11700 Park Blvd #105 · Seminole, FL 33772

$85,000

1 bd · 1.0 ba · 770 sqft · Condo public records · 101 Days on market

Built 1972 $479/mo HOA · 30% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Seminole ground floor 55+ condo. This is a move in ready unit. Located right off Park Blvd in the heart of Seminole. Easy access to shopping and just over a mile to the beach. Covered carport is just steps to the unit. Very nice floorplan that leads out back to a manicured courtyard and pool. This is a must see property property.

Key facts

• Covered parking
• Community pool
• First floor condo

Tags

• FIRST FLOOR CONDO
• COMMUNITY POOL
• COVERED PARKING
• NEW ROOF

Property features AI

Finance

• Other: Irrigation equipment present; Paved road access; Lot size about 1.28 acres
• Financial info: Land lease payment: $149; Total annual fees: $5,748; Lease restrictions apply
• HOA & community: Monthly HOA fee of $479; HOA includes pool, reserves, insurance, building and grounds maintenance, management, sewer, trash and water; Association approval required; Association name: condominium associates; Senior community; Pets not allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Single-story; Faces north; Living area recorded as 770 square feet
• Construction: Block and stucco construction; Other roof type; Slab foundation; Building/Unit: A105
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Building has an elevator
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 101 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.87% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 4.5

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,175
• Equity at exit: $12,674

10-year hold

• IRR: 1.6%
• Equity multiple: 1.09×
• Total profit: $2,188
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$446
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$35
• HOA: −$479
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $248

Break-even live

Break-even rent $1,273

Max offer price $85,000

Occupancy floor 79%

Sensitivity live

Price	-10% $296	-5% $272	+0% $248	+5% $224	+10% $200
Rent	-10% $123	-5% $186	+0% $248	+5% $311	+10% $374
Rate	-1.0pp $291	-0.5pp $270	base $248	+0.5pp $226	+1.0pp $204

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	25d	1	0.01mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,296	$1.41	2d	40	0.32mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.49mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	25d	1	0.53mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	4d	2	0.54mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.59mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.61mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.61mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.63mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.64mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	5d	1	0.65mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.68mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	8d	1	0.73mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	18d	1	0.74mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$1,500	$1.81	4d	2	0.92mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	5d	1	1.19mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	4d	1	1.21mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	1.27mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	4d	2	1.27mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$1,807	$1.59	2d	18	1.35mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	1.35mi

HOA detail condo

• Monthly dues: $479 · $5,748/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 101 DOM
2. 2026-06-17
   days on market $85,000 Active 100 DOM
3. 2026-06-16
   days on market $85,000 Active 99 DOM
4. 2026-06-15
   days on market $85,000 Active 98 DOM
5. 2026-06-13
   days on market $85,000 Active 96 DOM
6. 2026-06-09
   days on market $85,000 Active 92 DOM
7. 2026-06-08
   days on market $85,000 Active 91 DOM
8. 2026-06-07
   days on market $85,000 Active 90 DOM
9. 2026-06-04
   days on market $85,000 Active 87 DOM
10. 2026-06-03
    days on market $85,000 Active 86 DOM
11. 2026-06-01
    days on market $85,000 Active 84 DOM
12. 2026-05-31
    days on market $85,000 Active 83 DOM
13. 2026-04-13
    price $85,000
14. 2026-03-09
    listed $89,900 Active
15. 2022-03-31
    soldstatus $115,000 Closed 338-char remark

    Show marketing remark (338 chars)

    Lovely Seminole ground floor 55+ condo. This is a move in ready unit. Located right off Park Blvd in the heart of Seminole. Easy access to shopping and just over a mile to the beach. Covered carport is just steps to the unit. Very nice floorplan that leads out back to a manicured courtyard and pool. This is a must see property property.

16. 2022-03-03
    status Pending 338-char remark

    Show marketing remark (338 chars)

    Lovely Seminole ground floor 55+ condo. This is a move in ready unit. Located right off Park Blvd in the heart of Seminole. Easy access to shopping and just over a mile to the beach. Covered carport is just steps to the unit. Very nice floorplan that leads out back to a manicured courtyard and pool. This is a must see property property.

17. 2022-02-11
    listed $125,000 Active 338-char remark

    Show marketing remark (338 chars)

    Lovely Seminole ground floor 55+ condo. This is a move in ready unit. Located right off Park Blvd in the heart of Seminole. Easy access to shopping and just over a mile to the beach. Covered carport is just steps to the unit. Very nice floorplan that leads out back to a manicured courtyard and pool. This is a must see property property.

18. 2013-04-16
    soldstatus $22,000
19. 2013-04-10
    soldstatus $22,000 136-char remark

    Show marketing remark (136 chars)

    Ground Floor unit with carport. Complex features Pool, is located near Beaches, Bus Line, Shopping, Post Office, Rec Center and Library.

20. 2013-01-25
    listed $23,500 136-char remark

    Show marketing remark (136 chars)

    Ground Floor unit with carport. Complex features Pool, is located near Beaches, Bus Line, Shopping, Post Office, Rec Center and Library.

21. 2002-09-16
    soldstatus $27,900
22. 1986-05-13
    soldstatus $39,000
23. 1981-04-01
    soldstatus $31,900

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$160/yr (+$13/mo · 29.3%)

ⓘ 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: $19,048
• − Mortgage interest: −$4,761
• − Property taxes: −$546
• − Insurance: −$425
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − HOA: −$5,748
• − Depreciation: −$2,473
• Taxable income: $2,048
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $2,489/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

+166.5% since first listed

11 events — show timeline

• 2026-04-13 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-31 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-11 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-16 Sold (Public Records) $22,000 Public Records
• 2013-04-10 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-25 Listed $23,500 Stellar MLS as Distributed by MLS Grid
• 2002-09-16 Sold (Public Records) $27,900 Public Records
• 1986-05-13 Sold (Public Records) $39,000 Public Records
• 1981-04-01 Sold (Public Records) $31,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $546 · +19.7% YoY. Source: county tax records.