7640 92nd St N · Seminole, FL 33777

$249,000

2 bd · 2.5 ba · 1,410 sqft · Condo · 22 Days on market

Built 1979

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Information Purposes Only

Key facts

• New items curtains
• New appliances
• New items tile

Tags

• NEWLY RENOVATED CLUBHOUSE
• NEW LIGHTED CEILING FANS
• MOVE IN READY
• NEW APPLIANCES
• NEW ITEMS TILE
• NEW ITEMS CURTAINS

Property features AI

Exterior

• Home design: Built in 1979
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Interior features: Carpet; Tile; Patio

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-48 ($-575/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.0% below list).
• Recommended offer: $212k (15.0% 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.
• Market conditions: Rents flat; 192 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $125k; list at $249k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $211,751 (15.0% 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-48,750
• Equity at exit: $37,127

10-year hold

• IRR: -21.0%
• Equity multiple: 0.04×
• Total profit: $-67,211
• Equity at exit: $21,529

Cash invested: $69,720 (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 33777

• Rents YoY: 0.4%
• Active inventory: 192
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-48

Break-even live

Break-even rent $2,178

Max offer price $242,062

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7690 91st St Seminole, FL	2.0	1.0	1186	$3,300	$2.78	4d	1	0.21mi
124 Dogwood Cir Seminole, FL	3.0	2.0	1480	$1,900	$1.28	18d	1	0.23mi
7580 92nd St Unit 102D Seminole, FL	2.0	2.0	1155	$1,800	$1.56	24d	1	0.27mi
7770 Starkey Rd Seminole, FL	2.0	1.0	1035	$1,538	$1.49	1d	4	0.28mi
7560 92nd St Seminole, FL	2.0	2.0	1155	$1,700	$1.47	24d	1	0.29mi
8892 79th Pl Seminole, FL	3.0	1.0	912	$2,600	$2.85	4d	1	0.31mi
8720 Flame Vine Ave Seminole, FL	3.0	2.0	1867	$2,700	$1.45	22d	1	0.39mi
8950 Park Blvd Seminole, FL	2.0	2.0	1160	$1,748	$1.51	24d	2	0.48mi
8950 Park Blvd Seminole, FL	2.0	2.0	1165	$1,698	$1.46	24d	3	0.48mi
9319 91st Ter Seminole, FL	3.0	2.0	952	$2,549	$2.68	24d	1	0.75mi
9295 Starkey Rd Seminole, FL	3.0	1.0	984	$1,950	$1.98	24d	1	0.87mi
604 Cordova Grn #604 Largo, FL	2.0	2.0	1455	$2,100	$1.44	24d	1	1.07mi
8800 Bardmoor Blvd Seminole, FL	1.0–2.0	1.5–2.5	1045	$1,950	$1.87	12d	2	1.09mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	2d	18	1.10mi
10548 86th Ave Seminole, FL	2.0	2.0	1400	$2,300	$1.64	24d	1	1.15mi
6205 Shoreline Dr #1305 Saint Petersburg, FL	2.0	2.0	1205	$2,100	$1.74	4d	1	1.16mi
8703 Bardmoor Blvd #201 Seminole, FL	2.0	2.0	1075	$3,000	$2.79	24d	1	1.16mi
10032 65th Ave N #24 Saint Petersburg, FL	2.0	2.0	1010	$1,650	$1.63	24d	1	1.19mi
8096 Rose Ter Seminole, FL	3.0	2.0	980	$2,000	$2.04	18d	1	1.22mi
10035 63rd Ave N #18 Saint Petersburg, FL	2.0	1.0	1010	$2,125	$2.10	24d	1	1.23mi
9860 62nd Ter N #1048 Saint Petersburg, FL	2.0	2.0	1020	$1,750	$1.72	24d	1	1.24mi
10036 63rd Ave N #23 Saint Petersburg, FL	2.0	1.0	1010	$1,550	$1.53	16d	1	1.25mi
9950 62nd Ter N #305 Saint Petersburg, FL	2.0	2.0	1120	$1,450	$1.29	24d	1	1.26mi
10038 62nd Ter N #17 Saint Petersburg, FL	2.0	1.0	1010	$1,400	$1.39	2d	1	1.28mi
9435 Lynn Ln Unit B Seminole, FL	2.0	1.0	960	$1,495	$1.56	24d	1	1.29mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	4d	1	1.32mi
10172 63rd Ave Seminole, FL	3.0	2.0	1311	$3,500	$2.67	4d	1	1.32mi
9563 Lynn Ln Seminole, FL	2.0	1.0	960	$1,495	$1.56	16d	1	1.34mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	24d	1	1.38mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	4d	3	1.39mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	3d	2	1.39mi
5784 Bay Pines Lakes Blvd Saint Petersburg, FL	3.0	2.0	1758	$4,300	$2.45	4d	1	1.43mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $249,000 Active 22 DOM
2. 2026-06-17
   days on market $249,000 Active 21 DOM
3. 2026-06-16
   days on market $249,000 Active 20 DOM
4. 2026-06-15
   days on market $249,000 Active 19 DOM
5. 2026-06-13
   days on market $249,000 Active 17 DOM
6. 2026-06-09
   days on market $249,000 Active 13 DOM
7. 2026-06-08
   days on market $249,000 Active 12 DOM
8. 2026-06-07
   days on market $249,000 Active 11 DOM
9. 2026-06-04
   days on market $249,000 Active 8 DOM
10. 2026-06-03
    days on market $249,000 Active 7 DOM
11. 2026-06-01
    days on market $249,000 Active 5 DOM
12. 2026-05-31
    days on market $249,000 Active 4 DOM
13. 2026-05-28
    listed $249,000 Active
14. 2005-09-27
    soldstatus $125,000 29-char remark

    Show marketing remark (29 chars)

    For Information Purposes Only

15. 2005-09-26
    listed $129,900 29-char remark

    Show marketing remark (29 chars)

    For Information Purposes Only

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

Taxation est. · year 1

• Rental income: $25,410
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$7,244
• Taxable loss: −$4,827
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $583/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): 18,582
• Household income: $86,375
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 295.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Two or more races 10% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 9% Russian/Polish/Slavic 2% Vietnamese 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: ▼ -434.44%
• Current HPI: 306.9614
• Rent YoY: ▲ 0.41%
• 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

+91.7% since first listed

3 events — show timeline

• 2026-05-28 Listed $249,000 FSBO.com
• 2005-09-27 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-26 Listed $129,900 Stellar MLS as Distributed by MLS Grid