1250 S Pinellas Ave #804 · Tarpon Springs, FL 34689

$79,900

1 bd · 1.0 ba · 565 sqft · Condo public records · 68 Days on market

Built 1974 $327/mo HOA · 23% of rent ↓ 32% 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Florida Condo in Active Community | Tennis, Shuffleboard & More! Welcome to this bright and well-maintained condo nestled within a beautifully landscaped, amenity-rich community in the heart of Florida. Featuring warm laminate wood flooring throughout, this spacious unit offers an open and airy feel with plenty of natural light streaming through large windows dressed with classic vertical blinds. The open-concept living area flows seamlessly into a pass-through kitchen, complete with ample cabinetry, laminate countertops, a double basin sink, electric range, and full-size refrigerator — everything you need in a functional and comfortable space. A built-in Murphy bed wi

Key facts

• Shuffleboard courts
• Honeywell thermostat
• Tennis courts

Tags

• TENNIS COURTS
• SHUFFLEBOARD COURTS
• LUSH MANICURED GROUNDS
• BUILT-IN MURPHY BED
• PASS-THROUGH KITCHEN
• HONEYWELL THERMOSTAT

Property features AI

Finance

• Other: Condominium association: Condominium Associates | Windy Darby
• Financial info: Total monthly fees $327.96 (total annual fees $3,935.52); Lease restrictions apply
• HOA & community: Monthly association fee of $327.96; Association amenities include clubhouse, fitness center, laundry, pool, shuffleboard court, tennis courts; Association fee covers cable TV, common area taxes, pool, escrow reserves, insurance, internet, building and grounds maintenance, management, recreational facilities, sewer, trash, and water; Association approval required; Senior community; Pets allowed (cats and dogs, with limits); Community features include deed restrictions, sidewalks, and street lights

Exterior

• Parking: Reserved parking
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available; Phone available; Public utilities available
• Home design: Residential condominium; Attached property; One story; Faces south; Lower-floor unit (floor 1)
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Completed condition
• Exterior features: Porch; Sidewalk; Near public transit; Paved access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Thermostat
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.3% in Tarpon Springs — 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 68/100 on livability (#502 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment C-, amenities F, commute 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: Sunset Hills Elementary School (math 72% / reading 72%, grade A-, #288 of 2,144 statewide, top 15%, 451 students, 52% FRL); Tarpon Springs Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 644 students, 50% FRL); Tarpon Springs High School (math 30% / reading 47%, grade F, #321 of 667 statewide, top 49%, 1,139 students, 46% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 404 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $552 of loan paydown is wiped out by about $2k 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 68 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: HOA is 23% of rent.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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: 1.77% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.83×
• Total profit: $-3,843
• Equity at exit: $11,913

10-year hold

• IRR: -1.3%
• Equity multiple: 0.93×
• Total profit: $-1,621
• Equity at exit: $6,908

Cash invested: $22,372 (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 34689

• Rents YoY: -1.2%
• Active inventory: 404
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$419
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$33
• HOA: −$327
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $204

Break-even live

Break-even rent $1,155

Max offer price $79,900

Occupancy floor 81%

Sensitivity live

Price	-10% $249	-5% $227	+0% $204	+5% $182	+10% $159
Rent	-10% $93	-5% $148	+0% $204	+5% $260	+10% $316
Rate	-1.0pp $244	-0.5pp $224	base $204	+0.5pp $183	+1.0pp $162

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 S Pinellas Ave #504 Tarpon Springs, FL	1.0	1.0	565	$1,099	$1.95	26d	1	0.06mi
812 Bayou Ave Unit B Tarpon Springs, FL	1.0	1.0	675	$1,450	$2.15	26d	1	0.26mi
1185 S Pinellas Ave Tarpon Springs, FL	1.0–3.0	1.0–2.0	1013	$1,572	$1.55	0d	20	0.27mi
101 W Lemon St Apt 3 Tarpon Springs, FL	1.0	1.0	650	$1,350	$2.08	23d	1	0.55mi
101 W Lemon St Unit 4 Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	16d	1	0.55mi
101 W Lemon St Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	6d	1	0.55mi
105 S Spring Blvd Unit 10 Tarpon Springs, FL	1.0	1.0	700	$1,350	$1.93	26d	1	0.60mi
542 Division St Tarpon Springs, FL	2.0	1.0	629	$1,400	$2.23	13d	1	1.01mi
606 Cross St Tarpon Springs, FL	1.0	1.0	551	$1,450	$2.63	3d	1	1.18mi
825 Cypress St Tarpon Springs, FL	1.0–2.0	1.0	750	$1,284	$1.71	0d	6	1.36mi

HOA detail condo

• Monthly dues: $327 · $3,924/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $79,900 Active 68 DOM
2. 2026-06-18
   days on market $79,900 Active 65 DOM
3. 2026-06-17
   days on market $79,900 Active 64 DOM
4. 2026-06-16
   days on market $79,900 Active 63 DOM
5. 2026-06-15
   days on market $79,900 Active 62 DOM
6. 2026-06-13
   days on market $79,900 Active 60 DOM
7. 2026-06-09
   days on market $79,900 Active 56 DOM
8. 2026-06-08
   days on market $79,900 Active 55 DOM
9. 2026-06-07
   days on market $79,900 Active 54 DOM
10. 2026-06-04
    days on market $79,900 Active 51 DOM
11. 2026-06-03
    days on market $79,900 Active 50 DOM
12. 2026-06-01
    days on market $79,900 Active 48 DOM
13. 2026-05-31
    days on market $79,900 Active 47 DOM
14. 2026-05-23
    price $79,900
15. 2026-05-01
    price $83,900
16. 2026-04-23
    price $85,777
17. 2026-04-23
    status Active
18. 2026-04-10
    status Pending
19. 2026-04-01
    listed $83,900 Active
20. 2026-03-31
    historical
21. 2026-03-12
    price $80,000
22. 2026-01-07
    price $99,900
23. 2025-09-25
    listed $118,000 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: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,958
• − Mortgage interest: −$4,476
• − Property taxes: −$1,595
• − Insurance: −$400
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − HOA: −$3,924
• − Depreciation: −$2,324
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,084/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 — Tarpon Springs

• Score: 68/100
• State rank: #502
• US rank: #9244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarpon Springs, FL
• County: Pinellas County · 939,478 people
• City population: 27,324
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,324
• Household income: $74,854
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 721.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 6% Spanish 6% French/Haitian/Cajun 1%

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: ▼ -300.96%
• Current HPI: 303.7434
• Rent YoY: ▼ -1.16%
• 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

-32.3% since first listed

10 events — show timeline

• 2026-05-23 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $83,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $85,777 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $83,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Listed $118,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $1,595 · +1623.4% YoY. Source: county tax records.