12400 Park Blvd #521 · Seminole, FL 33772

$103,980

1 bd · 1.0 ba · 640 sqft · Condo public records · 77 Days on market

Built 1968 $494/mo HOA · 34% of rent ↓ 23% 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).

• 1% rule +8.9/10.0
• Cash flow +8.8/30.0
• 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
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

" Huge Price Reduction " Absolutely well-kept, friendly, and NO LAND LEASE community! Enjoy privacy and tranquility in this secluded 55+ villa community, ideally located near upscale neighborhoods in Seminole. This cozy and charming 1-bedroom, 1-bath unit features a spacious bonus room—perfect for a home office, hobby space, or guest area. Originally the model home at the time of construction, this property has been lovingly maintained and passed down through generations. All windows were upgraded in 2018, and the unit also includes a convenient in-unit laundry closet. A private carport with an adjacent driveway provides easy and direct access to the unit. Residents enjoy a

Key facts

• Shuffleboard courts
• Spacious bonus room
• Upgraded windows

Tags

• SPACIOUS BONUS ROOM
• UPGRADED WINDOWS
• IN-UNIT LAUNDRY CLOSET
• PRIVATE CARPORT
• HEATED POOL
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Unit is furnished; Total annual association fees $5,928
• HOA & community: Monthly condo fee of $494; Association amenities include clubhouse, fitness center, laundry, gated lobby key, pool and shuffleboard court; Association fee covers cable TV, common area taxes, pool, reserves, insurance, internet, structural and grounds maintenance, management, pest control, private road, sewer, trash and water; Senior community; buyer approval required; deed restrictions; sidewalks and street lights; pets not allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Natural gas available and connected; Water and sewer available and connected
• Home design: Condominium; Single-story; Faces southwest
• Construction: Block and concrete construction; Shingle roof; Block foundation; Built as part of Seminole Hill Villas
• Exterior features: Lighting; Rain gutters; Sidewalks; Asphalt/paved road; private maintained road

Interior

• Kitchen: Microwave; Refrigerator; Gas water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Electric and Natural Gas); Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Blinds, rods and shades on windows
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (14.4% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $89k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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; 7 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 $719 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 77 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $88,961 (14.4% below list)

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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 1.39% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 6.0

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: -27.8%
• Equity multiple: 0.11×
• Total profit: $-26,028
• Equity at exit: $15,504

10-year hold

• IRR: -63.8%
• Equity multiple: -0.52×
• Total profit: $-44,146
• Equity at exit: $8,990

Cash invested: $29,114 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$545
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$43
• HOA: −$494
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-85

Break-even live

Break-even rent $1,553

Max offer price $88,961

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-56	+0% $-85	+5% $-114	+10% $-144
Rent	-10% $-199	-5% $-142	+0% $-85	+5% $-28	+10% $29
Rate	-1.0pp $-33	-0.5pp $-59	base $-85	+0.5pp $-112	+1.0pp $-139

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: $25,995
• Closing costs: $3,119
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,296	$1.41	2d	40	0.31mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	1.17mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	1.20mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	1.22mi
642 180th Ave E Unit B Redington Shores, FL	1.0	1.0	600	$1,650	$2.75	18d	1	1.27mi
638 180th Ave E Unit 1 Redington Shores, FL	1.0	1.0	446	$1,295	$2.90	3d	1	1.28mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$1,500	$1.81	4d	2	1.43mi

HOA detail condo

• Monthly dues: $494 · $5,928/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $103,980 Active 77 DOM
2. 2026-06-17
   days on market $103,980 Active 76 DOM
3. 2026-06-16
   days on market $103,980 Active 75 DOM
4. 2026-06-15
   days on market $103,980 Active 74 DOM
5. 2026-06-13
   days on market $103,980 Active 72 DOM
6. 2026-06-09
   days on market $103,980 Active 68 DOM
7. 2026-06-08
   days on market $103,980 Active 67 DOM
8. 2026-06-07
   days on market $103,980 Active 66 DOM
9. 2026-06-04
   days on market $103,980 Active 63 DOM
10. 2026-06-03
    days on market $103,980 Active 62 DOM
11. 2026-06-01
    days on market $103,980 Active 60 DOM
12. 2026-05-31
    days on market $103,980 Active 59 DOM
13. 2026-05-16
    price $103,980
14. 2026-04-15
    price $123,888
15. 2026-04-02
    listed $135,000 Active

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,339
• − Mortgage interest: −$5,824
• − Property taxes: −$1,726
• − Insurance: −$520
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − HOA: −$5,928
• − Depreciation: −$3,025
• Taxable loss: −$2,459
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $-430/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

• 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

-23.0% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $103,980 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $123,888 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $135,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.9%/yr

Latest (2025): $1,726 · +11.0% YoY. Source: county tax records.