8555 112th St #106 · Seminole, FL 33772

$57,400

1 bd · 1.0 ba · 608 sqft · Condo public records · 304 Days on market

Built 1965 $570/mo HOA · 41% of rent ↓ 30% 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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT VACATION OR RENTAL PROPERTY. PRICED TO SELL. THE UNIT IS LOCATED ON THE GROUND FLOOR AND CLOSE TO THE LAUNDRY ROOM. EASY TO CARE FOR TILE FLOORS THRU OUT. CEILING FANS IN EVERY ROOM. PAINTED IN SOOTHING PASTEL COLORS. TONS OF STORAGE IN THE GALLEY KITCHEN. AND A SPACIOUS CLOSED IN PORCH ON THE BACK OF THE BUILDING. CLOSE TO SEMINOLE CITY CENTER FOR CONVENIENT SHOPPING AND DINING. FREE SHUTTLE BUS FOR TENANTS AND OWNERS 5 DAYS A WEEK. 4 MILES TO REDINGTON BEACH. BEAUTIFUL HEATED POOL AND SPA STEP AWAY FROM APARTMENT. LOTS OF PLANNED EVENTS AT THE PEACOCK CENTER . 55 + COMMUNITY. EASY ACCESS TO TWO MAJOR AIRPORTS. CALL FOR YOU APPOINTMENT TODAY.

Key facts

• Galley kitchen
• Ground floor
• Tons of storage

Tags

• GROUND FLOOR
• CLOSE TO LAUNDRY ROOM
• TONS OF STORAGE
• GALLEY KITCHEN
• SPACIOUS CLOSED IN PORCH
• CLOSE TO SEMINOLE CITY CENTER

Property features AI

Finance

• Other: Living area approximately 608 square feet; Unit on first floor; Unfurnished
• Financial info: Lease restrictions apply; Total annual fees: $6,850.20
• HOA & community: Monthly HOA fee of $570.85 covering sewer, trash and water; Association requires approval; On-site property manager; Community clubhouse and pool; Sidewalks in community; Senior community; Pets not allowed

Exterior

• Utilities: Public sewer; Cable available; Public utilities; Water source: None
• Home design: Residential condominium; Single-story (One level); Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as Building 4-A
• Exterior features: Rear screened porch; Sidewalks; Private maintained asphalt road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fan(s); Living room/dining room combo
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $57k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.8% 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.
• Market conditions: Rents flat; 207 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $397 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 304 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% 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 $50,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1965 — 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 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?
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: 2.44% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.73×
• Total profit: $-4,398
• Equity at exit: $8,559

10-year hold

• IRR: -9.6%
• Equity multiple: 0.58×
• Total profit: $-6,733
• Equity at exit: $4,963

Cash invested: $16,072 (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 33772

• Rents YoY: 0.1%
• Active inventory: 207
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$301
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$24
• HOA: −$570
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $133

Break-even live

Break-even rent $1,230

Max offer price $57,400

Occupancy floor 85%

Sensitivity live

Price	-10% $166	-5% $150	+0% $133	+5% $117	+10% $101
Rent	-10% $23	-5% $78	+0% $133	+5% $189	+10% $244
Rate	-1.0pp $162	-0.5pp $148	base $133	+0.5pp $119	+1.0pp $103

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: $14,350
• Closing costs: $1,722
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.03mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	24d	1	0.06mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.07mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,296	$1.41	2d	40	0.98mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$1,500	$1.81	4d	2	1.05mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$1,807	$1.59	2d	18	1.27mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	24d	1	1.39mi
10464 106th Ave N Unit 2 Largo, FL	1.0	1.0	500	$1,250	$2.50	14d	1	1.41mi
10464 106th Ave N Unit 2 Largo, FL	1.0	1.0	500	$1,200	$2.40	24d	1	1.41mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $57,400 Active 304 DOM
2. 2026-06-17
   days on market $57,400 Active 303 DOM
3. 2026-06-16
   days on market $57,400 Active 302 DOM
4. 2026-06-15
   days on market $57,400 Active 301 DOM
5. 2026-06-13
   days on market $57,400 Active 299 DOM
6. 2026-06-09
   days on market $57,400 Active 295 DOM
7. 2026-06-08
   days on market $57,400 Active 294 DOM
8. 2026-06-07
   days on market $57,400 Active 293 DOM
9. 2026-06-04
   pricedays on market $57,400 Active 290 DOM
10. 2026-06-03
    days on market $59,900 Active 289 DOM
11. 2026-06-01
    days on market $59,900 Active 287 DOM
12. 2026-05-31
    days on market $59,900 Active 286 DOM
13. 2026-05-04
    price $59,900
14. 2026-03-04
    price $64,900
15. 2025-12-19
    price $69,900
16. 2025-08-18
    listed $85,000 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: $926 · $77/mo
• Projected year-2 tax: $926 · $77/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 · 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: $16,792
• − Mortgage interest: −$3,215
• − Property taxes: −$926
• − Insurance: −$287
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$6,840
• − Depreciation: −$1,670
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $1,321/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

• Census place: Seminole, FL
• County: Pinellas County · 939,478 people
• City population: 42,315
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 23,733
• Household income: $73,586
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 720.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -485.84%
• Current HPI: 315.303
• Rent YoY: ▲ 0.10%
• 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

-29.5% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $85,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $926 · -20.7% YoY. Source: county tax records.