11100 86th Ave #108 · Seminole, FL 33772

$89,500

2 bd · 1.0 ba · 874 sqft · Condo public records · 224 Days on market

Built 1971 $577/mo HOA · 35% of rent ↓ 5% since listing

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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 +20.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Welcome to this spacious 2-bedroom, 1-bath first-floor condo located in the heart of Seminole. This unit is the perfect opportunity for a new buyer to bring their own style and updates to make it shine! Enjoy the convenience of a first-floor location, just steps from parking and community amenities. You can relax and unwind on the back patio or in your enclosed lanai — perfect for morning coffee or evening gatherings. Ideally situated just minutes from the Gulf beaches, shopping, restaurants, parks, and Seminole City Center. The most beautiful beaches are only a couple of miles away, offering endless opportunities to enjoy Florida’s sunshine and coastal lifestyle. Plus, Tampa In

Key facts

• Near shopping
• Near restaurants
• First floor location

Tags

• FIRST FLOOR LOCATION
• BACK PATIO
• ENCLOSED LANAI
• MINUTES FROM GULF BEACHES
• NEAR SHOPPING
• NEAR RESTAURANTS

Property features AI

Finance

• Financial info: Total annual association fees $6,928.20; Lease restrictions apply
• HOA & community: HOA required (monthly fee $577.35); Association amenities include pool, clubhouse, laundry, sewer, trash and water; Association approval required; Association name: Chuck Eade; Buyer approval required for community; Community features include clubhouse, community mailbox, and deed restrictions; Senior community; Pet restrictions: breed restrictions and number limit

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Single-story (one level); Faces east; Floor 1
• Construction: Block and frame construction; Shingle roof; Slab foundation; Completed condition
• Exterior features: Covered, enclosed rear porch; Exterior lighting; Paved road access; Lake view

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Eat-in kitchen; Building has an elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% 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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $619 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 224 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• 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: -12.8%
• Equity multiple: 0.56×
• Total profit: $-11,033
• Equity at exit: $13,345

10-year hold

• IRR: -15.1%
• Equity multiple: 0.35×
• Total profit: $-16,318
• Equity at exit: $7,738

Cash invested: $25,060 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$469
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$37
• HOA: −$577
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $123

Break-even live

Break-even rent $1,514

Max offer price $89,500

Occupancy floor 88%

Sensitivity live

Price	-10% $174	-5% $148	+0% $123	+5% $98	+10% $72
Rent	-10% $-9	-5% $57	+0% $123	+5% $189	+10% $255
Rate	-1.0pp $168	-0.5pp $146	base $123	+0.5pp $100	+1.0pp $76

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	19d	1	0.02mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.09mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.09mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	5d	1	0.12mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.12mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	25d	1	0.29mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.31mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	5d	1	0.53mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	5d	2	0.54mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	0.54mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	0.62mi
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	25d	1	0.74mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	5d	1	0.74mi
8201 120th St Seminole, FL	3.0	2.0	1056	$2,500	$2.37	12d	1	0.85mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	3d	40	1.03mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	5d	2	1.04mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	9d	1	1.08mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	5d	2	1.16mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	5d	1	1.20mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.21mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	25d	1	1.21mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	21d	1	1.21mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.22mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	1.23mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	3d	18	1.24mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	25d	1	1.37mi
9319 91st Ter Seminole, FL	3.0	2.0	952	$2,549	$2.68	25d	1	1.50mi

HOA detail condo

• Monthly dues: $577 · $6,924/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $89,500 Active 224 DOM
2. 2026-06-18
   days on market $89,500 Active 221 DOM
3. 2026-06-17
   days on market $89,500 Active 220 DOM
4. 2026-06-16
   days on market $89,500 Active 219 DOM
5. 2026-06-15
   days on market $89,500 Active 218 DOM
6. 2026-06-13
   days on market $89,500 Active 216 DOM
7. 2026-06-09
   days on market $89,500 Active 212 DOM
8. 2026-06-08
   days on market $89,500 Active 211 DOM
9. 2026-06-07
   days on market $89,500 Active 210 DOM
10. 2026-06-04
    days on market $89,500 Active 207 DOM
11. 2026-06-03
    days on market $89,500 Active 206 DOM
12. 2026-06-01
    days on market $89,500 Active 204 DOM
13. 2026-05-31
    days on market $89,500 Active 203 DOM
14. 2026-02-25
    status Active
15. 2026-02-13
    status Pending
16. 2026-01-08
    price $94,999
17. 2025-10-28
    listed $99,999 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: $1,347 · $112/mo
• Projected year-2 tax: $1,347 · $112/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 · 25 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,031
• − Mortgage interest: −$5,013
• − Property taxes: −$1,347
• − Insurance: −$448
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$6,924
• − Depreciation: −$2,604
• Taxable income: $491
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $1,356/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

-5.0% since first listed

4 events — show timeline

• 2026-02-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $94,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Listed $99,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $1,347 · -0.6% YoY. Source: county tax records.