1250 S Pinellas Ave #506 · Tarpon Springs, FL 34689

$83,500

1 bd · 1.0 ba · 669 sqft · Condo public records · 143 Days on market

Built 1974 $450/mo HOA · 31% 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 +18.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Wow! FURNISHED, 1st floor End. This desirable 55+ community is a great location close to Tarpon Springs Golf Course, hospital, grocery, Pinellas Trail, public transit, Sponge Docks with restaurants and entertainment, Sunset Beach, Howard Park Beach & more! Lanai in Back overlooking a green area. Large storage area off Lanai with sliders to Living Room & Bedroom. Kitchen with all appliances including Breakfast Bar and oversized Pantry! Open, light and bright floor plan with spacious Living Room and Dining Room. Heated sparkling Pool & Laundry right next to the building, just steps away and you can enjoy the clubhouse with Fitness, l

Key facts

• 1st floor end unit
• Public transit
• Sunset beach

Tags

• TARPON SPRINGS GOLF COURSE
• PUBLIC TRANSIT
• SPONGE DOCKS
• SUNSET BEACH
• HOWARD PARK BEACH
• 1ST FLOOR END UNIT

Property features AI

Finance

• Other: Furnished; Unit located in a senior community
• Financial info: Total annual association fees approximately $5,400; Lease restrictions apply
• HOA & community: Monthly condo fee of $450 (includes cable TV, common area taxes, pool, escrow reserves, insurance, internet, structure and grounds maintenance, management, pest control, recreational facilities, sewer, trash, water); Association requires approval; Association amenities: clubhouse, fitness center, pool, tennis courts, shuffleboard, golf course access, laundry, recreation facilities; Community features: deed restrictions, sidewalks, street lights, buyer approval required, association recreation owned; Pets allowed (cats and dogs), maximum pet weight ~24 lbs

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Sewer connected; Water connected
• Home design: Residential condominium; Single-story building; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a larger building (Building 500)
• Exterior features: Covered, enclosed rear porch; Exterior lighting; Sidewalks; Landscaped grounds with mature trees; Paved roads

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (ground floor/unit on first floor)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Window treatments; Blinds
• Laundry & utility: Laundry facilities (community/shared); Irrigation equipment

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.4% in Tarpon Springs — 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 68/100 on livability (#502 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, schools A-; Watch: employment C-, amenities F, commute F.
• 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 soft (-1.2%/yr); 399 active listings in the ZIP; 11 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 $577 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 143 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask is 6580% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $73,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1974 — 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 A-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: 1.73% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.47×
• Total profit: $-12,374
• Equity at exit: $12,450

10-year hold

• IRR: -21.3%
• Equity multiple: 0.17×
• Total profit: $-19,320
• Equity at exit: $7,220

Cash invested: $23,380 (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 34689

• Rents YoY: -1.2%
• Active inventory: 399
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$438
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$35
• HOA: −$450
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $80

Break-even live

Break-even rent $1,346

Max offer price $83,500

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 S Pinellas Ave #504 Tarpon Springs, FL	1.0	1.0	565	$1,099	$1.95	24d	1	0.01mi
1185 S Pinellas Ave Tarpon Springs, FL	1.0–3.0	1.0–2.0	1013	$1,572	$1.55	1d	21	0.23mi
812 Bayou Ave Unit B Tarpon Springs, FL	1.0	1.0	675	$1,450	$2.15	24d	1	0.31mi
101 W Lemon St Apt 3 Tarpon Springs, FL	1.0	1.0	650	$1,350	$2.08	21d	1	0.62mi
101 W Lemon St Unit 4 Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	14d	1	0.62mi
101 W Lemon St Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	4d	1	0.62mi
105 S Spring Blvd Unit 10 Tarpon Springs, FL	1.0	1.0	700	$1,350	$1.93	24d	1	0.67mi
542 Division St Tarpon Springs, FL	2.0	1.0	629	$1,400	$2.23	11d	1	1.08mi
606 Cross St Tarpon Springs, FL	1.0	1.0	551	$1,450	$2.63	2d	1	1.25mi
825 Cypress St Tarpon Springs, FL	1.0–2.0	1.0	750	$1,359	$1.81	2d	6	1.41mi
36750 US Hwy 19 N Unit 4-209 Palm Harbor, FL	1.0	1.5	530	$2,100	$3.96	4d	1	1.45mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-05-17
   status Pending
2. 2026-05-16
   status Active
3. 2026-04-17
   status Pending
4. 2026-04-11
   price $83,500
5. 2026-03-02
   price $88,500
6. 2026-02-24
   price $91,850
7. 2026-02-11
   price $95,000
8. 2026-01-02
   historical $1,250
9. 2026-01-02
   price $102,500
10. 2025-12-19
    listed $1,250
11. 2025-12-06
    price $105,000
12. 2025-11-26
    listed $109,000 Active
13. 2025-11-20
    historical
14. 2025-10-27
    price $99,500
15. 2025-10-21
    price $105,900
16. 2025-09-22
    price $109,900
17. 2025-09-04
    listed $118,200 Active
18. 2024-03-10
    historical
19. 2024-02-23
    price $135,000
20. 2024-02-18
    price $129,000
21. 2024-02-14
    price $130,000
22. 2024-02-07
    price $134,900
23. 2024-01-29
    price $139,000
24. 2024-01-24
    status Active
25. 2024-01-24
    price $149,900
26. 2023-12-08
    status Pending
27. 2023-11-16
    price $129,900
28. 2023-11-14
    price $134,900
29. 2023-11-04
    listed $149,000 Active
30. 2020-03-02
    soldstatus $68,000
31. 2006-07-14
    soldstatus $90,000
32. 2006-07-14
    soldstatus $90,000
33. 2006-06-05
    listed $90,000
34. 1985-04-01
    soldstatus $36,600

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,358
• − Mortgage interest: −$4,677
• − Property taxes: −$1,685
• − Insurance: −$418
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − HOA: −$5,400
• − Depreciation: −$2,429
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $963/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 — Tarpon Springs

• Score: 68/100
• State rank: #502
• US rank: #9244

Category grades

Amenities F Commute F Cost of living A Crime B- Employment C- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarpon Springs, FL
• County: Pinellas County · 939,478 people
• City population: 27,324
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,324
• Household income: $74,854
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 721.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 6% Spanish 6% 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: ▼ -300.96%
• Current HPI: 303.7434
• Rent YoY: ▼ -1.16%
• 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

+128.1% since first listed

34 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $83,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $88,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $91,850 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Rental Removed $1,250 STELLARMLS
• 2026-01-02 Price Changed $102,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listed for Rent $1,250 STELLARMLS
• 2025-12-06 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $105,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Listed $118,200 Stellar MLS as Distributed by MLS Grid
• 2024-03-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-18 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-14 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-24 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-16 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-14 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-04 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-02 Sold (Public Records) $68,000 Public Records
• 2006-07-14 Sold (Public Records) $90,000 Public Records
• 2006-07-14 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-05 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 1985-04-01 Sold (Public Records) $36,600 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,685 · +4.0% YoY. Source: county tax records.