118 Saint Pierres Way · Apollo Beach, FL 33572

$155,000

3 bd · 2.0 ba · 1,452 sqft · Condo public records · 189 Days on market

Built 1990 $242/mo HOA ↓ 30% since listing

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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 +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * VALUE PRICED * * * * Welcome to Caribbean Isles Residential Cooperative, a 55+, Waterfront, Resident Owned Community that stands out from many. This 3 Bed, 2 ½ Bath home offers an array of features for comfortable living. Some of the features include vaulted ceilings throughout, creating an airy and spacious atmosphere. The kitchen, with it's eat-in area, has plenty of room. The living room, versatile in function, can be utilized as a living room or an expansive dining area. The Florida Room is surrounded by windows for maximum natural light. The Primary Bedroom features an ensuite full bathroom, while the second primary bedroom includes a convenient ensuite ½ bath, making it an ideal space for guests, separate from the main living areas. A full bath in the hallway adds to the convenience. Recent upgrades include replacement of all floors, a AMS weather-lok roof-over system that has a Limited lifetime warranty. Beyond the house, explore the community's outstanding Resort Style Amenities. Outdoor enthusiasts will appreciate the kayak and boat launch facilities, with direct access to Tampa Bay through the canal system. Engage in friendly competition with bocce ball, shuffleboard courts, and horseshoes. The heated community pool offers year-round enjoyment. Indoors, the clubhouse beckons with a craft room and a spacious game room equipped with pool tables, card tables, an indoor bar, shuffleboard, and darts—perfect for fostering creativity and socializing. The community hosts a variety of activities throughout the year, from themed dinners to dances, ensuring there's always something exciting happening to suit your preferences. Centrally located between Tampa and Sarasota/Bradenton, this community offers easy access to an abundance of nearby activities. Beaches and amusement parks are just a day trip away. We extend a warm invitation for you to visit and discover why so many have chosen to call Caribbean Isles home.

Key facts

• Florida room
• Vaulted ceilings
• 5,683 sq ft lot

Tags

• VAULTED CEILINGS
• FLORIDA ROOM
• ENSUITE FULL BATHROOM
• LIMITED LIFETIME WARRANTY
• RESORT STYLE AMENITIES
• KAYAK AND BOAT LAUNCH

🏢 Co-op / cooperative unit. The $155,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#333 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, health & safety F.
• Hillsborough (suburban): math 47% / reading 50% proficiency, ranked #41 of 73 in FL (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 761 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 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 $5k of value loss. Plan a longer hold.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-8,511
• Equity at exit: $23,111

10-year hold

• IRR: 5.3%
• Equity multiple: 1.40×
• Total profit: $17,418
• Equity at exit: $13,402

Cash invested: $43,400 (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 33572

• Rents YoY: 3.4%
• Active inventory: 761
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$813
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$242
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $242

Break-even live

Break-even rent $2,040

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $329	-5% $285	+0% $242	+5% $198	+10% $154
Rent	-10% $56	-5% $149	+0% $242	+5% $334	+10% $427
Rate	-1.0pp $320	-0.5pp $281	base $242	+0.5pp $201	+1.0pp $161

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Apollo Beach Blvd Apollo Beach, FL	2.0	1.0	583	$1,700	$2.92	3d	12	0.17mi
128 Lookout Dr Apollo Beach, FL	3.0	2.0	1638	$2,700	$1.65	11d	1	0.39mi
6516 Quiet Pool Ct Apollo Beach, FL	3.0	2.5	1674	$1,855	$1.11	24d	1	0.52mi
206 Lookout Dr Apollo Beach, FL	3.0	2.0	1282	$2,045	$1.60	4d	1	0.52mi
229 Lookout Dr Apollo Beach, FL	2.0	2.0	1291	$2,099	$1.63	5d	1	0.61mi
6144 Paseo Al Mar Blvd Apollo Beach, FL	1.0–2.0	1.0–2.0	1084	$2,164	$2.00	3d	28	0.63mi
6501 Manila Palm Way Apollo Beach, FL	3.0	2.0	1651	$2,350	$1.42	24d	1	0.65mi
6350 Union Station Ct Apollo Beach, FL	3.0	1.0–2.0	1105	$2,744	$2.48	2d	42	0.76mi
6033 Flora Ter Apollo Beach, FL	3.0	2.0	1428	$1,895	$1.33	24d	1	0.76mi
6222 Camino Dr Apollo Beach, FL	3.0	2.5	1617	$2,400	$1.48	5d	1	0.79mi
6322 Camino Dr Apollo Beach, FL	3.0	2.5	1677	$2,400	$1.43	15d	1	0.85mi
529 Red Mangrove Ln Apollo Beach, FL	3.0	2.0	1056	$2,200	$2.08	18d	1	1.05mi
917 Apollo Beach Blvd Apollo Beach, FL	2.0	1.0–2.0	1120	$2,261	$2.02	5d	5	1.11mi
206 Shell Falls Dr Apollo Beach, FL	2.0	2.0	1461	$2,200	$1.51	24d	1	1.27mi
960 Apollo Beach Blvd #102 Apollo Beach, FL	2.0	1.5	1002	$1,900	$1.90	24d	1	1.29mi
1008 Apollo Beach Blvd Apollo Beach, FL	2.0	2.0	1125	$2,325	$2.07	5d	2	1.37mi
310 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1673	$2,150	$1.29	24d	1	1.46mi
1028 Apollo Beach Blvd Apollo Beach, FL	2.0	2.0	1084	$1,812	$1.67	13d	1	1.46mi
299 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1802	$2,150	$1.19	11d	1	1.49mi
299 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1758	$2,150	$1.22	24d	1	1.49mi
6808 Cambridge Park Dr Apollo Beach, FL	3.0	2.0	1858	$2,350	$1.26	18d	1	1.49mi
6316 Lake Sunrise Dr Apollo Beach, FL	4.0	2.0	1809	$3,200	$1.77	14d	1	1.49mi
6316 Lake Sunrise Dr Apollo Beach, FL	4.0	2.0	1809	$3,300	$1.82	24d	1	1.49mi

HOA detail condo

• Monthly dues: $242 · $2,904/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $155,000 Active 189 DOM
2. 2026-06-17
   days on market $155,000 Active 188 DOM
3. 2026-06-16
   days on market $155,000 Active 187 DOM
4. 2026-06-15
   days on market $155,000 Active 186 DOM
5. 2026-06-13
   days on market $155,000 Active 184 DOM
6. 2026-06-13
   days on market $155,000 Active 183 DOM
7. 2026-06-09
   days on market $155,000 Active 180 DOM
8. 2026-06-08
   days on market $155,000 Active 179 DOM
9. 2026-06-07
   days on market $155,000 Active 178 DOM
10. 2026-06-04
    days on market $155,000 Active 175 DOM
11. 2026-06-03
    days on market $155,000 Active 174 DOM
12. 2026-06-02
    days on market $155,000 Active 173 DOM
13. 2026-06-01
    days on market $155,000 Active 172 DOM
14. 2026-05-31
    days on market $155,000 Active 171 DOM
15. 2026-05-13
    price $155,000 1981-char remark

    Show marketing remark (1981 chars)

    * * * * VALUE PRICED * * * * Welcome to Caribbean Isles Residential Cooperative, a 55+, Waterfront, Resident Owned Community that stands out from many. This 3 Bed, 2 ½ Bath home offers an array of features for comfortable living. Some of the features include vaulted ceilings throughout, creating an airy and spacious atmosphere. The kitchen, with it's eat-in area, has plenty of room. The living room, versatile in function, can be utilized as a living room or an expansive dining area. The Florida Room is surrounded by windows for maximum natural light. The Primary Bedroom features an ensuite full bathroom, while the second primary bedroom includes a convenient ensuite ½ bath, making it an ideal space for guests, separate from the main living areas. A full bath in the hallway adds to the convenience. Recent upgrades include replacement of all floors, a AMS weather-lok roof-over system that has a Limited lifetime warranty. Beyond the house, explore the community's outstanding Resort Style Amenities. Outdoor enthusiasts will appreciate the kayak and boat launch facilities, with direct access to Tampa Bay through the canal system. Engage in friendly competition with bocce ball, shuffleboard courts, and horseshoes. The heated community pool offers year-round enjoyment. Indoors, the clubhouse beckons with a craft room and a spacious game room equipped with pool tables, card tables, an indoor bar, shuffleboard, and darts—perfect for fostering creativity and socializing. The community hosts a variety of activities throughout the year, from themed dinners to dances, ensuring there's always something exciting happening to suit your preferences. Centrally located between Tampa and Sarasota/Bradenton, this community offers easy access to an abundance of nearby activities. Beaches and amusement parks are just a day trip away. We extend a warm invitation for you to visit and discover why so many have chosen to call Caribbean Isles home.

16. 2026-01-06
    price $169,000 1981-char remark

    Show marketing remark (1981 chars)

    * * * * VALUE PRICED * * * * Welcome to Caribbean Isles Residential Cooperative, a 55+, Waterfront, Resident Owned Community that stands out from many. This 3 Bed, 2 ½ Bath home offers an array of features for comfortable living. Some of the features include vaulted ceilings throughout, creating an airy and spacious atmosphere. The kitchen, with it's eat-in area, has plenty of room. The living room, versatile in function, can be utilized as a living room or an expansive dining area. The Florida Room is surrounded by windows for maximum natural light. The Primary Bedroom features an ensuite full bathroom, while the second primary bedroom includes a convenient ensuite ½ bath, making it an ideal space for guests, separate from the main living areas. A full bath in the hallway adds to the convenience. Recent upgrades include replacement of all floors, a AMS weather-lok roof-over system that has a Limited lifetime warranty. Beyond the house, explore the community's outstanding Resort Style Amenities. Outdoor enthusiasts will appreciate the kayak and boat launch facilities, with direct access to Tampa Bay through the canal system. Engage in friendly competition with bocce ball, shuffleboard courts, and horseshoes. The heated community pool offers year-round enjoyment. Indoors, the clubhouse beckons with a craft room and a spacious game room equipped with pool tables, card tables, an indoor bar, shuffleboard, and darts—perfect for fostering creativity and socializing. The community hosts a variety of activities throughout the year, from themed dinners to dances, ensuring there's always something exciting happening to suit your preferences. Centrally located between Tampa and Sarasota/Bradenton, this community offers easy access to an abundance of nearby activities. Beaches and amusement parks are just a day trip away. We extend a warm invitation for you to visit and discover why so many have chosen to call Caribbean Isles home.

17. 2025-12-11
    listed $165,000 Active 1981-char remark

    Show marketing remark (1981 chars)

    * * * * VALUE PRICED * * * * Welcome to Caribbean Isles Residential Cooperative, a 55+, Waterfront, Resident Owned Community that stands out from many. This 3 Bed, 2 ½ Bath home offers an array of features for comfortable living. Some of the features include vaulted ceilings throughout, creating an airy and spacious atmosphere. The kitchen, with it's eat-in area, has plenty of room. The living room, versatile in function, can be utilized as a living room or an expansive dining area. The Florida Room is surrounded by windows for maximum natural light. The Primary Bedroom features an ensuite full bathroom, while the second primary bedroom includes a convenient ensuite ½ bath, making it an ideal space for guests, separate from the main living areas. A full bath in the hallway adds to the convenience. Recent upgrades include replacement of all floors, a AMS weather-lok roof-over system that has a Limited lifetime warranty. Beyond the house, explore the community's outstanding Resort Style Amenities. Outdoor enthusiasts will appreciate the kayak and boat launch facilities, with direct access to Tampa Bay through the canal system. Engage in friendly competition with bocce ball, shuffleboard courts, and horseshoes. The heated community pool offers year-round enjoyment. Indoors, the clubhouse beckons with a craft room and a spacious game room equipped with pool tables, card tables, an indoor bar, shuffleboard, and darts—perfect for fostering creativity and socializing. The community hosts a variety of activities throughout the year, from themed dinners to dances, ensuring there's always something exciting happening to suit your preferences. Centrally located between Tampa and Sarasota/Bradenton, this community offers easy access to an abundance of nearby activities. Beaches and amusement parks are just a day trip away. We extend a warm invitation for you to visit and discover why so many have chosen to call Caribbean Isles home.

18. 2025-09-26
    historical
19. 2025-03-31
    price $199,900
20. 2025-03-13
    price $210,000
21. 2024-11-30
    price $219,900
22. 2024-11-22
    listed $229,900 Active
23. 2024-07-24
    historical
24. 2024-03-14
    listed $219,900 Active

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$495/yr (+$41/mo · 62.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $28,154
• − Mortgage interest: −$8,682
• − Property taxes: −$791
• − Insurance: −$5,894
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$2,904
• − Depreciation: −$4,509
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,690/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: Hillsborough
• NCES district ID: 1200870
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $50,622
• Composite: 41.6/100
• National rank: #3435
• State rank: #41 of 73 in FL

Livability — Apollo Beach

• Score: 72/100
• State rank: #333
• US rank: #5784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apollo Beach, FL
• County: Hillsborough County · 1,540,968 people
• City population: 26,495
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 26,495
• Household income: $122,130
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 381.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 1,607,022 people
• By 2030: 1,733,968 · +7.9%
• By 2040: 1,979,565 · +23.2%
• By 2050: 2,203,427 · +37.1%
• By 2075: 2,667,893 · +66.0%
• By 2100: 2,891,558 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Guatemala
• Languages at home: 86% English-only · Spanish 10% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 47.8% · R 50.9% · Other 1.3%
• 2008→2024 swing: -10.2pp toward R · 2008: 7.1pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+6.9 2016: D+6.8 2012: D+6.7 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -393.97%
• Current HPI: 300.9596
• Rent YoY: ▲ 3.36%
• 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

-29.5% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-22 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Listed $219,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $791 · +9.0% YoY. Source: county tax records.