122 E Saint Annes Cir · Apollo Beach, FL 33572

$115,000

2 bd · 1.0 ba · 891 sqft · Condo public records · 251 Days on market

Built 1971 $242/mo HOA

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Caribbean Isles Residential Cooperative, a friendly 55+ gated waterfront community located in the heart of Apollo Beach, Florida. One of the many benefits of living in Caribbean Isles is no CDD and no lot rent, along with a low monthly maintenance fee. This move-in ready, furnished 2-bedroom, 1½-bath home features updated flooring and a new roof, making it easy to settle in and start enjoying the Florida lifestyle right away. Relax with your morning coffee or evening breeze in the comfortable screened-in room, a perfect space to unwind. If you enjoy the outdoors, you’ll love our kayak and boat launch facilities, with a scenic canal system that offers direct access to Tampa Bay. For those who enjoy friendly competition, the community features bocce ball, shuffleboard courts, and horseshoes. The heated community pool is open year-round, perfect for relaxing or socializing with neighbors. Inside the clubhouse, residents enjoy a craft room and a large game room complete with pool tables, card tables, indoor bar shuffleboard, and darts. Caribbean Isles offers an active social calendar with themed dinners, dances, and community events throughout the year, creating plenty of opportunities to connect with friends and neighbors. Ideally located between Tampa and Sarasota/Bradenton, you’ll have convenient access to beautiful Gulf beaches, shopping, dining, entertainment, and world-class attractions. Come see for yourself why so many love calling Caribbean Isles home.

Key facts

• Large craft room
• Well stocked library
• Boat ramp with dock

Tags

• CLUBHOUSE USED FOR DANCES
• WELL STOCKED LIBRARY
• LARGE CRAFT ROOM
• GAME ROOM WITH BILLIARD TABLES
• BOAT RAMP WITH DOCK

🏢 Co-op / cooperative unit. The $115,000 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 2-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#333 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, health & safety F.
• Hillsborough (suburban): math 47% / reading 50% proficiency, ranked #41 of 73 in FL (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 768 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.83% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $586
• Equity at exit: $17,147

10-year hold

• IRR: 10.9%
• Equity multiple: 1.89×
• Total profit: $28,510
• Equity at exit: $9,943

Cash invested: $32,200 (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 33572

• Rents YoY: 3.4%
• Active inventory: 768
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$242
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $284

Break-even live

Break-even rent $1,741

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $349	-5% $316	+0% $284	+5% $251	+10% $219
Rent	-10% $118	-5% $201	+0% $284	+5% $367	+10% $450
Rate	-1.0pp $342	-0.5pp $313	base $284	+0.5pp $254	+1.0pp $224

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Apollo Beach Blvd Apollo Beach, FL	2.0	1.0	583	$1,700	$2.92	4d	12	0.27mi
6144 Paseo Al Mar Blvd Apollo Beach, FL	1.0–2.0	1.0–2.0	1084	$2,164	$2.00	0d	28	0.62mi
6350 Union Station Ct Apollo Beach, FL	3.0	1.0–2.0	1116	$2,372	$2.13	0d	43	0.72mi
529 Red Mangrove Ln Apollo Beach, FL	3.0	2.0	1056	$2,200	$2.08	18d	1	1.18mi
917 Apollo Beach Blvd Apollo Beach, FL	2.0	1.0–2.0	1120	$2,361	$2.11	0d	4	1.23mi
960 Apollo Beach Blvd #102 Apollo Beach, FL	2.0	1.5	1002	$1,900	$1.90	25d	1	1.42mi
6981 Tapestry Heights Ave Apollo Beach, FL	3.0	1.0–2.0	1050	$2,262	$2.15	0d	36	1.42mi
1008 Apollo Beach Blvd Apollo Beach, FL	2.0	2.0	1125	$2,325	$2.07	5d	2	1.49mi
1021 Apollo Beach Blvd #3 Apollo Beach, FL	1.0	1.0	625	$1,750	$2.80	5d	1	1.50mi

HOA detail condo

• Monthly dues: $242 · $2,904/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 251 DOM
2. 2026-06-18
   days on market $115,000 Active 248 DOM
3. 2026-06-17
   days on market $115,000 Active 247 DOM
4. 2026-06-16
   days on market $115,000 Active 246 DOM
5. 2026-06-15
   days on market $115,000 Active 245 DOM
6. 2026-06-13
   days on market $115,000 Active 243 DOM
7. 2026-06-13
   days on market $115,000 Active 242 DOM
8. 2026-06-09
   days on market $115,000 Active 239 DOM
9. 2026-06-08
   days on market $115,000 Active 238 DOM
10. 2026-06-07
    days on market $115,000 Active 237 DOM
11. 2026-06-04
    days on market $115,000 Active 234 DOM
12. 2026-06-03
    days on market $115,000 Active 233 DOM
13. 2026-06-02
    days on market $115,000 Active 232 DOM
14. 2026-06-01
    days on market $115,000 Active 231 DOM
15. 2026-05-31
    days on market $115,000 Active 230 DOM
16. 2026-03-23
    price $115,000 1511-char remark

    Show marketing remark (1511 chars)

    Welcome to Caribbean Isles Residential Cooperative, a friendly 55+ gated waterfront community located in the heart of Apollo Beach, Florida. One of the many benefits of living in Caribbean Isles is no CDD and no lot rent, along with a low monthly maintenance fee. This move-in ready, furnished 2-bedroom, 1½-bath home features updated flooring and a new roof, making it easy to settle in and start enjoying the Florida lifestyle right away. Relax with your morning coffee or evening breeze in the comfortable screened-in room, a perfect space to unwind. If you enjoy the outdoors, you’ll love our kayak and boat launch facilities, with a scenic canal system that offers direct access to Tampa Bay. For those who enjoy friendly competition, the community features bocce ball, shuffleboard courts, and horseshoes. The heated community pool is open year-round, perfect for relaxing or socializing with neighbors. Inside the clubhouse, residents enjoy a craft room and a large game room complete with pool tables, card tables, indoor bar shuffleboard, and darts. Caribbean Isles offers an active social calendar with themed dinners, dances, and community events throughout the year, creating plenty of opportunities to connect with friends and neighbors. Ideally located between Tampa and Sarasota/Bradenton, you’ll have convenient access to beautiful Gulf beaches, shopping, dining, entertainment, and world-class attractions. Come see for yourself why so many love calling Caribbean Isles home.

17. 2025-10-13
    listed $124,900 Active 1511-char remark

    Show marketing remark (1511 chars)

    Welcome to Caribbean Isles Residential Cooperative, a friendly 55+ gated waterfront community located in the heart of Apollo Beach, Florida. One of the many benefits of living in Caribbean Isles is no CDD and no lot rent, along with a low monthly maintenance fee. This move-in ready, furnished 2-bedroom, 1½-bath home features updated flooring and a new roof, making it easy to settle in and start enjoying the Florida lifestyle right away. Relax with your morning coffee or evening breeze in the comfortable screened-in room, a perfect space to unwind. If you enjoy the outdoors, you’ll love our kayak and boat launch facilities, with a scenic canal system that offers direct access to Tampa Bay. For those who enjoy friendly competition, the community features bocce ball, shuffleboard courts, and horseshoes. The heated community pool is open year-round, perfect for relaxing or socializing with neighbors. Inside the clubhouse, residents enjoy a craft room and a large game room complete with pool tables, card tables, indoor bar shuffleboard, and darts. Caribbean Isles offers an active social calendar with themed dinners, dances, and community events throughout the year, creating plenty of opportunities to connect with friends and neighbors. Ideally located between Tampa and Sarasota/Bradenton, you’ll have convenient access to beautiful Gulf beaches, shopping, dining, entertainment, and world-class attractions. Come see for yourself why so many love calling Caribbean Isles home.

18. 2025-06-20
    historical
19. 2025-01-30
    price $124,900
20. 2024-08-28
    listed $138,900 Active
21. 2012-03-23
    historical
22. 2011-12-20
    listed $37,000

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$283/yr (+$24/mo · 42.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 5 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,203
• − Mortgage interest: −$6,442
• − Property taxes: −$671
• − Insurance: −$5,694
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$2,904
• − Depreciation: −$3,345
• Taxable income: $2,114
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $2,897/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: Hillsborough
• NCES district ID: 1200870
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $50,622
• Composite: 41.6/100
• National rank: #3435
• State rank: #41 of 73 in FL

Livability — Apollo Beach

• Score: 72/100
• State rank: #333
• US rank: #5784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apollo Beach, FL
• County: Hillsborough County · 1,540,968 people
• City population: 26,495
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 26,495
• Household income: $122,130
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 381.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 1,607,022 people
• By 2030: 1,733,968 · +7.9%
• By 2040: 1,979,565 · +23.2%
• By 2050: 2,203,427 · +37.1%
• By 2075: 2,667,893 · +66.0%
• By 2100: 2,891,558 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Guatemala
• Languages at home: 86% English-only · Spanish 10% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 47.8% · R 50.9% · Other 1.3%
• 2008→2024 swing: -10.2pp toward R · 2008: 7.1pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+6.9 2016: D+6.8 2012: D+6.7 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -393.97%
• Current HPI: 300.9596
• Rent YoY: ▲ 3.36%
• 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

+210.8% since first listed

7 events — show timeline

• 2026-03-23 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-28 Listed $138,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-12-20 Listed $37,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $671 · +8.2% YoY. Source: county tax records.