8220 112th St #208 · Seminole, FL 33772

$74,900

1 bd · 1.0 ba · 608 sqft · Condo public records · 69 Days on market

Built 1967 $606/mo HOA · 43% of rent

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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 +14.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 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

NICE UNIT ON 2ND FLOOR WITH LANAI OVERLOOKING CANAL WATERWAY. FLOOR TO CEILING MIRROR IN LIVING ROOM , UPGRADED KITCHEN COUNTERS, TILE BACKSPLASH, BATH IS TILED WITH SHOWER/TUB COMBO. AND SLIDING DOORS. ENJOY YOUR VIEW FROM THE LANAI WITH VERTICALS BLINDS FOR PRIVACY. JUST A SHORT WALK TO THE POOL/SPA & PEACOCK CENTER. SEMINOLE GARDENS OFFERS LOTS OF ACTIVITIES & AMENITIES, YEAR ROUND HEATED POOL/SPA, SAUNA, SHUFFLEBOARD, BILLIARD GAMES, BINGO, A VARIETY OF CARD GAMES, AND MUCH MUCH MORE. OUR BUSY WINTER SEASON OFFERS LIVE ENTERTAINMENT WITH DINNER/DANCING, CHARITY SHOW, PLUS ALL THE HOLIDAY CELEBRATIONS. WE OFFER FREE BUS SHUTTLE TO LOCAL SHOPPING & BANKING 5 DAYS A WEEK.

Key facts

• Shared laundry
• Landscaping
• Canal

Tags

• FLORIDA ROOM
• BACKYARD
• CANAL
• LANDSCAPING
• STORAGE CLOSET
• SHARED LAUNDRY

Property features AI

Finance

• Other: Unfurnished; Third-party listing; Living area reported as 608 square feet
• Financial info: Total monthly fees: $606; Total annual fees: $7,272; Lease restrictions apply
• HOA & community: Association: Regina Tilley; Monthly condo fee: $606 (includes pool, common area taxes, escrow reserves fund, structure maintenance, grounds maintenance, general maintenance, management, sewer, trash, water); Association approval required; Association amenities include racquetball; Community features include fitness center and pool; Senior community; Pets not allowed

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One story building; Unit on the 2nd floor; Faces southwest
• Construction: Concrete and frame construction; Shingle roof; Slab foundation; Built as part of Building 14
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (located on 2nd floor)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Florida room; Other interior features
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $14 ($166/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 209 active listings in the ZIP; 6 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 $518 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 69 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.
• Current owner paid $21k; list at $75k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
9. 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.
10. 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.
11. 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: 1.89% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 4.4

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: -21.6%
• Equity multiple: 0.29×
• Total profit: $-14,880
• Equity at exit: $11,168

10-year hold

• IRR: -50.9%
• Equity multiple: -0.23×
• Total profit: $-25,789
• Equity at exit: $6,476

Cash invested: $20,972 (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: 209
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$393
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$31
• HOA: −$606
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $14

Break-even live

Break-even rent $1,395

Max offer price $74,900

Occupancy floor 94%

Sensitivity live

Price	-10% $56	-5% $35	+0% $14	+5% $-7	+10% $-29
Rent	-10% $-98	-5% $-42	+0% $14	+5% $70	+10% $125
Rate	-1.0pp $52	-0.5pp $33	base $14	+0.5pp $-6	+1.0pp $-25

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.14mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.19mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.22mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$1,500	$1.81	5d	2	0.86mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,296	$1.41	3d	40	0.88mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$1,807	$1.59	3d	18	1.11mi

HOA detail condo

• Monthly dues: $606 · $7,272/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $74,900 Active 69 DOM
2. 2026-06-17
   days on market $74,900 Active 68 DOM
3. 2026-06-16
   days on market $74,900 Active 67 DOM
4. 2026-06-15
   days on market $74,900 Active 66 DOM
5. 2026-06-13
   days on market $74,900 Active 64 DOM
6. 2026-06-09
   days on market $74,900 Active 60 DOM
7. 2026-06-08
   days on market $74,900 Active 59 DOM
8. 2026-06-07
   days on market $74,900 Active 58 DOM
9. 2026-06-04
   days on market $74,900 Active 55 DOM
10. 2026-06-03
    days on market $74,900 Active 54 DOM
11. 2026-06-01
    days on market $74,900 Active 52 DOM
12. 2026-05-31
    days on market $74,900 Active 51 DOM
13. 2026-04-10
    listed $74,900 Active
14. 2019-04-11
    historical
15. 2019-04-05
    price $49,000
16. 2018-11-27
    price $54,000
17. 2018-07-25
    listed $55,000 Active
18. 2015-08-10
    historical 699-char remark

    Show marketing remark (699 chars)

    NICE UNIT ON 2ND FLOOR WITH LANAI OVERLOOKING CANAL WATERWAY. FLOOR TO CEILING MIRROR IN LIVING ROOM , UPGRADED KITCHEN COUNTERS, TILE BACKSPLASH, BATH IS TILED WITH SHOWER/TUB COMBO. AND SLIDING DOORS. ENJOY YOUR VIEW FROM THE LANAI WITH VERTICALS BLINDS FOR PRIVACY. JUST A SHORT WALK TO THE POOL/SPA & PEACOCK CENTER. SEMINOLE GARDENS OFFERS LOTS OF ACTIVITIES & AMENITIES, YEAR ROUND HEATED POOL/SPA, SAUNA, SHUFFLEBOARD, BILLIARD GAMES, BINGO, A VARIETY OF CARD GAMES, AND MUCH MUCH MORE. OUR BUSY WINTER SEASON OFFERS LIVE ENTERTAINMENT WITH DINNER/DANCING, CHARITY SHOW, PLUS ALL THE HOLIDAY CELEBRATIONS. WE OFFER FREE BUS SHUTTLE TO LOCAL SHOPPING & BANKING 5 DAYS A WEEK.

19. 2015-07-31
    soldstatus $21,000 Sold 699-char remark

    Show marketing remark (699 chars)

    NICE UNIT ON 2ND FLOOR WITH LANAI OVERLOOKING CANAL WATERWAY. FLOOR TO CEILING MIRROR IN LIVING ROOM , UPGRADED KITCHEN COUNTERS, TILE BACKSPLASH, BATH IS TILED WITH SHOWER/TUB COMBO. AND SLIDING DOORS. ENJOY YOUR VIEW FROM THE LANAI WITH VERTICALS BLINDS FOR PRIVACY. JUST A SHORT WALK TO THE POOL/SPA & PEACOCK CENTER. SEMINOLE GARDENS OFFERS LOTS OF ACTIVITIES & AMENITIES, YEAR ROUND HEATED POOL/SPA, SAUNA, SHUFFLEBOARD, BILLIARD GAMES, BINGO, A VARIETY OF CARD GAMES, AND MUCH MUCH MORE. OUR BUSY WINTER SEASON OFFERS LIVE ENTERTAINMENT WITH DINNER/DANCING, CHARITY SHOW, PLUS ALL THE HOLIDAY CELEBRATIONS. WE OFFER FREE BUS SHUTTLE TO LOCAL SHOPPING & BANKING 5 DAYS A WEEK.

20. 2015-07-29
    status Pending 699-char remark

    Show marketing remark (699 chars)

    NICE UNIT ON 2ND FLOOR WITH LANAI OVERLOOKING CANAL WATERWAY. FLOOR TO CEILING MIRROR IN LIVING ROOM , UPGRADED KITCHEN COUNTERS, TILE BACKSPLASH, BATH IS TILED WITH SHOWER/TUB COMBO. AND SLIDING DOORS. ENJOY YOUR VIEW FROM THE LANAI WITH VERTICALS BLINDS FOR PRIVACY. JUST A SHORT WALK TO THE POOL/SPA & PEACOCK CENTER. SEMINOLE GARDENS OFFERS LOTS OF ACTIVITIES & AMENITIES, YEAR ROUND HEATED POOL/SPA, SAUNA, SHUFFLEBOARD, BILLIARD GAMES, BINGO, A VARIETY OF CARD GAMES, AND MUCH MUCH MORE. OUR BUSY WINTER SEASON OFFERS LIVE ENTERTAINMENT WITH DINNER/DANCING, CHARITY SHOW, PLUS ALL THE HOLIDAY CELEBRATIONS. WE OFFER FREE BUS SHUTTLE TO LOCAL SHOPPING & BANKING 5 DAYS A WEEK.

21. 2015-06-02
    listed $26,900 Active 699-char remark

    Show marketing remark (699 chars)

    NICE UNIT ON 2ND FLOOR WITH LANAI OVERLOOKING CANAL WATERWAY. FLOOR TO CEILING MIRROR IN LIVING ROOM , UPGRADED KITCHEN COUNTERS, TILE BACKSPLASH, BATH IS TILED WITH SHOWER/TUB COMBO. AND SLIDING DOORS. ENJOY YOUR VIEW FROM THE LANAI WITH VERTICALS BLINDS FOR PRIVACY. JUST A SHORT WALK TO THE POOL/SPA & PEACOCK CENTER. SEMINOLE GARDENS OFFERS LOTS OF ACTIVITIES & AMENITIES, YEAR ROUND HEATED POOL/SPA, SAUNA, SHUFFLEBOARD, BILLIARD GAMES, BINGO, A VARIETY OF CARD GAMES, AND MUCH MUCH MORE. OUR BUSY WINTER SEASON OFFERS LIVE ENTERTAINMENT WITH DINNER/DANCING, CHARITY SHOW, PLUS ALL THE HOLIDAY CELEBRATIONS. WE OFFER FREE BUS SHUTTLE TO LOCAL SHOPPING & BANKING 5 DAYS A WEEK.

22. 2014-08-23
    historical
23. 2014-06-14
    status Active
24. 2014-06-10
    historical
25. 2014-02-24
    listed $29,900 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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: $16,956
• − Mortgage interest: −$4,196
• − Property taxes: −$869
• − Insurance: −$374
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − HOA: −$7,272
• − Depreciation: −$2,179
• Taxable loss: −$647
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $322/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

+150.5% since first listed

13 events — show timeline

• 2026-04-10 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-05 Price Changed $49,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-27 Price Changed $54,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-25 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-31 Sold (MLS) $21,000 Stellar MLS as Distributed by MLS Grid
• 2015-07-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-02 Listed $26,900 Stellar MLS as Distributed by MLS Grid
• 2014-08-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-02-24 Listed $29,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $869 · +0.5% YoY. Source: county tax records.