11224 82nd Ave #210 · Seminole, FL 33772

$85,900

2 bd · 2.0 ba · 912 sqft · Condo public records · 183 Days on market

Built 1969 $822/mo HOA · 47% of rent

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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 +14.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUCH SOUGHT AFTER 2 BEDROOM, 2 BATH CORNER UNIT ON 2ND IN ELEVATOR BLDG. GREAT PRICE FOR THIS SIZE APARTMENT. BACK LANAI WITH VIEW OF POND AND PARK LIKE SETTING, PLUS WALKING TRAIL AROUND THE POND WITH BENCHES TO STOP AND ENJOY THE BEAUTIFUL SCENERY. THIS CORNER UNIT WITH EXTRA WINDOW OVER THE KITCHEN SINK FOR ADDED FLORIDA SUNLIGHT. SEMINOLE GARDENS OFFERS LOTS OF FUN ACTIVITES, ENJOY YEAR ROUND HEATED POOL & SPA, SHUFFLEBOARD, IN THE PEACOCK CENTER ENJOY DANCE CLASSES, EXERCISE WITH SILVER SNEAKERS, ZUMBA AND AN ARRAY OF CARD GAMES. SPECIAL EVENTS ARE HELD DURING THE YEAR WITH CELEBRATIONS OF ALL THE HOLIDAYS. THE COMMUNITY HAS FREE SHUTTLE BUS TO LOCAL SHOPPING AND BANKS.

Key facts

• Three story building
• Elevator
• Large closets

Tags

• 56 ACRE COMPLEX
• LARGE KITCHEN
• LARGE CLOSETS
• THREE STORY BUILDING
• ELEVATOR
• HEATED POOL

Property features AI

Finance

• Other: Total annual association fees: $9,866.04
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $822.17 (includes sewer, trash, water); Association approval required; Buyer approval required; Clubhouse; Pool; Senior community; On-site property manager; Association name: CHUCK EADE

Exterior

• Parking: Private maintained road access (asphalt)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Condominium; Residential property; Single-story; Faces north; Unit on first floor
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as building 21-G
• Exterior features: Enclosed patio / rear porch; Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (one-level unit)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Elevator; Walk-in closets; Window treatments
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $11 ($131/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 207 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $594 of loan paydown is wiped out by about $3k 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 183 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% 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 $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1969 — 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: 2.04% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 4.1

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: -22.6%
• Equity multiple: 0.26×
• Total profit: $-17,680
• Equity at exit: $12,808

10-year hold

• IRR: -63.0%
• Equity multiple: -0.32×
• Total profit: $-31,663
• Equity at exit: $7,427

Cash invested: $24,052 (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: 207
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$450
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$36
• HOA: −$822
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $11

Break-even live

Break-even rent $1,736

Max offer price $85,900

Occupancy floor 94%

Sensitivity live

Price	-10% $60	-5% $35	+0% $11	+5% $-13	+10% $-38
Rent	-10% $-127	-5% $-58	+0% $11	+5% $80	+10% $149
Rate	-1.0pp $54	-0.5pp $33	base $11	+0.5pp $-11	+1.0pp $-34

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.09mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	25d	1	0.10mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.15mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.18mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	5d	1	0.22mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.22mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	18d	1	0.25mi
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	25d	1	0.51mi
8201 120th St Seminole, FL	3.0	2.0	1056	$2,500	$2.37	11d	1	0.70mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	5d	1	0.76mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	4d	2	0.77mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	0.77mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	2d	40	0.82mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	0.86mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	8d	1	0.87mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	5d	2	0.88mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	5d	1	0.97mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	4d	2	0.98mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.03mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.05mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.06mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	5d	1	1.07mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	2d	18	1.15mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	25d	1	1.43mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	21d	1	1.43mi
10032 65th Ave N #24 Saint Petersburg, FL	2.0	2.0	1010	$1,650	$1.63	25d	1	1.44mi
10035 63rd Ave N #18 Saint Petersburg, FL	2.0	1.0	1010	$2,125	$2.10	25d	1	1.49mi

HOA detail condo

• Monthly dues: $822 · $9,864/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $85,900 Active 183 DOM
2. 2026-06-17
   days on market $85,900 Active 182 DOM
3. 2026-06-16
   days on market $85,900 Active 181 DOM
4. 2026-06-15
   days on market $85,900 Active 180 DOM
5. 2026-06-13
   days on market $85,900 Active 178 DOM
6. 2026-06-09
   days on market $85,900 Active 174 DOM
7. 2026-06-08
   days on market $85,900 Active 173 DOM
8. 2026-06-07
   days on market $85,900 Active 172 DOM
9. 2026-06-04
   days on market $85,900 Active 169 DOM
10. 2026-06-03
    days on market $85,900 Active 168 DOM
11. 2026-06-01
    days on market $85,900 Active 166 DOM
12. 2026-05-31
    days on market $85,900 Active 165 DOM
13. 2026-03-20
    price $85,900
14. 2026-03-04
    price $96,500
15. 2025-12-17
    listed $104,900 Active
16. 2022-06-03
    soldstatus $110,000 Closed 689-char remark

    Show marketing remark (689 chars)

    MUCH SOUGHT AFTER 2 BEDROOM, 2 BATH CORNER UNIT ON 2ND IN ELEVATOR BLDG. GREAT PRICE FOR THIS SIZE APARTMENT. BACK LANAI WITH VIEW OF POND AND PARK LIKE SETTING, PLUS WALKING TRAIL AROUND THE POND WITH BENCHES TO STOP AND ENJOY THE BEAUTIFUL SCENERY. THIS CORNER UNIT WITH EXTRA WINDOW OVER THE KITCHEN SINK FOR ADDED FLORIDA SUNLIGHT. SEMINOLE GARDENS OFFERS LOTS OF FUN ACTIVITES, ENJOY YEAR ROUND HEATED POOL & SPA, SHUFFLEBOARD, IN THE PEACOCK CENTER ENJOY DANCE CLASSES, EXERCISE WITH SILVER SNEAKERS, ZUMBA AND AN ARRAY OF CARD GAMES. SPECIAL EVENTS ARE HELD DURING THE YEAR WITH CELEBRATIONS OF ALL THE HOLIDAYS. THE COMMUNITY HAS FREE SHUTTLE BUS TO LOCAL SHOPPING AND BANKS.

17. 2022-05-23
    status Pending 689-char remark

    Show marketing remark (689 chars)

    MUCH SOUGHT AFTER 2 BEDROOM, 2 BATH CORNER UNIT ON 2ND IN ELEVATOR BLDG. GREAT PRICE FOR THIS SIZE APARTMENT. BACK LANAI WITH VIEW OF POND AND PARK LIKE SETTING, PLUS WALKING TRAIL AROUND THE POND WITH BENCHES TO STOP AND ENJOY THE BEAUTIFUL SCENERY. THIS CORNER UNIT WITH EXTRA WINDOW OVER THE KITCHEN SINK FOR ADDED FLORIDA SUNLIGHT. SEMINOLE GARDENS OFFERS LOTS OF FUN ACTIVITES, ENJOY YEAR ROUND HEATED POOL & SPA, SHUFFLEBOARD, IN THE PEACOCK CENTER ENJOY DANCE CLASSES, EXERCISE WITH SILVER SNEAKERS, ZUMBA AND AN ARRAY OF CARD GAMES. SPECIAL EVENTS ARE HELD DURING THE YEAR WITH CELEBRATIONS OF ALL THE HOLIDAYS. THE COMMUNITY HAS FREE SHUTTLE BUS TO LOCAL SHOPPING AND BANKS.

18. 2022-04-06
    listed $114,900 Active 689-char remark

    Show marketing remark (689 chars)

    MUCH SOUGHT AFTER 2 BEDROOM, 2 BATH CORNER UNIT ON 2ND IN ELEVATOR BLDG. GREAT PRICE FOR THIS SIZE APARTMENT. BACK LANAI WITH VIEW OF POND AND PARK LIKE SETTING, PLUS WALKING TRAIL AROUND THE POND WITH BENCHES TO STOP AND ENJOY THE BEAUTIFUL SCENERY. THIS CORNER UNIT WITH EXTRA WINDOW OVER THE KITCHEN SINK FOR ADDED FLORIDA SUNLIGHT. SEMINOLE GARDENS OFFERS LOTS OF FUN ACTIVITES, ENJOY YEAR ROUND HEATED POOL & SPA, SHUFFLEBOARD, IN THE PEACOCK CENTER ENJOY DANCE CLASSES, EXERCISE WITH SILVER SNEAKERS, ZUMBA AND AN ARRAY OF CARD GAMES. SPECIAL EVENTS ARE HELD DURING THE YEAR WITH CELEBRATIONS OF ALL THE HOLIDAYS. THE COMMUNITY HAS FREE SHUTTLE BUS TO LOCAL SHOPPING AND BANKS.

19. 2020-03-12
    historical
20. 2019-10-29
    listed $59,900 Active
21. 2008-05-12
    historical
22. 2008-04-16
    listed $80,000

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/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: $20,997
• − Mortgage interest: −$4,812
• − Property taxes: −$757
• − Insurance: −$430
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$9,864
• − Depreciation: −$2,499
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $305/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

+7.4% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $85,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $96,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-03 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-06 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-10-29 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-16 Listed $80,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $757 · -25.8% YoY. Source: county tax records.