14212 84th Ter · Indian Shores, FL 33776

$720,000

5 bd · 3.0 ba · 2,974 sqft · SingleFamily public records · 10 Days on market

Built 1972 9,601 sqft lot Est $931k · 23% under ↓ 13% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Filled with timeless mid-century charm and lovingly maintained over the years, this Seminole home offers character, warmth, and endless potential in a highly desirable location. Priced below appraisal value and ready for your personal upgrades and vision, this property presents an incredible opportunity to make it your own. Ideally situated just minutes from the area’s beautiful Gulf beaches, shopping, dining, and everyday conveniences, this home is also located within sought-after school zones. Inside, you’ll find fresh interior paint throughout (2025), new vinyl flooring, and new carpet, creating a clean and inviting feel. Major updates include a new shingle roof (2025), offer

Key facts

• Spacious backyard
• New carpet
• New shingle roof

Tags

• MID-CENTURY CHARM
• HIGHLY DESIRABLE LOCATION
• NEW VINYL FLOORING
• NEW CARPET
• NEW SHINGLE ROOF
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Homestead exempt; Zoned R-2; Total living area reported as 2,974 square feet (building area 3,495); Lot size about 0.22 acres (0 to less than 1/4 acre); No waterfront; Unfurnished; Directions available
• HOA & community: No association; Street lights in community; Pets allowed: cats and dogs

Exterior

• Parking: Driveway; Ground-level attached garage with automatic opener; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available and connected
• Home design: Single family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Avanzini Builders
• Exterior features: Hurricane shutters; Chain link and vinyl fencing; Concrete road access; Lot dimensions approximately 80 x 120

Interior

• Kitchen: Built-in oven; Range; Dishwasher; Microwave; Garbage disposal
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Slate; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Open floor plan; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Laundry room with washer and electric dryer hookups; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $720k.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $720k).
• Cap rate 16.0% vs local median 0.3% 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: Oakhurst Elementary School (math 72% / reading 68%, grade A-, #345 of 2,144 statewide, top 17%, 664 students, 38% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k of loan paydown is wiped out by about $22k 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 $202k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $720,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.74%
• DSCR: 2.55
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $930,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14311 83rd Pl	0.08mi	5/3.0	2,932 (-1%)	13mo	$885,000	$302	83
14254 84th Ter	0.06mi	6/4.0 (+1)	2,783 (-6%)	1mo	$870,000	$313	77
14242 84th Ter	0.05mi	4/3.0 (-1)	3,076 (+3%)	13mo	$930,000	$302	76
14176 86th Ave	0.12mi	5/3.0	2,582 (-13%)	9mo	$665,000	$258	65
8240 144th Ln	0.15mi	6/3.0 (+1)	3,335 (+12%)	4mo	$849,000	$255	64
14265 85th Ave	0.09mi	4/3.0 (-1)	2,540 (-15%)	5mo	$745,000	$293	62
9221 Sea Oaks Ct	0.49mi	4/3.0 (-1)	3,104 (+4%)	5mo	$975,000	$314	60
13800 77th Ave	0.57mi	4/3.5 (-1)	2,908 (-2%)	5mo	$940,000	$323	58
13957 80th Ave	0.35mi	4/3.5 (-1)	3,226 (+8%)	10mo	$810,000	$251	55
8730 143rd St N	0.28mi	4/3.0 (-1)	3,333 (+12%)	14mo	$1,050,000	$315	50
13780 76th Ave	0.66mi	4/3.5 (-1)	2,692 (-10%)	6mo	$915,000	$340	41
7890 134th St	0.70mi	4/3.5 (-1)	3,389 (+14%)	2mo	$1,345,000	$397	35

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: 30.2%
• Equity multiple: 2.26×
• Total profit: $254,875
• Equity at exit: $107,354

10-year hold

• IRR: 37.5%
• Equity multiple: 4.47×
• Total profit: $699,744
• Equity at exit: $62,252

Cash invested: $201,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $12,827 high
• Mortgage (P&I): −$3,776
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,694
• Net cashflow: $5,837

Break-even live

Break-even rent $5,438

Max offer price $720,000

Occupancy floor 49%

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: $180,000
• Closing costs: $21,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14323 83rd Pl N Unit 1471180P Seminole, FL	4.0	3.0	2895	$13,452	$4.65	22d	1	0.14mi
7672 140th St Unit NA Seminole, FL	4.0	3.5	2840	$4,700	$1.65	4d	1	0.45mi
19138 Whispering Pines Dr Indian Shores, FL	4.0	3.0	2424	$8,000	$3.30	24d	1	0.48mi
19505 Gulf Blvd #304 Indian Shores, FL	4.0	2.5	2388	$15,000	$6.28	4d	1	0.61mi
9614 Tara Cay Ct Seminole, FL	4.0	4.0	2100	$2,850	$1.36	20d	1	0.90mi
9794 Indian Key Trl Unit 90 Seminole, FL	4.0	4.0	2174	$3,650	$1.68	24d	1	0.95mi
10075 West Bay St Seminole, FL	5.0	2.5	2043	$8,900	$4.36	24d	1	1.28mi
17810 Lee Ave Redington Shores, FL	4.0	4.0	3160	$18,000	$5.70	24d	1	1.48mi

Listing history 12 events

1. 2026-06-01
   status $720,000 Pending 10 DOM
2. 2026-05-31
   days on market $720,000 Active 10 DOM
3. 2026-05-21
   listed $720,000 Active
4. 2026-04-15
   historical
5. 2026-03-19
   status Active
6. 2026-03-06
   status Pending
7. 2026-01-01
   status Active
8. 2025-12-31
   historical
9. 2025-11-05
   price $725,000
10. 2025-10-11
    price $757,000
11. 2025-09-03
    price $795,000
12. 2025-08-11
    listed $830,000 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: $2,642 · $220/mo
• Projected year-2 tax: $5,976 · $498/mo
• Expected delta: +$3,334/yr (+$278/mo · 126.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 29 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: $153,920
• − Mortgage interest: −$40,331
• − Property taxes: −$2,642
• − Insurance: −$3,600
• − Repairs & maintenance: −$12,314
• − Management: −$12,314
• − Depreciation: −$20,945
• Taxable income: $61,774
• Est. tax owed @ 24.0%: −$14,826
• After-tax cash flow: $55,220/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

-13.3% since first listed

10 events — show timeline

• 2026-05-21 Listed $720,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $725,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-11 Price Changed $757,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $795,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-11 Listed $830,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.6%/yr

Latest (2025): $2,642 · -22.1% YoY. Source: county tax records.