8681 Bardmoor Blvd Unit 304C · Bardmoor, FL 33777

$119,500

1 bd · 1.0 ba · 752 sqft · Condo public records · 264 Days on market

Built 1975 $551/mo HOA · 31% of rent

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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).

• Cash flow +19.7/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

EASY FLORIDA LIVING AWAITS in this TOP FLOOR CONDO located in the HIGHLY SOUGHT AFTER COMMUNITY of CORDOVA GREENS! From the assigned, covered carport (#604). .. which oh by the way is the closest parking space to the elevator…head up to the 3rd floor, across the walkway and into the unit. Easy! (Note: the condo door is marked 604). Inside you will find a clean, comfortable condo with a layout that makes great use of its 752sf living space, plus a private, south facing (enjoy the winter sun), screened balcony with peaceful pool and greenspace views. Plantation shutters throughout for an added touch. The full size washer and dryer (included in the sale) is located in the laundry closet

Key facts

• Peaceful pool views
• South facing balcony
• Screened balcony

Tags

• TOP FLOOR CONDO
• SOUTH FACING BALCONY
• SCREENED BALCONY
• PEACEFUL POOL VIEWS
• PLANTATION SHUTTERS
• FULL SIZE WASHER AND DRYER

Property features AI

Finance

• Other: Condo land included; Unit is unfurnished; Third-party listing indicated
• Financial info: Lease restrictions apply; Total monthly fees shown correspond to HOA dues
• HOA & community: Monthly HOA fee of $551.51 (includes cable TV, pool, insurance, internet, structure and grounds maintenance, management, pest control, private road, sewer, trash, water); Buyer approval required by association; Association approval required; Community pool; Deed restrictions; Pets allowed (max 30 lbs); Association: Westcoast Management

Exterior

• Parking: Assigned parking; Covered parking; Guest parking; 1-car carport
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; One-level unit; Faces north; Floor 3
• Construction: Concrete construction; Other roof type; Slab foundation; Built as part of a multi-story building (3 stories total)
• Exterior features: Covered, screened patio/porch; Balcony; Rain gutters; Near public transit; In county

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (located on 3rd floor)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closet(s); Window treatments; Building elevator
• Laundry & utility: Washer; Dryer; Laundry closet (inside unit)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.5% in Bardmoor — 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 79/100 on livability (#141 in FL, #2,118 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities 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: Bardmoor Elementary School (math 42% / reading 37%, grade F, #1,513 of 2,144 statewide, top 73%, 449 students, 60% FRL); Dixie M. Hollins High School (math 30% / reading 40%, grade F, #379 of 667 statewide, top 58%, 1,822 students, 56% FRL).
• Zoned-school proficiency averages 37% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 194 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $826 of loan paydown is wiped out by about $4k 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 264 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $120k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-14,689
• Equity at exit: $17,818

10-year hold

• IRR: -10.5%
• Equity multiple: 0.47×
• Total profit: $-17,767
• Equity at exit: $10,332

Cash invested: $33,460 (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 33777

• Rents YoY: 0.4%
• Active inventory: 194
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$627
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$50
• HOA: −$551
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $140

Break-even live

Break-even rent $1,608

Max offer price $119,500

Occupancy floor 87%

Sensitivity live

Price	-10% $208	-5% $174	+0% $140	+5% $106	+10% $72
Rent	-10% $-1	-5% $69	+0% $140	+5% $210	+10% $281
Rate	-1.0pp $200	-0.5pp $170	base $140	+0.5pp $109	+1.0pp $77

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8703 Bardmoor Blvd #201 Seminole, FL	2.0	2.0	1075	$3,000	$2.79	25d	1	0.03mi
2103 Cordova Grn Unit 2103 Seminole, FL	1.0	1.0	775	$1,500	$1.94	25d	1	0.09mi
8800 Bardmoor Blvd Seminole, FL	1.0–2.0	1.5–2.5	1045	$1,590	$1.52	13d	2	0.11mi
9700 Starkey Rd #322 Seminole, FL	1.0	1.0	700	$1,499	$2.14	22d	1	0.21mi
8372 Candlewood Rd Seminole, FL	1.0	1.0	850	$1,650	$1.94	25d	1	0.29mi
9992 86th St Seminole, FL	2.0	2.0	945	$1,900	$2.01	5d	1	0.36mi
8304 Bardmoor Blvd #104 Seminole, FL	1.0	1.0	700	$1,599	$2.28	5d	1	0.45mi
9563 Lynn Ln Seminole, FL	2.0	1.0	960	$1,495	$1.56	17d	1	0.50mi
9435 Lynn Ln Unit B Seminole, FL	2.0	1.0	960	$1,495	$1.56	25d	1	0.52mi
8303 Bardmoor Blvd Seminole, FL	2.0	1.0	880	$1,850	$2.10	13d	1	0.58mi
8303 Bardmoor Blvd #105 Seminole, FL	2.0	1.0	880	$1,800	$2.05	25d	1	0.59mi
7701 Starkey Rd Largo, FL	1.0	1.0	615	$1,600	$2.60	15d	5	1.30mi
7770 Starkey Rd Seminole, FL	2.0	1.0	1035	$1,538	$1.49	2d	4	1.32mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	25d	1	1.34mi

HOA detail condo

• Monthly dues: $551 · $6,612/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $119,500 Active 264 DOM
2. 2026-06-17
   days on market $119,500 Active 263 DOM
3. 2026-06-16
   days on market $119,500 Active 262 DOM
4. 2026-06-15
   days on market $119,500 Active 261 DOM
5. 2026-06-13
   days on market $119,500 Active 259 DOM
6. 2026-06-09
   days on market $119,500 Active 255 DOM
7. 2026-06-08
   days on market $119,500 Active 254 DOM
8. 2026-06-07
   days on market $119,500 Active 253 DOM
9. 2026-06-04
   days on market $119,500 Active 250 DOM
10. 2026-06-03
    days on market $119,500 Active 249 DOM
11. 2026-06-01
    days on market $119,500 Active 247 DOM
12. 2026-05-31
    days on market $119,500 Active 246 DOM
13. 2026-05-15
    price $119,500
14. 2026-01-31
    price $127,000
15. 2026-01-15
    price $129,000
16. 2025-11-18
    price $134,000
17. 2025-09-27
    listed $139,000 Active
18. 1999-07-01
    soldstatus $39,100
19. 1990-10-12
    soldstatus $44,000

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$475/yr (+$40/mo · 92.1%)

ⓘ 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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $21,424
• − Mortgage interest: −$6,694
• − Property taxes: −$516
• − Insurance: −$598
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$6,612
• − Depreciation: −$3,476
• Taxable income: $100
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,655/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 — Bardmoor

• Score: 79/100
• State rank: #141
• US rank: #2118

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bardmoor, FL
• County: Pinellas County · 939,478 people
• City population: 18,276
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 18,582
• Household income: $86,375
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 295.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Two or more races 10% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 9% Russian/Polish/Slavic 2% Vietnamese 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: ▼ -434.44%
• Current HPI: 306.9614
• Rent YoY: ▲ 0.41%
• 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

+171.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Price Changed $127,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $134,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 1999-07-01 Sold (Public Records) $39,100 Public Records
• 1990-10-12 Sold (Public Records) $44,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $516 · +6.0% YoY. Source: county tax records.