8055 112th St #403 · Seminole, FL 33772

$69,900

1 bd · 1.0 ba · 874 sqft · Condo public records · 146 Days on market

Built 1968 $802/mo HOA ↓ 22% since listing

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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 +14.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, resort-style living in this well-maintained 55+ co-op community. This fourth-floor water-view co-op unit offers a comfortable and functional layout featuring a deluxe one-bedroom, one-bath residence with a spacious living room ideal for both relaxing and entertaining. The bedroom provides direct access to a large private lanai overlooking a serene pond and fountain—an ideal setting to enjoy morning coffee or evening sunsets while observing local wildlife, including ducks and turtles. Walking paths throughout the community wind through beautifully landscaped grounds, enhancing the peaceful, park-like setting. The co-op community offers distinct benefits to the owners,

Key facts

• Shuffleboard courts
• Community amenities
• Serene pond

Tags

• LARGE PRIVATE LANAI
• SERENE POND
• COMMUNITY AMENITIES
• HEATED POOL
• LIBRARY WITH BILLIARDS
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Unfurnished; Association name: Chuck Eade
• Financial info: Total monthly fees $802.18; total annual fees $9,626.16; Lease restrictions apply
• HOA & community: Monthly association fee of $802.18; Association amenities include pool, recreation facilities, shuffleboard court and storage; Association fee covers pool, insurance, structure maintenance, grounds maintenance, management, pest control, recreational facilities, sewer, trash and water; Buyer/association approval required; Senior community; Pets allowed (cats and dogs with number and size limits); Community features include community mailbox, sidewalks and street lights

Exterior

• Parking: Assigned parking; Deeded parking; Guest parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer connected; Water connected
• Home design: Residential condominium; One-level unit on the 4th floor; South-facing
• Construction: Block and stucco construction; Shingle roof; Built on slab
• Exterior features: Enclosed patio/porch; Other exterior features; Pond view

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Tile; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Building has elevator
• Laundry & utility: Laundry located in common area

🏢 Co-op / cooperative unit. The $69,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $12 ($147/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.6% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $483 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 146 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 49% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1968 — 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. 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?
9. 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.
10. 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.
11. 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: 2.35% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 3.5

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: -23.4%
• Equity multiple: 0.25×
• Total profit: $-14,688
• Equity at exit: $10,422

10-year hold

• IRR: -80.6%
• Equity multiple: -0.42×
• Total profit: $-27,717
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$802
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $12

Break-even live

Break-even rent $1,627

Max offer price $69,900

Occupancy floor 94%

Sensitivity live

Price	-10% $61	-5% $36	+0% $12	+5% $-12	+10% $-36
Rent	-10% $-118	-5% $-53	+0% $12	+5% $77	+10% $142
Rate	-1.0pp $47	-0.5pp $30	base $12	+0.5pp $-6	+1.0pp $-24

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	25d	1	0.06mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.10mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.22mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.27mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	19d	1	0.29mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.30mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	5d	1	0.31mi
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	25d	1	0.59mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	0.77mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	5d	2	0.77mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$1,500	$1.81	5d	2	0.77mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	5d	1	0.80mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	9d	1	0.81mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	0.85mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,296	$1.41	3d	40	0.91mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	5d	1	0.95mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$1,807	$1.59	3d	18	1.02mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	5d	2	1.09mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.15mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.16mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.17mi
10032 65th Ave N #24 Saint Petersburg, FL	2.0	2.0	1010	$1,650	$1.63	25d	1	1.31mi
10035 63rd Ave N #18 Saint Petersburg, FL	2.0	1.0	1010	$2,125	$2.10	25d	1	1.36mi
10037 62nd Ter St. Petersburg, FL	1.0	1.0	790	$1,500	$1.90	25d	1	1.41mi
10036 63rd Ave N #23 Saint Petersburg, FL	2.0	1.0	1010	$1,550	$1.53	18d	1	1.41mi
10037 62nd Ter N #15 Saint Petersburg, FL	2.0	1.0	790	$1,400	$1.77	19d	1	1.41mi
10038 62nd Ter N #17 Saint Petersburg, FL	2.0	1.0	1010	$1,400	$1.39	4d	1	1.45mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	21d	1	1.48mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	25d	1	1.48mi

HOA detail condo

• Monthly dues: $802 · $9,624/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $69,900 Active 146 DOM
2. 2026-06-18
   days on market $69,900 Active 143 DOM
3. 2026-06-17
   days on market $69,900 Active 142 DOM
4. 2026-06-16
   days on market $69,900 Active 141 DOM
5. 2026-06-15
   days on market $69,900 Active 140 DOM
6. 2026-06-13
   days on market $69,900 Active 138 DOM
7. 2026-06-09
   days on market $69,900 Active 134 DOM
8. 2026-06-08
   days on market $69,900 Active 133 DOM
9. 2026-06-07
   days on market $69,900 Active 132 DOM
10. 2026-06-04
    days on market $69,900 Active 129 DOM
11. 2026-06-03
    days on market $69,900 Active 128 DOM
12. 2026-06-01
    days on market $69,900 Active 126 DOM
13. 2026-05-31
    days on market $69,900 Active 125 DOM
14. 2026-03-25
    price $69,900
15. 2026-03-12
    price $79,000
16. 2026-01-26
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,705
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$9,624
• − Depreciation: −$2,033
• Taxable loss: −$418
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $247/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

-22.2% since first listed

3 events — show timeline

• 2026-03-25 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-11.5%/yr

Latest (2025): $90 · +168.6% YoY. Source: county tax records.