14140 88th Ave · Indian Shores, FL 33776

$279,900

2 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 147 Days on market

Built 1969 6,726 sqft lot Est $421k · 34% under $251/mo HOA · 9% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come and see this home that needs some updating so you can remodel your way. The AC is newer and there has been a recent 4 point inspection. There is a large Florida room so you can enjoy the warm tropical breezes. Large dogs are OK, 55+

Key facts

• Newer ac
• Florida room
• 6,726 sq ft lot

Tags

• FLORIDA ROOM
• NEWER AC

Property features AI

Finance

• Other: Total acreage approximately 0.15 acre
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $251 (association approval required); Association name: Pat Scherer; Pets allowed (max 60 lbs); Senior community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single Family Residence; One story; Facing East; Residential property
• Construction: Block construction; Tile roof; Slab foundation; Built on one level
• Exterior features: Awning(s); Asphalt road access

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-16 ($-194/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (1.0% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 1.1% in Indian Shores — 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 76/100 on livability (#234 in FL, #3,685 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• 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 Middle School (math 55% / reading 53%, grade B-, #196 of 571 statewide, top 36%, 824 students, 49% FRL); Richard O Jacobson Technical High School At Seminole (math 52% / reading 53%, grade C-, #154 of 667 statewide, top 24%, 578 students, 45% FRL).
• Market conditions: 146 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2k of loan paydown is wiped out by about $8k 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 147 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $53k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $246,312 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 1.01% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $421,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8977 140th Way	0.15mi	2/2.0	1,303 (+5%)	1mo	$339,000	$260	84
9024 140th Way	0.19mi	2/2.0	1,259 (+1%)	7mo	$425,000	$338	84
13961 86th Ave	0.21mi	2/2.0	1,147 (-8%)	3mo	$445,000	$388	74
14609 Loridawn Dr #4	0.51mi	2/2.0	1,205 (-3%)	4mo	$535,000	$444	68
13963 Trinidad Dr	0.71mi	2/2.0	1,256 (+1%)	3mo	$359,999	$287	63
13840 94th Ave	0.46mi	2/2.0	1,396 (+12%)	2mo	$385,000	$276	57
13958 Antigua Dr	0.59mi	2/2.0	1,331 (+7%)	8mo	$461,000	$346	54
13924 Barbados Dr	0.65mi	2/2.0	1,145 (-8%)	4mo	$399,000	$348	53
13880 Dominica Dr	0.75mi	3/2.0 (+1)	1,272 (+2%)	5mo	$499,900	$393	52
9131 136th Way	0.47mi	3/2.0 (+1)	1,388 (+11%)	8mo	$460,000	$331	48
13434 Ridgeland Dr	0.62mi	2/1.0	1,117 (-10%)	6mo	$330,000	$295	45
13725 Bermuda Dr	0.61mi	3/2.0 (+1)	1,407 (+13%)	5mo	$460,000	$327	41

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-46,146
• Equity at exit: $41,734

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-40,530
• Equity at exit: $24,201

Cash invested: $78,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,838 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$423 /mo · $5,072/yr
• Insurance: −$117
• HOA: −$251
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-16

Break-even live

Break-even rent $2,858

Max offer price $277,038

Occupancy floor 96%

Sensitivity live

Price	-10% $142	-5% $63	+0% $-16	+5% $-95	+10% $-175
Rent	-10% $-240	-5% $-128	+0% $-16	+5% $96	+10% $208
Rate	-1.0pp $125	-0.5pp $55	base $-16	+0.5pp $-89	+1.0pp $-163

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13925 Mission Oaks Blvd #13714 Seminole, FL	2.0	2.0	865	$2,200	$2.54	26d	1	0.26mi
9262 140th Ln Seminole, FL	2.0	2.0	1402	$4,500	$3.21	6d	1	0.33mi
13827 Mission Oaks Blvd Seminole, FL	2.0	2.0	865	$2,400	$2.77	26d	1	0.35mi
13850 Oakwood Ln Seminole, FL	2.0	1.0	805	$1,400	$1.74	4d	1	0.35mi
9224 Mission Oaks Blvd Seminole, FL	2.0	1.5	805	$1,800	$2.24	26d	1	0.35mi
13870 Oakwood Ln Seminole, FL	2.0	2.0	865	$2,600	$3.01	6d	1	0.39mi
9433 Harbor Greens Way #504 Seminole, FL	2.0	2.0	1200	$2,500	$2.08	6d	1	0.40mi
13788 84th Ter Seminole, FL	3.0	2.0	1330	$2,850	$2.14	26d	1	0.42mi
19451 Gulf Blvd #604 Indian Shores, FL	1.0	1.0	725	$2,000	$2.76	6d	1	0.49mi
13610 87th Pl Seminole, FL	3.0	2.0	1216	$2,195	$1.81	18d	1	0.50mi
19111 Vista Bay Dr #612 Indian Shores, FL	2.0	2.0	1265	$6,000	$4.74	4d	1	0.58mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1265	$4,550	$3.60	5d	2	0.58mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1310	$4,200	$3.21	26d	3	0.58mi
19610 Gulf Blvd #101 Indian Shores, FL	2.0	2.0	1100	$3,000	$2.73	26d	1	0.71mi
19829 Gulf Blvd Indian Shores, FL	2.0	2.0	1400	$3,350	$2.39	9d	1	0.99mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	6d	1	1.10mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	26d	1	1.12mi
10350 Imperial Point Dr W #10 Largo, FL	1.0	1.0	815	$1,550	$1.90	4d	1	1.12mi
10351 Regal Dr Largo, FL	1.0	1.0–1.5	837	$1,625	$1.94	0d	2	1.14mi
10216 Regal Dr #201 Largo, FL	2.0	2.0	1100	$2,000	$1.82	16d	1	1.14mi
12932 81st Ave Seminole, FL	3.0	2.0	1207	$2,600	$2.15	26d	1	1.20mi
18304 Gulf Blvd Redington Shores, FL	2.0	2.0	1025	$3,025	$2.95	0d	2	1.21mi
18304 Gulf Blvd Redington Shores, FL	2.0	2.0	1025	$3,350	$3.27	9d	1	1.21mi
12644 81st Ter Seminole, FL	3.0	2.0	1426	$2,590	$1.82	26d	1	1.39mi
18015 2nd St E Redington Shores, FL	2.0	1.0	875	$2,800	$3.20	6d	1	1.41mi
18011 1st St E Unit 18011 Redington Shores, FL	2.0	1.0	925	$1,750	$1.89	26d	1	1.41mi
730 182nd Ave E Redington Shores, FL	1.0	1.0	850	$2,300	$2.71	26d	1	1.41mi
18007 Gulf Blvd Unit A Redington Shores, FL	2.0	1.0	900	$1,725	$1.92	9d	1	1.42mi
18007 Gulf Blvd Unit A Redington Shores, FL	2.0	1.0	900	$1,725	$1.92	19d	1	1.42mi
17980 Gulf Blvd #402 Redington Shores, FL	2.0	2.0	1220	$8,500	$6.97	26d	1	1.46mi
17980 Gulf Blvd Unit 1546267P Redington Shores, FL	2.0	2.0	1399	$7,517	$5.37	21d	1	1.46mi
17960 Gulf Blvd #101 Redington Shores, FL	1.0	1.5	780	$2,700	$3.46	26d	1	1.49mi

HOA detail

• Monthly dues: $251 · $3,012/yr

Listing history 17 events

1. 2026-06-22
   days on market $279,900 Active 147 DOM
2. 2026-06-18
   days on market $279,900 Active 144 DOM
3. 2026-06-17
   pricedays on market $279,900 Active 143 DOM
4. 2026-06-16
   days on market $309,900 Active 142 DOM
5. 2026-06-15
   days on market $309,900 Active 141 DOM
6. 2026-06-13
   days on market $309,900 Active 139 DOM
7. 2026-06-09
   days on market $309,900 Active 135 DOM
8. 2026-06-08
   days on market $309,900 Active 134 DOM
9. 2026-06-07
   days on market $309,900 Active 133 DOM
10. 2026-06-04
    days on market $309,900 Active 130 DOM
11. 2026-06-03
    days on market $309,900 Active 129 DOM
12. 2026-06-01
    days on market $309,900 Active 127 DOM
13. 2026-05-31
    days on market $309,900 Active 126 DOM
14. 2026-03-27
    price $309,900
15. 2026-02-09
    historical $2,200
16. 2026-01-25
    listed $333,333 Active
17. 2026-01-07
    listed $2,200

ⓘ 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: $5,072 · $423/mo
• Projected year-2 tax: $5,072 · $423/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,054
• − Mortgage interest: −$15,679
• − Property taxes: −$5,072
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − HOA: −$3,012
• − Depreciation: −$8,143
• Taxable loss: −$4,699
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $933/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 — Indian Shores

• Score: 76/100
• State rank: #234
• US rank: #3685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+13986.4% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $309,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Rental Removed $2,200 Avail
• 2026-01-25 Listed $333,333 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed for Rent $2,200 Avail

Property tax history

+7.2%/yr

Latest (2025): $5,072 · +7.5% YoY. Source: county tax records.