912 Riverside Dr · Tarpon Springs, FL 34689

$539,000

4 bd · 2.0 ba · 2,345 sqft · SingleFamily public records · 272 Days on market

Built 1953 0.46 ac lot Est $708k · 24% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

PROPERTY SITS HIGH AND DRY!!!! NO FLOOD REQUIRED!!! THIS HOME HAS NOT AND WILL NOT EVER FLOOD!!! THE PERFECT RENTAL OR LIVE IN RESIDENCE!!! POTENTIAL AIR-BNB PROPERTY AWAITS!!! Corner Lot Home with pool in Tarpon Springs! Welcome to your dream home! This beautifully renovated four-bedroom, two-bathroom residence is perfectly situated on a spacious . 46 acres of corner lot, offering both privacy and plenty of outdoor space. As you step in inside, you'll be greeted by a bright and inviting open floor split plan that seamlessly blends elegance and comfort. The heart of this home is the gourmet kitchen, featuring exquisite wood shaker cabinets and luxurious granite countertops, perfect for bo

Key facts

• Split floor plan
• Gourmet kitchen
• Stunning pool

Tags

• CORNER LOT
• GOURMET KITCHEN
• SPLIT FLOOR PLAN
• STUNNING POOL
• LUSH LANDSCAPING
• PROXIMITY TO SPONGE DOCKS

Property features AI

Finance

• Other: Property type: Residential (Single family); Homestead exemption present
• HOA & community: Community features: Dog park, tennis courts, golf carts allowed; Pets allowed

Exterior

• Parking: Covered parking; Boat parking; Golf cart parking; 2-space carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Water connected
• Home design: Single family residence; One story; Faces south
• Construction: Block, concrete and stucco construction; Membrane roof; Slab foundation; Built on a 0.46-acre lot
• Exterior features: Lighting; Private mailbox; Sidewalk; Storage; In-ground private pool with auto cleaner and lighting

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Ice maker; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Crown molding; Kitchen and family room combo; Living room and dining room combo; Split bedroom floorplan; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $539k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $421k (21.8% below list).
• Recommended offer: $421k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.3% 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; 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.
• Zoned schools: Tarpon Springs Elementary School (math 57% / reading 41%, grade D, #1,134 of 2,144 statewide, top 54%, 506 students, 80% FRL); Tarpon Springs Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 644 students, 50% FRL); Tarpon Springs High School (math 30% / reading 47%, grade F, #321 of 667 statewide, top 49%, 1,139 students, 46% FRL).
• Market conditions: Rents soft (-1.2%/yr); 404 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $4,214/mo this rent would consume 68% of the median local household income ($75k/yr) (locally 721% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 272 days — a 12% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $539k implies a 597% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $421,356 (21.8% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $708,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Hamilton Ave	0.09mi	4/3.0	2,557 (+9%)	0mo	$670,000	$262	77
1112 N Florida Ave	0.26mi	4/3.0	2,444 (+4%)	3mo	$550,000	$225	74
892 Seminole Blvd	0.42mi	4/2.0	2,362 (+1%)	9mo	$379,500	$161	72
747 W Bayshore Dr	0.18mi	4/2.0	2,083 (-11%)	7mo	$590,000	$283	67
1503 River Ct	0.05mi	3/2.0 (-1)	2,170 (-8%)	16mo	$639,995	$295	66
644 Bayshore Dr	0.54mi	4/3.5	2,186 (-7%)	3mo	$950,000	$435	55
718 Bayshore Dr	0.45mi	3/3.0 (-1)	2,057 (-12%)	4mo	$940,000	$457	46
1503 Tallahassee Dr	0.74mi	4/2.5	2,041 (-13%)	2mo	$690,000	$338	40
421 Wayfarer Ct	0.47mi	3/2.0 (-1)	2,039 (-13%)	15mo	$380,000	$186	39
1726 Sunkissed Dr	0.69mi	4/4.0	2,694 (+15%)	2mo	$1,100,000	$408	33
1006 Osprey Ct	0.70mi	3/2.0 (-1)	2,082 (-11%)	14mo	$628,500	$302	32
1611 Gulf Beach Blvd	0.70mi	3/2.0 (-1)	2,004 (-14%)	8mo	$625,000	$312	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-90,719
• Equity at exit: $80,367

10-year hold

• IRR: -15.4%
• Equity multiple: 0.23×
• Total profit: $-115,914
• Equity at exit: $46,603

Cash invested: $150,920 (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: 404
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,214 high
• Mortgage (P&I): −$2,827
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$885
• Net cashflow: $145

Break-even live

Break-even rent $4,030

Max offer price $539,000

Occupancy floor 92%

Sensitivity live

Price	-10% $450	-5% $298	+0% $145	+5% $-7	+10% $-160
Rent	-10% $-188	-5% $-21	+0% $145	+5% $311	+10% $478
Rate	-1.0pp $417	-0.5pp $282	base $145	+0.5pp $5	+1.0pp $-137

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Avoca Dr Tarpon Springs, FL	3.0	2.0	1712	$3,000	$1.75	26d	1	0.25mi
1334 Belcher Dr Tarpon Springs, FL	3.0	2.0	2055	$3,395	$1.65	0d	1	0.28mi
610 Charlotte Ave Tarpon Springs, FL	4.0	2.5	1712	$2,710	$1.58	26d	1	0.28mi
512 Wayfarer Dr Unit 1244468P Tarpon Springs, FL	3.0	2.0	2389	$6,320	$2.65	0d	1	0.35mi
1417 Poinsettia Ave Unit 1244469P Tarpon Springs, FL	4.0	3.0	2098	$6,626	$3.16	0d	1	0.52mi
1445 Riverside Dr Tarpon Springs, FL	4.0	3.5	2736	$9,000	$3.29	4d	1	0.85mi
1438 N River Cir Tarpon Springs, FL	3.0	2.5	1890	$3,500	$1.85	0d	1	0.99mi
4 W Orange St Tarpon Springs, FL	5.0	3.0	2055	$4,999	$2.43	6d	1	1.47mi

Listing history 23 events

1. 2026-06-22
   days on market $539,000 Active 272 DOM
2. 2026-06-18
   days on market $539,000 Active 269 DOM
3. 2026-06-17
   days on market $539,000 Active 268 DOM
4. 2026-06-16
   days on market $539,000 Active 267 DOM
5. 2026-06-15
   days on market $539,000 Active 266 DOM
6. 2026-06-13
   days on market $539,000 Active 264 DOM
7. 2026-06-09
   days on market $539,000 Active 260 DOM
8. 2026-06-08
   days on market $539,000 Active 259 DOM
9. 2026-06-07
   days on market $539,000 Active 258 DOM
10. 2026-06-04
    days on market $539,000 Active 255 DOM
11. 2026-06-03
    days on market $539,000 Active 254 DOM
12. 2026-06-01
    days on market $539,000 Active 252 DOM
13. 2026-05-31
    days on market $539,000 Active 251 DOM
14. 2026-05-08
    price $539,000
15. 2026-04-01
    price $549,900
16. 2025-12-04
    price $565,000
17. 2025-10-27
    price $595,500
18. 2025-10-17
    price $619,900
19. 2025-10-05
    price $629,900
20. 2025-09-22
    listed $649,900 Active
21. 1986-06-06
    soldstatus $77,300
22. 1982-07-01
    soldstatus $78,000
23. 1981-06-01
    soldstatus $78,000

ⓘ 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: $1,590 · $132/mo
• Projected year-2 tax: $4,474 · $373/mo
• Expected delta: +$2,884/yr (+$240/mo · 181.4%)

ⓘ 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 ≥109°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,563
• − Mortgage interest: −$30,192
• − Property taxes: −$1,590
• − Insurance: −$2,695
• − Repairs & maintenance: −$4,045
• − Management: −$4,045
• − Depreciation: −$15,680
• Taxable loss: −$7,685
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $3,585/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

+591.0% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $539,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $549,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $565,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $595,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $619,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Price Changed $629,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-22 Listed $649,900 Stellar MLS as Distributed by MLS Grid
• 1986-06-06 Sold (Public Records) $77,300 Public Records
• 1982-07-01 Sold (Public Records) $78,000 Public Records
• 1981-06-01 Sold (Public Records) $78,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,590 · +0.6% YoY. Source: county tax records.