13509 Park Blvd · Seminole, FL 33776

$1,255,000

5 bd · 5.0 ba · 3,580 sqft · SingleFamily public records · 237 Days on market

Built 2023 9,605 sqft lot Est $1095k · 15% over

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Why this score? — see what drove the F 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 +10.8/30.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +3.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Imagine your new coastal lifestyle in a brand new 5 bed 4.5 bath pool home that is just a short bike or golf cart ride away from the beach. Built by Paragon Elite with the highest level of craftsmanship and quality materials, this home offers an office/flex room and maid or in-law quarters with a separate entrance. The open floor plan is flooded with natural light through high-quality impact doors and windows. The kitchen is a chef’s dream with black stainless appliances and a huge island that provides plenty of seating. The spacious primary bedroom is located in the back of the home and offers a spa-like ensuite with walk-in rain head shower and double vanity. Enjoy a serene heated or chilled pool and spa that enlivens the ample outdoor entertaining space! This is a rare and wonderful opportunity to own brand-new construction that is ideally located close to shopping, restaurants, parks with trails, great schools, a public boat launch and Gulf Coast Beaches! This listing includes virtually staged photos by an interior designer.

Key facts

• Open floor plan
• Office flex room
• Newly built

Tags

• NEWLY BUILT
• POOL AND SPA
• OFFICE FLEX ROOM
• IN LAW QUARTERS
• OPEN FLOOR PLAN
• NATURAL LIGHT

Property features AI

Finance

• Other: Residential property with no CDD; Living area about 3,580 sq ft (public records); Building area about 4,063 sq ft (public records)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Phone available; Sewer connected
• Home design: Single family residence; New construction; One story; Faces south
• Construction: Stucco construction; Tile roof; Built by Paragon Elite; Completed condition; Slab foundation; Built on approximately 0.22 acres
• Exterior features: Lighting; Sidewalk; Sliding doors; Vinyl fencing; In-ground private pool with spa; Irrigation equipment; Paved road access; Lot dimensions approximately 83 x 115

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Range; Refrigerator; Stone and solid surface counters
• Bedrooms: 5 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Solid surface counters; Stone counters; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-573 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.15M (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.01M (19.5% below list).
• Recommended offer: $1.01M (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% 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.
• Zoned schools: Bauder Elementary School (math 80% / reading 73%, grade A, #185 of 2,144 statewide, top 9%, 644 students, 28% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL).
• Market conditions: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $9k of loan paydown is wiped out by about $38k 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 237 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $978k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $1,009,798 (19.5% 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 237 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $1,095,480
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7890 134th St	0.03mi	4/3.5 (-1)	3,389 (-5%)	2mo	$1,345,000	$397	77
8094 Cottonwood Ct	0.19mi	4/4.0 (-1)	3,898 (+9%)	3mo	$1,205,000	$309	65
7352 Hunt Club Ln	0.33mi	4/3.5 (-1)	3,609 (+1%)	12mo	$1,150,000	$319	62
13545 Park Blvd	0.06mi	5/4.5	4,017 (+12%)	20mo	$1,230,000	$306	58
13957 80th Ave	0.39mi	4/3.5 (-1)	3,226 (-10%)	10mo	$810,000	$251	46
13924 Oak Forest Blvd S	0.36mi	5/3.5	3,080 (-14%)	14mo	$940,000	$305	43
8263 132nd St	0.42mi	5/3.0	3,131 (-12%)	12mo	$804,000	$257	42

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-239,778
• Equity at exit: $187,125

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-255,470
• Equity at exit: $108,509

Cash invested: $351,400 (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 33776

• Active inventory: 146
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $10,098 medium
• Mortgage (P&I): −$6,581
• Tax from tax record: −$1,446 /mo · $17,353/yr
• Insurance: −$523
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,121
• Net cashflow: $-573

Break-even live

Break-even rent $10,823

Max offer price $1,153,787

Occupancy floor —

Sensitivity live

Price	-10% $137	-5% $-218	+0% $-573	+5% $-928	+10% $-1,283
Rent	-10% $-1,371	-5% $-972	+0% $-573	+5% $-174	+10% $225
Rate	-1.0pp $59	-0.5pp $-254	base $-573	+0.5pp $-898	+1.0pp $-1,229

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: $313,750
• Closing costs: $37,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	5d	1	0.47mi
14323 83rd Pl N Unit 1471180P Seminole, FL	4.0	3.0	2895	$13,452	$4.65	23d	1	0.83mi
17810 Lee Ave Redington Shores, FL	4.0	4.0	3160	$18,000	$5.70	25d	1	1.18mi

Listing history 25 events

1. 2026-06-18
   days on market $1,255,000 Active 237 DOM
2. 2026-06-17
   days on market $1,255,000 Active 236 DOM
3. 2026-06-16
   days on market $1,255,000 Active 235 DOM
4. 2026-06-15
   days on market $1,255,000 Active 234 DOM
5. 2026-06-13
   days on market $1,255,000 Active 232 DOM
6. 2026-06-09
   days on market $1,255,000 Active 228 DOM
7. 2026-06-08
   days on market $1,255,000 Active 227 DOM
8. 2026-06-07
   days on market $1,255,000 Active 226 DOM
9. 2026-06-04
   days on market $1,255,000 Active 223 DOM
10. 2026-06-03
    days on market $1,255,000 Active 222 DOM
11. 2026-06-01
    days on market $1,255,000 Active 220 DOM
12. 2026-05-31
    days on market $1,255,000 Active 219 DOM
13. 2026-01-12
    price $1,255,000
14. 2025-12-27
    status Active
15. 2025-12-05
    status Pending
16. 2025-10-02
    listed $1,225,000 Active
17. 2024-01-30
    soldstatus $978,500 Closed 1099-char remark

    Show marketing remark (1099 chars)

    One or more photo(s) has been virtually staged. Imagine your new coastal lifestyle in a brand new 5 bed 4.5 bath pool home that is just a short bike or golf cart ride away from the beach. Built by Paragon Elite with the highest level of craftsmanship and quality materials, this home offers an office/flex room and maid or in-law quarters with a separate entrance. The open floor plan is flooded with natural light through high-quality impact doors and windows. The kitchen is a chef’s dream with black stainless appliances and a huge island that provides plenty of seating. The spacious primary bedroom is located in the back of the home and offers a spa-like ensuite with walk-in rain head shower and double vanity. Enjoy a serene heated or chilled pool and spa that enlivens the ample outdoor entertaining space! This is a rare and wonderful opportunity to own brand-new construction that is ideally located close to shopping, restaurants, parks with trails, great schools, a public boat launch and Gulf Coast Beaches! This listing includes virtually staged photos by an interior designer.

18. 2023-12-29
    status Pending 1099-char remark

    Show marketing remark (1099 chars)

    One or more photo(s) has been virtually staged. Imagine your new coastal lifestyle in a brand new 5 bed 4.5 bath pool home that is just a short bike or golf cart ride away from the beach. Built by Paragon Elite with the highest level of craftsmanship and quality materials, this home offers an office/flex room and maid or in-law quarters with a separate entrance. The open floor plan is flooded with natural light through high-quality impact doors and windows. The kitchen is a chef’s dream with black stainless appliances and a huge island that provides plenty of seating. The spacious primary bedroom is located in the back of the home and offers a spa-like ensuite with walk-in rain head shower and double vanity. Enjoy a serene heated or chilled pool and spa that enlivens the ample outdoor entertaining space! This is a rare and wonderful opportunity to own brand-new construction that is ideally located close to shopping, restaurants, parks with trails, great schools, a public boat launch and Gulf Coast Beaches! This listing includes virtually staged photos by an interior designer.

19. 2023-12-29
    status Pending

    Show marketing remark (1099 chars)

    One or more photo(s) has been virtually staged. Imagine your new coastal lifestyle in a brand new 5 bed 4.5 bath pool home that is just a short bike or golf cart ride away from the beach. Built by Paragon Elite with the highest level of craftsmanship and quality materials, this home offers an office/flex room and maid or in-law quarters with a separate entrance. The open floor plan is flooded with natural light through high-quality impact doors and windows. The kitchen is a chef’s dream with black stainless appliances and a huge island that provides plenty of seating. The spacious primary bedroom is located in the back of the home and offers a spa-like ensuite with walk-in rain head shower and double vanity. Enjoy a serene heated or chilled pool and spa that enlivens the ample outdoor entertaining space! This is a rare and wonderful opportunity to own brand-new construction that is ideally located close to shopping, restaurants, parks with trails, great schools, a public boat launch and Gulf Coast Beaches! This listing includes virtually staged photos by an interior designer.

20. 2023-12-27
    historical
21. 2023-12-20
    price $999,999

    Show marketing remark (1099 chars)

    One or more photo(s) has been virtually staged. Imagine your new coastal lifestyle in a brand new 5 bed 4.5 bath pool home that is just a short bike or golf cart ride away from the beach. Built by Paragon Elite with the highest level of craftsmanship and quality materials, this home offers an office/flex room and maid or in-law quarters with a separate entrance. The open floor plan is flooded with natural light through high-quality impact doors and windows. The kitchen is a chef’s dream with black stainless appliances and a huge island that provides plenty of seating. The spacious primary bedroom is located in the back of the home and offers a spa-like ensuite with walk-in rain head shower and double vanity. Enjoy a serene heated or chilled pool and spa that enlivens the ample outdoor entertaining space! This is a rare and wonderful opportunity to own brand-new construction that is ideally located close to shopping, restaurants, parks with trails, great schools, a public boat launch and Gulf Coast Beaches! This listing includes virtually staged photos by an interior designer.

22. 2023-12-20
    price $999,999 1099-char remark

    Show marketing remark (1099 chars)

    One or more photo(s) has been virtually staged. Imagine your new coastal lifestyle in a brand new 5 bed 4.5 bath pool home that is just a short bike or golf cart ride away from the beach. Built by Paragon Elite with the highest level of craftsmanship and quality materials, this home offers an office/flex room and maid or in-law quarters with a separate entrance. The open floor plan is flooded with natural light through high-quality impact doors and windows. The kitchen is a chef’s dream with black stainless appliances and a huge island that provides plenty of seating. The spacious primary bedroom is located in the back of the home and offers a spa-like ensuite with walk-in rain head shower and double vanity. Enjoy a serene heated or chilled pool and spa that enlivens the ample outdoor entertaining space! This is a rare and wonderful opportunity to own brand-new construction that is ideally located close to shopping, restaurants, parks with trails, great schools, a public boat launch and Gulf Coast Beaches! This listing includes virtually staged photos by an interior designer.

23. 2023-10-27
    listed $1,190,000 Active
24. 2023-09-05
    listed $1,190,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    One or more photo(s) has been virtually staged. Imagine your new coastal lifestyle in a brand new 5 bed 4.5 bath pool home that is just a short bike or golf cart ride away from the beach. Built by Paragon Elite with the highest level of craftsmanship and quality materials, this home offers an office/flex room and maid or in-law quarters with a separate entrance. The open floor plan is flooded with natural light through high-quality impact doors and windows. The kitchen is a chef’s dream with black stainless appliances and a huge island that provides plenty of seating. The spacious primary bedroom is located in the back of the home and offers a spa-like ensuite with walk-in rain head shower and double vanity. Enjoy a serene heated or chilled pool and spa that enlivens the ample outdoor entertaining space! This is a rare and wonderful opportunity to own brand-new construction that is ideally located close to shopping, restaurants, parks with trails, great schools, a public boat launch and Gulf Coast Beaches! This listing includes virtually staged photos by an interior designer.

25. 2022-05-07
    soldstatus $235,000

ⓘ 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: $17,353 · $1,446/mo
• Projected year-2 tax: $17,353 · $1,446/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $121,176
• − Mortgage interest: −$70,300
• − Property taxes: −$17,353
• − Insurance: −$6,275
• − Repairs & maintenance: −$9,694
• − Management: −$9,694
• − Depreciation: −$36,509
• Taxable loss: −$28,649
• Est. tax savings @ 24.0%: +$6,876
• After-tax cash flow: $0/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

+434.0% since first listed

13 events — show timeline

• 2026-01-12 Price Changed $1,255,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listed $1,225,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-30 Sold (MLS) $978,500 Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-20 Price Changed $999,999 Stellar MLS as Distributed by MLS Grid
• 2023-12-20 Price Changed $999,999 Stellar MLS as Distributed by MLS Grid
• 2023-10-27 Listed $1,190,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-05 Listed $1,190,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-07 Sold (Public Records) $235,000 Public Records

Property tax history

+61.6%/yr

Latest (2025): $17,353 · +15.0% YoY. Source: county tax records.