

Cash invested: $236,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $13,088 medium
• Mortgage (P&I): −$4,431
• Tax from tax record: −$310 /mo · $3,715/yr
• Insurance: −$352
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,749
• Net cashflow: $4,820

Break-even live

Break-even rent $6,987

Max offer price $845,000

Occupancy floor 58%

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: $211,250
• Closing costs: $25,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7672 140th St Unit NA Seminole, FL	4.0	3.5	2840	$4,700	$1.65	4d	1	0.16mi
14323 83rd Pl N Unit 1471180P Seminole, FL	4.0	3.0	2895	$13,452	$4.65	21d	1	0.67mi
19138 Whispering Pines Dr Indian Shores, FL	4.0	3.0	2424	$8,000	$3.30	24d	1	0.74mi
17810 Lee Ave Redington Shores, FL	4.0	4.0	3160	$18,000	$5.70	24d	1	0.91mi
19505 Gulf Blvd #304 Indian Shores, FL	4.0	2.5	2388	$15,000	$6.28	4d	1	1.10mi
140 174th Ave E Unit A Redington Shores, FL	4.0	3.0	2394	$3,900	$1.63	7d	1	1.27mi

Listing history 31 events

1. 2026-06-18
   days on market $845,000 Active 27 DOM
2. 2026-06-17
   days on market $845,000 Active 26 DOM
3. 2026-06-16
   days on market $845,000 Active 25 DOM
4. 2026-06-15
   days on market $845,000 Active 24 DOM
5. 2026-06-13
   days on market $845,000 Active 22 DOM
6. 2026-06-09
   days on market $845,000 Active 18 DOM
7. 2026-06-08
   days on market $845,000 Active 17 DOM
8. 2026-06-07
   days on market $845,000 Active 16 DOM
9. 2026-06-04
   days on market $845,000 Active 13 DOM
10. 2026-06-03
    days on market $845,000 Active 12 DOM
11. 2026-06-02
    days on market $845,000 Active 11 DOM
12. 2026-06-01
    days on market $845,000 Active 10 DOM
13. 2026-05-31
    days on market $845,000 Active 9 DOM
14. 2026-05-22
    listed $845,000 Active
15. 2025-05-09
    status Active
16. 2025-05-09
    price $859,000
17. 2025-03-15
    status Active
18. 2025-03-14
    historical
19. 2025-01-09
    price $863,900
20. 2024-11-14
    status Active
21. 2024-11-13
    price $870,000
22. 2024-09-14
    listed $880,000 Active
23. 2012-10-09
    soldstatus $325,000
24. 2012-10-01
    soldstatus $325,000 1258-char remark

    Show marketing remark (1258 chars)

    Immaculate move in ready family home. This large 5 bedroom home is located in highly desirable 'Crossing at the Narrows', a quiet wooded street only minutes walk to the beach. You will fall in love when you enter the home into the formal living room with vaulted ceilings and wood burning fireplace. Continue through into the newly renovated kitchen, with granite countertops and backsplash, wood cabinets with crown moulding, and recessed lighting. The kitchen opens through to the family room with knotted pine walls; overlooking the pool area with brick pavers and built in fire pit. The solar heated pool features a spa jet ledge and a pool sweep. The prvate yard also features a hot tub and storage shed. The ground floor features 3 of the 5 bedrooms, with one being used as an office. Continue upstairs to a large guest suite with en-suite bathroom, and then on to the Master Suite. This large bedroom features TWO walk in closets and a large bathroom with walk-in shower and Jacuzzi tub. This home shows pride of ownership with recent upgrades including - New A/C (d/s March 2012, u/s June 2011), New Roof in September 2010, New Paint Fall 2010, and a new water softener in March 2012. Put this home at the top of your list - you wont be dissapointed.

25. 2012-07-03
    listed $369,000 1258-char remark

    Show marketing remark (1258 chars)

    Immaculate move in ready family home. This large 5 bedroom home is located in highly desirable 'Crossing at the Narrows', a quiet wooded street only minutes walk to the beach. You will fall in love when you enter the home into the formal living room with vaulted ceilings and wood burning fireplace. Continue through into the newly renovated kitchen, with granite countertops and backsplash, wood cabinets with crown moulding, and recessed lighting. The kitchen opens through to the family room with knotted pine walls; overlooking the pool area with brick pavers and built in fire pit. The solar heated pool features a spa jet ledge and a pool sweep. The prvate yard also features a hot tub and storage shed. The ground floor features 3 of the 5 bedrooms, with one being used as an office. Continue upstairs to a large guest suite with en-suite bathroom, and then on to the Master Suite. This large bedroom features TWO walk in closets and a large bathroom with walk-in shower and Jacuzzi tub. This home shows pride of ownership with recent upgrades including - New A/C (d/s March 2012, u/s June 2011), New Roof in September 2010, New Paint Fall 2010, and a new water softener in March 2012. Put this home at the top of your list - you wont be dissapointed.

26. 1996-07-29
    soldstatus $134,000
27. 1991-12-17
    soldstatus $130,000
28. 1989-08-29
    soldstatus $128,000
29. 1989-03-01
    soldstatus $83,800
30. 1988-05-09
    soldstatus $118,800
31. 1987-02-18
    soldstatus $139,500

ⓘ 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: $3,715 · $310/mo
• Projected year-2 tax: $7,014 · $584/mo
• Expected delta: +$3,298/yr (+$275/mo · 88.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 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: $157,060
• − Mortgage interest: −$47,333
• − Property taxes: −$3,715
• − Insurance: −$9,344
• − Repairs & maintenance: −$12,565
• − Management: −$12,565
• − Depreciation: −$24,582
• Taxable income: $46,957
• Est. tax owed @ 24.0%: −$11,270
• After-tax cash flow: $46,574/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

+505.7% since first listed

18 events — show timeline

• 2026-05-22 Listed $845,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $859,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $863,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-13 Price Changed $870,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-14 Listed $880,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-09 Sold (Public Records) $325,000 Public Records
• 2012-10-01 Sold (MLS) $325,000 Stellar MLS as Distributed by MLS Grid
• 2012-07-03 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 1996-07-29 Sold (Public Records) $134,000 Public Records
• 1991-12-17 Sold (Public Records) $130,000 Public Records
• 1989-08-29 Sold (Public Records) $128,000 Public Records
• 1989-03-01 Sold (Public Records) $83,800 Public Records
• 1988-05-09 Sold (Public Records) $118,800 Public Records
• 1987-02-18 Sold (Public Records) $139,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $3,715 · +7.1% YoY. Source: county tax records.