8220 112th St #109 · Seminole, FL 33772

$68,000

2 bd · 1.0 ba · 874 sqft · Condo public records · 56 Days on market

Built 1967 $853/mo HOA · 49% 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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

GREAT LOCATION ON 1ST FLOOR OVERLOOKING CANAL THAT FEEDS INTO LAKE. NEWER CARPET & PAINT IN NEUTRAL COLORS, WOOD LOUVER BLINDS ON DINING AREA & LIVING ROOM WINDOWS. NEW FLOORING IN KITCHEN & DINING AREA, BATH HAS WALK-IN SHOWER & NEWER COUNTER/CABINETS & SINK. MASTER BEDROOM WITH WALK-IN CLOSET. LANAI WITH ROLL-UP BAMBOO SHADES, CEILING FANS IN EVERY ROOM. PATIO PAVERS OUTSIDE LANAI WITH GREAT A VIEW TO ENJOY. JUST A SHORT WALK OVER THE BRIDGE TO THE YEAR-ROUNDED HEATED POOL/SPA AND THE PEACOCK CENTER. LOTS OF ACTIVITIES BINGO, CARD GAMES, POOL HALL, LINE DANCING PLUS LOTS OF OTHER EVENTS TO ENJOY. WE ALSO OFFER A FREE SHUTTLE BUS TO LOCAL SHOPPING.

Key facts

• Ground floor unit
• Enclosed rear porch
• Functional layout

Tags

• GROUND FLOOR UNIT
• FUNCTIONAL LAYOUT
• AMPLE STORAGE
• ENCLOSED REAR PORCH
• OVERLOOKING THE CANAL
• HEATED POOL

Property features AI

Finance

• Other: Total living area listed as 874 (source: public records)
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Association: Chuck Eade); Monthly HOA fee approximately $853.41 covering common area taxes, pool, building and grounds maintenance, pest control, recreational facilities, sewer, trash and water; Association approval required; Community features include clubhouse, park, pool, sidewalks, street lights; buyer approval required; senior community; no pets allowed

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Residential condominium; One-level unit (floor 1); Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area approximately 874 square feet; Stories total: 2
• Exterior features: Enclosed patio/porch; Private mailbox; Sidewalk; Storage; Canal view

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Built-in features; Ceiling fan(s); Walk-in closet(s); Window treatments
• Laundry & utility: No washer/dryer listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $68k.

Deal economics

• At list price, monthly cash flow is $33 ($392/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $470 of loan paydown is wiped out by about $2k 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 56 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 49% 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 $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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. 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 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: 2.56% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 3.3

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: -21.7%
• Equity multiple: 0.30×
• Total profit: $-13,312
• Equity at exit: $10,139

10-year hold

• IRR: -80.9%
• Equity multiple: -0.35×
• Total profit: $-25,745
• Equity at exit: $5,879

Cash invested: $19,040 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$357
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$28
• HOA: −$853
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $33

Break-even live

Break-even rent $1,700

Max offer price $68,000

Occupancy floor 93%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	24d	1	0.07mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.09mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	4d	1	0.14mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	24d	1	0.19mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	4d	1	0.22mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	4d	1	0.23mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	18d	1	0.23mi
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	24d	1	0.57mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	3d	2	0.74mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	4d	3	0.74mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	4d	1	0.74mi
8201 120th St Seminole, FL	3.0	2.0	1056	$2,500	$2.37	11d	1	0.76mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	24d	1	0.82mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	4d	2	0.86mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	8d	1	0.87mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	2d	40	0.88mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	4d	1	0.96mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	4d	1	1.04mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	3d	2	1.04mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	24d	1	1.09mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	24d	1	1.11mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	2d	18	1.11mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	24d	1	1.12mi
10032 65th Ave N #24 Saint Petersburg, FL	2.0	2.0	1010	$1,650	$1.63	24d	1	1.40mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	20d	1	1.42mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	24d	1	1.42mi
10035 63rd Ave N #18 Saint Petersburg, FL	2.0	1.0	1010	$2,125	$2.10	24d	1	1.45mi

HOA detail condo

• Monthly dues: $853 · $10,236/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $68,000 Active 56 DOM
2. 2026-06-17
   days on market $68,000 Active 55 DOM
3. 2026-06-16
   days on market $68,000 Active 54 DOM
4. 2026-06-15
   days on market $68,000 Active 53 DOM
5. 2026-06-13
   days on market $68,000 Active 51 DOM
6. 2026-06-09
   days on market $68,000 Active 47 DOM
7. 2026-06-08
   days on market $68,000 Active 46 DOM
8. 2026-06-07
   days on market $68,000 Active 45 DOM
9. 2026-06-04
   days on market $68,000 Active 42 DOM
10. 2026-06-03
    pricedays on market $68,000 Active 41 DOM
11. 2026-06-01
    days on market $69,999 Active 39 DOM
12. 2026-05-31
    days on market $69,999 Active 38 DOM
13. 2026-05-07
    price $69,999
14. 2026-04-23
    listed $73,000 Active
15. 2026-04-20
    historical
16. 2026-03-19
    price $86,500
17. 2025-10-22
    listed $89,500 Active
18. 2014-08-22
    soldstatus $45,900 Sold 687-char remark

    Show marketing remark (687 chars)

    GREAT LOCATION ON 1ST FLOOR OVERLOOKING CANAL THAT FEEDS INTO LAKE. NEWER CARPET & PAINT IN NEUTRAL COLORS, WOOD LOUVER BLINDS ON DINING AREA & LIVING ROOM WINDOWS. NEW FLOORING IN KITCHEN & DINING AREA, BATH HAS WALK-IN SHOWER & NEWER COUNTER/CABINETS & SINK. MASTER BEDROOM WITH WALK-IN CLOSET. LANAI WITH ROLL-UP BAMBOO SHADES, CEILING FANS IN EVERY ROOM. PATIO PAVERS OUTSIDE LANAI WITH GREAT A VIEW TO ENJOY. JUST A SHORT WALK OVER THE BRIDGE TO THE YEAR-ROUNDED HEATED POOL/SPA AND THE PEACOCK CENTER. LOTS OF ACTIVITIES BINGO, CARD GAMES, POOL HALL, LINE DANCING PLUS LOTS OF OTHER EVENTS TO ENJOY. WE ALSO OFFER A FREE SHUTTLE BUS TO LOCAL SHOPPING.

19. 2014-08-05
    status Pending 687-char remark

    Show marketing remark (687 chars)

    GREAT LOCATION ON 1ST FLOOR OVERLOOKING CANAL THAT FEEDS INTO LAKE. NEWER CARPET & PAINT IN NEUTRAL COLORS, WOOD LOUVER BLINDS ON DINING AREA & LIVING ROOM WINDOWS. NEW FLOORING IN KITCHEN & DINING AREA, BATH HAS WALK-IN SHOWER & NEWER COUNTER/CABINETS & SINK. MASTER BEDROOM WITH WALK-IN CLOSET. LANAI WITH ROLL-UP BAMBOO SHADES, CEILING FANS IN EVERY ROOM. PATIO PAVERS OUTSIDE LANAI WITH GREAT A VIEW TO ENJOY. JUST A SHORT WALK OVER THE BRIDGE TO THE YEAR-ROUNDED HEATED POOL/SPA AND THE PEACOCK CENTER. LOTS OF ACTIVITIES BINGO, CARD GAMES, POOL HALL, LINE DANCING PLUS LOTS OF OTHER EVENTS TO ENJOY. WE ALSO OFFER A FREE SHUTTLE BUS TO LOCAL SHOPPING.

20. 2014-06-14
    listed $46,900 Active 687-char remark

    Show marketing remark (687 chars)

    GREAT LOCATION ON 1ST FLOOR OVERLOOKING CANAL THAT FEEDS INTO LAKE. NEWER CARPET & PAINT IN NEUTRAL COLORS, WOOD LOUVER BLINDS ON DINING AREA & LIVING ROOM WINDOWS. NEW FLOORING IN KITCHEN & DINING AREA, BATH HAS WALK-IN SHOWER & NEWER COUNTER/CABINETS & SINK. MASTER BEDROOM WITH WALK-IN CLOSET. LANAI WITH ROLL-UP BAMBOO SHADES, CEILING FANS IN EVERY ROOM. PATIO PAVERS OUTSIDE LANAI WITH GREAT A VIEW TO ENJOY. JUST A SHORT WALK OVER THE BRIDGE TO THE YEAR-ROUNDED HEATED POOL/SPA AND THE PEACOCK CENTER. LOTS OF ACTIVITIES BINGO, CARD GAMES, POOL HALL, LINE DANCING PLUS LOTS OF OTHER EVENTS TO ENJOY. WE ALSO OFFER A FREE SHUTTLE BUS TO LOCAL SHOPPING.

21. 2013-08-16
    soldstatus $32,000
22. 2013-07-08
    listed $39,900

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $20,896
• − Mortgage interest: −$3,809
• − Property taxes: −$1,260
• − Insurance: −$340
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$10,236
• − Depreciation: −$1,978
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $409/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

+75.4% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $69,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $73,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $86,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Listed $89,500 Stellar MLS as Distributed by MLS Grid
• 2014-08-22 Sold (MLS) $45,900 Stellar MLS as Distributed by MLS Grid
• 2014-08-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Listed $46,900 Stellar MLS as Distributed by MLS Grid
• 2013-08-16 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2013-07-08 Listed $39,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $1,260 · +1.8% YoY. Source: county tax records.