7701 Starkey Rd #102 · Bardmoor, FL 33777

$99,800

1 bd · 1.0 ba · 700 sqft · Condo public records · 33 Days on market

Built 1978 $425/mo HOA · 26% 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 +20.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this beautifully maintained second-floor corner unit located in a desirable 55+ community in the heart of Seminole. This light and bright condo features stunning luxury vinyl flooring throughout, offering both style and durability. Enjoy your morning coffee or evening relaxation on the screened-in balcony, perfectly positioned for privacy and fresh Florida breezes. The kitchen is a nice size with ample counter space and abundant cabinetry, making meal prep and storage a breeze. This home offers added peace of mind with major updates already completed, including a water heater, newer AC, and updated electrical panel, all replaced in 2020. L

Key facts

• $425 HOA
• Community pool
• Built 1978

Property features AI

Finance

• Other: Directions: Park Blvd to North on Starkey, turn right into complex; unit is just to left when you pull in
• Financial info: Total annual fees: $5,100; Lease restrictions apply
• HOA & community: HOA managed by Kerry, Property Resource Management; Monthly condo/HOA fee: $425 (includes cable TV, common area taxes, pool, reserves, insurance, structure & grounds maintenance, management, recreational facilities, sewer, trash); Association approval required; Association amenities: clubhouse, laundry, maintenance, pool, spa/hot tub, tennis courts, shuffleboard court; Community features: association-owned recreation, clubhouse, deed restrictions, pool, sidewalks, tennis courts, street lights; Senior community; Pets allowed with size limit (max 35 lbs); Full-time management

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security lights
• Utilities: Public water; Public sewer; Electricity connected; Cable available and connected; Broadband/high-speed internet available; Fire hydrant nearby; Water connected; Sewer connected
• Home design: Condominium (residential); Boulevard Club building; 2 total stories; unit on 2nd floor; Faces west; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of multi-unit condominium
• Exterior features: Covered, enclosed and screened porches with front and rear porch access; Balcony; Outdoor lighting; Private mailbox; Sliding doors; Storage; Tennis court(s); Gunite in-ground pool with lighting and outside bath access; Mature landscaping and trees; Sidewalks and paved (asphalt) roads

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (located on 2nd floor)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Window treatments; Blinds; Security lights
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Bardmoor — 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 79/100 on livability (#141 in FL, #2,118 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: schools D, amenities 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.
• Market conditions: Rents flat; 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $690 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 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major flood risk; 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 $96,806 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1978 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 5.1

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-11,676
• Equity at exit: $14,881

10-year hold

• IRR: -10.2%
• Equity multiple: 0.49×
• Total profit: $-14,260
• Equity at exit: $8,629

Cash invested: $27,944 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$42
• HOA: −$425
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $130

Break-even live

Break-even rent $1,455

Max offer price $99,800

Occupancy floor 87%

Sensitivity live

Price	-10% $187	-5% $159	+0% $130	+5% $102	+10% $74
Rent	-10% $2	-5% $66	+0% $130	+5% $194	+10% $258
Rate	-1.0pp $181	-0.5pp $156	base $130	+0.5pp $105	+1.0pp $78

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: $24,950
• Closing costs: $2,994
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Starkey Rd Largo, FL	1.0	1.0	615	$1,600	$2.60	15d	5	0.07mi
8304 Bardmoor Blvd #104 Seminole, FL	1.0	1.0	700	$1,599	$2.28	4d	1	1.29mi
9700 Starkey Rd #322 Seminole, FL	1.0	1.0	700	$1,499	$2.14	22d	1	1.33mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$1,807	$1.59	2d	18	1.37mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-05-07
   historical $1,150
2. 2026-05-04
   status Pending
3. 2026-04-21
   price $99,800
4. 2026-04-14
   price $109,000
5. 2026-04-01
   price $1,150
6. 2026-04-01
   listed $110,000 Active
7. 2026-03-30
   price $1,250
8. 2026-03-28
   price $1,150
9. 2026-02-21
   listed $1,450
10. 2026-02-10
    historical $1,300
11. 2026-01-14
    listed $1,300
12. 2025-12-17
    historical $1,200
13. 2025-12-11
    price $1,200
14. 2025-10-18
    listed $1,450
15. 2024-11-06
    historical $1,400
16. 2024-10-03
    listed $1,400
17. 2024-08-28
    historical
18. 2024-08-15
    price $140,000
19. 2024-08-08
    price $170,000
20. 2024-06-28
    listed $171,000 Active
21. 2024-06-25
    historical $1,600
22. 2024-06-02
    listed $1,600
23. 2023-01-25
    price $170,000
24. 2023-01-24
    status Active
25. 2023-01-24
    price $173,000
26. 2022-11-12
    price $180,000
27. 2022-10-27
    listed $199,900 Active
28. 2022-04-22
    soldstatus $107,000
29. 2022-04-20
    soldstatus $107,000 Closed
30. 2022-02-28
    status Pending
31. 2022-02-25
    listed $99,900 Active
32. 2006-05-12
    soldstatus $85,000
33. 1997-12-05
    soldstatus $31,800
34. 1987-05-29
    soldstatus $31,000
35. 1984-03-01
    soldstatus $32,000

ⓘ 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: $1,911 · $159/mo
• Projected year-2 tax: $1,911 · $159/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,437
• − Mortgage interest: −$5,590
• − Property taxes: −$1,911
• − Insurance: −$499
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$5,100
• − Depreciation: −$2,903
• Taxable income: $323
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,487/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 — Bardmoor

• Score: 79/100
• State rank: #141
• US rank: #2118

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bardmoor, FL
• County: Pinellas County · 939,478 people
• City population: 18,276
• 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

-96.4% since first listed

35 events — show timeline

• 2026-05-07 Rental Removed $1,150 STELLARMLS
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $99,800 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $1,150 STELLARMLS
• 2026-04-01 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $1,250 STELLARMLS
• 2026-03-28 Price Changed $1,150 STELLARMLS
• 2026-02-21 Listed for Rent $1,450 STELLARMLS
• 2026-02-10 Rental Removed $1,300 STELLARMLS
• 2026-01-14 Listed for Rent $1,300 STELLARMLS
• 2025-12-17 Rental Removed $1,200 STELLARMLS
• 2025-12-11 Price Changed $1,200 STELLARMLS
• 2025-10-18 Listed for Rent $1,450 STELLARMLS
• 2024-11-06 Rental Removed $1,400 STELLARMLS
• 2024-10-03 Listed for Rent $1,400 STELLARMLS
• 2024-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Listed $171,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-25 Rental Removed $1,600 STELLARMLS
• 2024-06-02 Listed for Rent $1,600 STELLARMLS
• 2023-01-25 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-24 Price Changed $173,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-12 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-27 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-22 Sold (Public Records) $107,000 Public Records
• 2022-04-20 Sold (MLS) $107,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-25 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-12 Sold (Public Records) $85,000 Public Records
• 1997-12-05 Sold (Public Records) $31,800 Public Records
• 1987-05-29 Sold (Public Records) $31,000 Public Records
• 1984-03-01 Sold (Public Records) $32,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,911 · +7.2% YoY. Source: county tax records.