13999 80th Ave · Seminole, FL 33776

$479,900

2 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 27 Days on market

Built 1973 9,461 sqft lot Est $509k · 6% under

---

Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +10.1/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. WOW! Just a short walk to the beach! This updated 2-bedroom home with a bonus room (possible 3rd bedroom) sits on an oversized corner lot and features a split bedroom plan for added privacy. The primary suite includes an en suite bath and walk-in closet. The home offers a spacious layout with separate living and dining areas, plus a large family/bonus room. The renovated kitchen includes quartz countertops, stainless steel appliances, new cabinetry, and a breakfast bar. Recent updates include new tile flooring throughout, fresh paint inside and out, new HVAC, and a new water heater. Indoor laundry with new washer and dryer and utility sink. Large scre

Key facts

• Oversized corner lot
• Quartz countertops
• Walk-in closet

Tags

• OVERSIZED CORNER LOT
• SPLIT BEDROOM PLAN
• EN SUITE BATH
• WALK-IN CLOSET
• RENOVATED KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• HOA & community: Has HOA (no association fee requirement); Pets allowed: cats and dogs permitted

Exterior

• Parking: Attached garage; 2-car garage; Garage door opener; Garage faces side
• Utilities: Public water connected; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential property; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Covered patio; Porch; Screened porch; Exterior lighting; Wood fencing; Patio; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Attic fan
• Interior features: Ceiling fans; Split bedroom floor plan; Stone counters; Window treatments; Aluminum window frames; Blinds; Curtain rods; Sliding doors; Attic; Bonus room; Family room; Inside utility
• Laundry & utility: Washer; Dryer; Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-72 ($-870/yr) — negative.
• To cash-flow at today's rent, offer at most $467k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $413k (14.0% below list).
• Recommended offer: $413k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Bauder Elementary School (math 80% / reading 73%, grade A, #185 of 2,144 statewide, top 9%, 644 students, 28% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $3k of loan paydown is wiped out by about $14k 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 27 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $285k; list at $480k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $412,504 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $509,078
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14128 87th Ave	0.48mi	2/2.0	1,576 (+2%)	3mo	$424,000	$269	71
13878 Oak Forest Blvd N	0.14mi	3/2.0 (+1)	1,614 (+5%)	12mo	$610,000	$378	70
8253 137th Ln	0.28mi	3/2.0 (+1)	1,536 (-0%)	15mo	$580,000	$378	69
14157 87th Ave N	0.52mi	2/2.0	1,587 (+3%)	7mo	$370,000	$233	64
8667 139th St	0.45mi	3/2.0 (+1)	1,606 (+4%)	8mo	$570,000	$355	60
7587 132nd Way	0.66mi	3/2.0 (+1)	1,584 (+3%)	0mo	$727,000	$459	59
13807 83rd Pl	0.30mi	3/2.0 (+1)	1,648 (+7%)	13mo	$510,000	$309	58
14250 86th Ter	0.49mi	2/2.0	1,444 (-6%)	16mo	$450,000	$312	54
13511 87th Pl	0.66mi	3/2.0 (+1)	1,509 (-2%)	16mo	$500,000	$331	48
14052 89th Ave	0.53mi	2/2.0	1,767 (+15%)	5mo	$410,000	$232	46
13612 87th Ave	0.55mi	2/2.0	1,334 (-13%)	13mo	$500,000	$375	41
13313 86th Ave	0.71mi	3/2.0 (+1)	1,698 (+10%)	9mo	$395,000	$233	37

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-82,310
• Equity at exit: $71,555

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-77,329
• Equity at exit: $41,493

Cash invested: $134,372 (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 33776

• Active inventory: 146
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,125 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$615 /mo · $7,376/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $-72

Break-even live

Break-even rent $4,217

Max offer price $467,095

Occupancy floor 97%

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13788 84th Ter Seminole, FL	3.0	2.0	1330	$2,850	$2.14	24d	1	0.28mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1265	$4,550	$3.60	3d	2	0.53mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1310	$4,200	$3.21	24d	3	0.53mi
19111 Vista Bay Dr #612 Indian Shores, FL	2.0	2.0	1265	$6,000	$4.74	2d	1	0.53mi
13610 87th Pl Seminole, FL	3.0	2.0	1216	$2,195	$1.81	16d	1	0.54mi
14414 91st Ave Seminole, FL	3.0	2.5	2083	$8,000	$3.84	24d	1	0.73mi
9262 140th Ln Seminole, FL	2.0	2.0	1402	$4,500	$3.21	4d	1	0.80mi
18111 1st St E Redington Shores, FL	3.0	3.0	1556	$2,800	$1.80	4d	1	0.88mi
12932 81st Ave Seminole, FL	3.0	2.0	1207	$2,600	$2.15	24d	1	0.90mi
9433 Harbor Greens Way #504 Seminole, FL	2.0	2.0	1200	$2,500	$2.08	4d	1	0.91mi
17980 Gulf Blvd Unit 1546267P Redington Shores, FL	2.0	2.0	1399	$7,517	$5.37	20d	1	0.98mi
17980 Gulf Blvd #402 Redington Shores, FL	2.0	2.0	1220	$8,500	$6.97	24d	1	0.98mi
19610 Gulf Blvd #101 Indian Shores, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	1.07mi
9652 Commodore Dr Seminole, FL	3.0	2.0	1680	$2,800	$1.67	10d	1	1.07mi
17920 Gulf Blvd #502 Redington Shores, FL	1.0	1.5	1060	$3,500	$3.30	2d	1	1.08mi
17920 Gulf Blvd #205 Redington Shores, FL	2.0	2.0	1330	$3,300	$2.48	20d	1	1.08mi
17920 Gulf Blvd #1401 Redington Shores, FL	2.0	2.0	1345	$3,495	$2.60	24d	1	1.08mi
17920 Gulf Blvd #1205 Redington Shores, FL	2.0	2.0	1330	$6,000	$4.51	14d	1	1.08mi
17920 Gulf Blvd #1203 Redington Shores, FL	2.0	2.0	1330	$4,000	$3.01	24d	1	1.08mi
17900 Gulf Blvd Unit 1545821P Redington Shores, FL	2.0	2.0	1162	$3,873	$3.33	16d	1	1.09mi
17900 Gulf Blvd Unit 9C Redington Shores, FL	2.0	2.0	1165	$5,500	$4.72	24d	1	1.11mi
17900 Gulf Blvd Unit 2E Redington Shores, FL	2.0	2.0	1165	$4,000	$3.43	20d	1	1.11mi
17900 Gulf Blvd Unit 11C Redington Shores, FL	2.0	2.0	1165	$4,500	$3.86	4d	1	1.11mi
17900 Gulf Blvd Unit 1B Redington Shores, FL	2.0	2.0	1165	$3,500	$3.00	24d	1	1.11mi
17900 Gulf Blvd Unit 16C Redington Shores, FL	3.0	3.0	1789	$3,450	$1.93	7d	1	1.11mi
17900 Gulf Blvd Unit 12C Redington Shores, FL	2.0	2.0	1165	$3,600	$3.09	20d	1	1.11mi
17900 Gulf Blvd Redington Shores, FL	2.0	2.0	1165	$4,000	$3.43	4d	1	1.12mi
17900 Gulf Blvd Unit 18-C Redington Shores, FL	3.0	2.5	1935	$4,200	$2.17	24d	1	1.12mi
12644 81st Ter Seminole, FL	3.0	2.0	1426	$2,590	$1.82	24d	1	1.13mi
17735 Gulf Blvd #204 Redington Shores, FL	3.0	3.0	1995	$5,500	$2.76	24d	1	1.32mi
17735 Gulf Blvd #501 Redington Shores, FL	3.0	3.0	1995	$4,995	$2.50	24d	1	1.32mi
326 176th Avenue Cir Redington Shores, FL	3.0	2.0	1980	$6,500	$3.28	24d	1	1.37mi
13607 101st Ter Seminole, FL	2.0	2.0	1503	$3,850	$2.56	4d	1	1.37mi
19829 Gulf Blvd Indian Shores, FL	2.0	2.0	1400	$3,350	$2.39	7d	1	1.46mi
17580 Gulf Blvd Redington Shores, FL	2.0	2.0	1116	$5,150	$4.61	24d	4	1.47mi
17580 Gulf Blvd Redington Shores, FL	2.0	2.0	1116	$6,125	$5.49	19d	3	1.47mi

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-04-25
   listed $479,900 Active
3. 2025-10-06
   soldstatus $285,000
4. 1983-08-01
   soldstatus $76,500

ⓘ 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: $7,376 · $615/mo
• Projected year-2 tax: $7,376 · $615/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 30 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: $49,500
• − Mortgage interest: −$26,882
• − Property taxes: −$7,376
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,960
• − Management: −$3,960
• − Depreciation: −$13,961
• Taxable loss: −$9,038
• Est. tax savings @ 24.0%: +$2,169
• After-tax cash flow: $1,299/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

• City population: 42,315
• 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

+527.3% since first listed

4 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $479,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Sold (Public Records) $285,000 Public Records
• 1983-08-01 Sold (Public Records) $76,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $7,376 · +9.5% YoY. Source: county tax records.