8950 Park Blvd · Seminole, FL 33777

$165,000

3 bd · 0.5 ba · 405 sqft · Condo public records · 14 Days on market

Built 1981 ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +4.6/10.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Huge Penthouse Condo * Gorgeous Area * Beautiful Gulf Course View * Buyer Must be approved by HOA * HOA is $910 per month * 3 bedroom * 3 bathroom * 2200 square ft Price: $155,000 all Cash Earnest Money: $2500 Earnest Money Deposit Close: Must Close in 10 days HOA Covers: * water * trash * swimming pool * community room with the library and pool table * lawn maintenance * all maintenance of the building including the steps the elevator the roof the washrooms that have the washer and dryers in them. * The mailroom

Key facts

• Pool table
• Lawn maintenance
• Swimming pool

Tags

• GULF COURSE VIEW
• SWIMMING POOL
• COMMUNITY ROOM
• LIBRARY
• POOL TABLE
• LAWN MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 6.7% 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; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.08% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 7.7

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-32,011
• Equity at exit: $24,602

10-year hold

• IRR: -23.1%
• Equity multiple: 0.01×
• Total profit: $-45,925
• Equity at exit: $14,266

Cash invested: $46,200 (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 33777

• Rents YoY: 0.4%
• Active inventory: 192
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 11 same-building comps: −$217
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-15

Break-even live

Break-even rent $1,802

Max offer price $162,853

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $42	+0% $-15	+5% $-72	+10% $-129
Rent	-10% $-156	-5% $-85	+0% $-15	+5% $56	+10% $126
Rate	-1.0pp $68	-0.5pp $27	base $-15	+0.5pp $-58	+1.0pp $-101

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 13 events

1. 2026-05-13
   price $1,595
2. 2026-05-12
   listed $165,000 Active
3. 2026-04-22
   listed $1,650
4. 2025-10-29
   historical $1,395
5. 2025-10-04
   price $1,395
6. 2025-09-27
   price $1,450
7. 2025-07-10
   listed $1,595
8. 2024-03-30
   historical $1,695
9. 2024-03-12
   price $1,695
10. 2024-02-08
    listed $1,700
11. 2024-02-08
    historical $1,495
12. 2024-02-04
    price $1,495
13. 2024-01-23
    listed $1,795

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $21,401
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − HOA: −$2,604
• − Depreciation: −$4,800
• Taxable loss: −$2,767
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $486/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

-11.1% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $1,595 RENTALBEAST
• 2026-05-12 Listed $165,000 FSBO.com
• 2026-04-22 Listed for Rent $1,650 RENTALBEAST
• 2025-10-29 Rental Removed $1,395 TENANTTURNER2
• 2025-10-04 Price Changed $1,395 TENANTTURNER2
• 2025-09-27 Price Changed $1,450 TENANTTURNER2
• 2025-07-10 Listed for Rent $1,595 TENANTTURNER2
• 2024-03-30 Rental Removed $1,695 BUILDIUM
• 2024-03-12 Price Changed $1,695 BUILDIUM
• 2024-02-08 Listed for Rent $1,700 BUILDIUM
• 2024-02-08 Rental Removed $1,495 BUILDIUM
• 2024-02-04 Price Changed $1,495 BUILDIUM
• 2024-01-23 Listed for Rent $1,795 BUILDIUM