11720 Park Blvd #302 · Seminole, FL 33772

$119,500

2 bd · 1.0 ba · 874 sqft · Condo public records · 118 Days on market

Built 1973 $525/mo HOA · 30% 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 +15.8/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

NO SPECIAL ASSESSMENTS!! A 55+ community where you don’t have to be 55+ to own, NO rental restrictions; must be 55+ to live here! NEW ROOF (NOV 2025) | HOA includes CABLE, INTERNET, WATER, SEWER, TRASH more + Low electric Bill! New Carport & Digital Laundry | ELEVATOR | Welcome to this inviting Seminole condo including a large HEATED pool, clubhouse, shuffleboard, assigned covered parking and guest parking; thoughtfully tucked towards the back of the community in a peaceful, low-traffic setting offering tranquil views. This spacious 2-bedroom, 1-bath residence offers comfort, functionality, and a relaxed 55+ lifestyle in one of Seminole’s highly sought-after areas. Inside,

Key facts

• New digital laundry
• Flex space
• Walk-in closet

Tags

• NEW ROOF
• NEW DIGITAL LAUNDRY
• TRANQUIL VIEWS
• FLEX SPACE
• WALK-IN CLOSET
• AMPLE STORAGE

Property features AI

Finance

• Other: Buyer approval required for community; Directions available to condo complex
• Financial info: Total annual association fees $6,300; Land lease amount $152
• HOA & community: Monthly condo fee of $525; Association amenities include clubhouse, pool, laundry, shuffleboard court, and cable TV; Association fee covers cable TV, pool, internet, escrow reserves, maintenance (structure & grounds), pest control, sewer, trash and water; Association approval required; Qualified Property Management; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport (1 covered space)
• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available; Water connected; Irrigation equipment
• Home design: Residential condominium; Third-floor unit; Faces south; Single-story living area within a building listed as three or more levels
• Construction: Block and concrete construction; Other roof; Concrete perimeter and slab foundation; Building/Unit identified as 302
• Exterior features: Balcony; Sidewalk

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Window treatments; Bonus room; Building elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $56 ($667/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: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Market conditions: Rents flat; 209 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $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 118 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $99k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,745 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.48% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 5.6

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: -18.2%
• Equity multiple: 0.39×
• Total profit: $-20,500
• Equity at exit: $17,818

10-year hold

• IRR: -24.0%
• Equity multiple: 0.06×
• Total profit: $-31,338
• 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 33772

• Rents YoY: 0.1%
• Active inventory: 209
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$627
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$50
• HOA: −$525
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $56

Break-even live

Break-even rent $1,701

Max offer price $119,500

Occupancy floor 92%

Sensitivity live

Price	-10% $123	-5% $89	+0% $56	+5% $22	+10% $-12
Rent	-10% $-84	-5% $-14	+0% $56	+5% $126	+10% $196
Rate	-1.0pp $116	-0.5pp $86	base $56	+0.5pp $25	+1.0pp $-7

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	25d	1	0.01mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	3d	40	0.32mi
8201 120th St Seminole, FL	3.0	2.0	1056	$2,500	$2.37	12d	1	0.36mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.49mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	25d	1	0.53mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	4d	2	0.54mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.59mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.61mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.61mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.63mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.64mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	5d	1	0.65mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.68mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	9d	1	0.73mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	19d	1	0.74mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	5d	2	0.92mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	5d	1	1.19mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	5d	1	1.21mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	4d	2	1.27mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	1.27mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	3d	18	1.35mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	1.35mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	5d	1	1.37mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: watersewertrashelectricinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $119,500 Active 118 DOM
2. 2026-06-17
   days on market $119,500 Active 117 DOM
3. 2026-06-16
   days on market $119,500 Active 116 DOM
4. 2026-06-15
   days on market $119,500 Active 115 DOM
5. 2026-06-13
   pricedays on market $119,500 Active 113 DOM
6. 2026-06-09
   days on market $120,000 Active 109 DOM
7. 2026-06-08
   days on market $120,000 Active 108 DOM
8. 2026-06-07
   days on market $120,000 Active 107 DOM
9. 2026-06-04
   days on market $120,000 Active 104 DOM
10. 2026-06-03
    days on market $120,000 Active 103 DOM
11. 2026-06-01
    days on market $120,000 Active 101 DOM
12. 2026-05-31
    days on market $120,000 Active 100 DOM
13. 2026-05-20
    status Active
14. 2026-05-19
    historical
15. 2026-05-06
    price $120,000
16. 2026-02-19
    listed $124,900 Active
17. 2026-02-11
    historical
18. 2025-08-12
    listed $124,900 Active
19. 2024-10-29
    historical
20. 2024-08-07
    price $149,500
21. 2024-05-30
    price $154,900
22. 2024-05-15
    price $169,000
23. 2024-04-29
    listed $174,000 Active
24. 2024-03-18
    historical
25. 2024-02-20
    price $174,000
26. 2024-02-07
    price $189,900
27. 2023-12-05
    listed $199,000 Active
28. 2021-09-08
    soldstatus $99,000
29. 2021-08-31
    soldstatus $99,000 Closed
30. 2021-08-15
    status Pending
31. 2021-08-06
    listed $99,000 Active
32. 1988-02-17
    soldstatus $40,000
33. 1983-11-01
    soldstatus $34,900

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 · 27 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: $21,255
• − Mortgage interest: −$6,694
• − Property taxes: −$1,707
• − Insurance: −$598
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$6,300
• − Depreciation: −$3,476
• Taxable loss: −$920
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $888/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

+243.8% since first listed

21 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-07 Price Changed $149,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-30 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Listed $174,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-20 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-05 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Sold (Public Records) $99,000 Public Records
• 2021-08-31 Sold (MLS) $99,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-06 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 1988-02-17 Sold (Public Records) $40,000 Public Records
• 1983-11-01 Sold (Public Records) $34,900 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,707 · +9.8% YoY. Source: county tax records.