11200 102nd Ave #90 · Seminole, FL 33778

$145,000

2 bd · 1.0 ba · 1,180 sqft · Condo public records · 166 Days on market

Built 1973 $635/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 +18.1/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled bath, new kitchen faucet & ceiling fan - all new doors - new flooring throughout except kitchen which was replaced in 2017 with porcelain tiles -freshly painted throughout. Large 2 bedroom, 1 bath condo with spacious living areas in both kitchen and living/dining room combined. New asphalt shingled roof, AC new in 2017, new water heater in 2019. Twin Oaks is a very friendly community close to everything you need; shopping, movie theater and restaurants close by. Beautiful beaches are minutes away. The unit has assigned parking spot directly in front of your door as well as guest parking. .. Twin Oaks is a wonderful 55+ community in the heart of Seminole with a large clubhouse, great community pool, and well-kept shuffleboard courts. The monthly HOA fee includes basic cable, high speed internet, water, sewer & trash and grounds maintenance.

Key facts

• Water softener
• Updated kitchen
• One-story buildings

Tags

• NO FLOOD ZONE
• ONE-STORY BUILDINGS
• VINYL PLANK FLOORING
• UPDATED KITCHEN
• NEW HURRICANE WINDOWS
• WATER SOFTENER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 rising (+1.4%/yr); 139 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 38% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 166 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 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: 1.44% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.38% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.55×
• Total profit: $-18,402
• Equity at exit: $21,620

10-year hold

• IRR: -7.5%
• Equity multiple: 0.57×
• Total profit: $-17,465
• Equity at exit: $12,537

Cash invested: $40,600 (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 33778

• Rents YoY: 1.4%
• Active inventory: 139
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$760
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$60
• HOA: −$635
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $127

Break-even live

Break-even rent $1,922

Max offer price $145,000

Occupancy floor 89%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9881 113th St #215 Seminole, FL	2.0	2.0	1150	$1,600	$1.39	17d	1	0.10mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	4d	1	0.15mi
11114 101st Ave Seminole, FL	2.0	1.0	1135	$2,300	$2.03	3d	1	0.16mi
9924 109th St Seminole, FL	3.0	2.0	1428	$2,500	$1.75	3d	1	0.19mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	3d	1	0.37mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	20d	1	0.43mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	24d	1	0.43mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	4d	3	0.59mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	3d	2	0.59mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	24d	1	0.59mi
10659 108th St Largo, FL	3.0	1.5	1380	$2,550	$1.85	24d	1	0.63mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	17d	1	0.81mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	4d	1	0.82mi
10887 111th Pl N Largo, FL	3.0	2.0	1300	$2,389	$1.84	21d	1	0.83mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	24d	1	0.95mi
10548 86th Ave Seminole, FL	2.0	2.0	1400	$2,300	$1.64	24d	1	0.95mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	4d	1	0.98mi
10560 114th Ter Largo, FL	3.0	1.0	1232	$3,000	$2.44	4d	1	1.09mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	24d	1	1.11mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	1.12mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,119	$2.48	2d	1	1.23mi
11424 79th Ave Seminole, FL	2.0	2.0	1344	$2,650	$1.97	24d	1	1.25mi
8201 120th St Seminole, FL	3.0	2.0	1056	$2,500	$2.37	10d	1	1.31mi
10495 118th Ave Largo, FL	3.0	2.0	1169	$2,250	$1.92	4d	1	1.35mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	1.39mi
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	24d	1	1.41mi

HOA detail condo

• Monthly dues: $635 · $7,620/yr
• Likely covers: watersewertrashinternetcablelandscapingpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   price $145,000
3. 2026-04-14
   price $152,000
4. 2026-02-26
   price $158,000
5. 2026-02-26
   price $160,000
6. 2026-01-03
   price $169,000
7. 2025-11-11
   listed $175,000 Active
8. 2025-01-21
   historical
9. 2025-01-07
   price $185,000
10. 2024-12-17
    listed $190,000 Active
11. 2022-05-21
    soldstatus $128,900
12. 2022-05-19
    soldstatus $128,900 Closed 873-char remark

    Show marketing remark (873 chars)

    Remodeled bath, new kitchen faucet & ceiling fan - all new doors - new flooring throughout except kitchen which was replaced in 2017 with porcelain tiles -freshly painted throughout. Large 2 bedroom, 1 bath condo with spacious living areas in both kitchen and living/dining room combined. New asphalt shingled roof, AC new in 2017, new water heater in 2019. Twin Oaks is a very friendly community close to everything you need; shopping, movie theater and restaurants close by. Beautiful beaches are minutes away. The unit has assigned parking spot directly in front of your door as well as guest parking. .. Twin Oaks is a wonderful 55+ community in the heart of Seminole with a large clubhouse, great community pool, and well-kept shuffleboard courts. The monthly HOA fee includes basic cable, high speed internet, water, sewer & trash and grounds maintenance.

13. 2022-04-19
    status Pending 873-char remark

    Show marketing remark (873 chars)

    Remodeled bath, new kitchen faucet & ceiling fan - all new doors - new flooring throughout except kitchen which was replaced in 2017 with porcelain tiles -freshly painted throughout. Large 2 bedroom, 1 bath condo with spacious living areas in both kitchen and living/dining room combined. New asphalt shingled roof, AC new in 2017, new water heater in 2019. Twin Oaks is a very friendly community close to everything you need; shopping, movie theater and restaurants close by. Beautiful beaches are minutes away. The unit has assigned parking spot directly in front of your door as well as guest parking. .. Twin Oaks is a wonderful 55+ community in the heart of Seminole with a large clubhouse, great community pool, and well-kept shuffleboard courts. The monthly HOA fee includes basic cable, high speed internet, water, sewer & trash and grounds maintenance.

14. 2022-04-01
    listed $131,900 Active 873-char remark

    Show marketing remark (873 chars)

    Remodeled bath, new kitchen faucet & ceiling fan - all new doors - new flooring throughout except kitchen which was replaced in 2017 with porcelain tiles -freshly painted throughout. Large 2 bedroom, 1 bath condo with spacious living areas in both kitchen and living/dining room combined. New asphalt shingled roof, AC new in 2017, new water heater in 2019. Twin Oaks is a very friendly community close to everything you need; shopping, movie theater and restaurants close by. Beautiful beaches are minutes away. The unit has assigned parking spot directly in front of your door as well as guest parking. .. Twin Oaks is a wonderful 55+ community in the heart of Seminole with a large clubhouse, great community pool, and well-kept shuffleboard courts. The monthly HOA fee includes basic cable, high speed internet, water, sewer & trash and grounds maintenance.

15. 2005-02-14
    soldstatus $76,000
16. 2004-03-30
    soldstatus $62,000
17. 1994-03-29
    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: $747 · $62/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$457/yr (+$38/mo · 61.2%)

ⓘ 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 · 25 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: $24,987
• − Mortgage interest: −$8,122
• − Property taxes: −$747
• − Insurance: −$725
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$7,620
• − Depreciation: −$4,218
• Taxable loss: −$443
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,630/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

• County: Pinellas County · 939,478 people
• City population: 106,311
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 16,807
• Household income: $65,355
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 261.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 11% Black 9% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 6%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 3%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 10% Vietnamese 1% 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: ▼ -320.64%
• Current HPI: 369.3008
• Rent YoY: ▲ 1.38%
• 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

+229.5% since first listed

17 events — show timeline

• 2026-04-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $152,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $158,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-17 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-21 Sold (Public Records) $128,900 Public Records
• 2022-05-19 Sold (MLS) $128,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-01 Listed $131,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-14 Sold (Public Records) $76,000 Public Records
• 2004-03-30 Sold (Public Records) $62,000 Public Records
• 1994-03-29 Sold (Public Records) $44,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $747 · +7.0% YoY. Source: county tax records.