1250 S Pinellas Ave #803 · Tarpon Springs, FL 34689

$89,900

1 bd · 1.0 ba · 669 sqft · Condo public records · 142 Days on market

Built 1974 $465/mo HOA · 32% of rent ↓ 33% since listing

---

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 +16.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the ultimate Florida getaway with this luxurious, fully furnished, pet-friendly condominium ideally situated on the ground floor and ready for immediate move-in! Featuring 1 bedroom and 1 bath, this first-floor unit boasts scenic views from both the patio and master bedroom in the heart of Tarpon Springs. The spacious open floorplan includes a combined living room and dining area alongside a large kitchen with a pantry for added convenience. Enjoy peaceful moments with your morning coffee or evening drinks on the back patio, accessible from both the bedroom and living room, complete with a handy storage closet nearby. Located just steps away is the community pool, part of a maintenance-free 55+ community offering an array of amenities such as a clubhouse, heated pool, fitness center, and tennis courts. Monthly fees cover essential services including cable, internet, water, sewer, trash pickup, exterior maintenance, and building insurance. Additional community perks include private pool access, onsite laundry facilities, and a vibrant clubhouse scene. The Green Dolphin's prime location ensures easy access to top local attractions such as beaches, marinas, charming downtown areas, dining spots, breweries, biking trails, parks, and cultural venues. Within a mile's reach of downtown Tarpon Springs, residents can stroll to boutique shops, restaurants, and scenic Spring Bayou, known for its manatees and the annual Epiphany cross dive. Just 2 miles north lie the renowned Tarpon Springs Sponge Docks, famous for seafood, Greek cuisine, festivals, and cultural experiences. Sunset and Fred Howard beaches are also a short drive away, perfect for leisurely beach days. This meticulously maintained condo offers exceptional value at an attractive price, inviting you to become part of this welcoming community. Arrange your visit today and discover the epitome of Florida living! The pool and laundry is situated steps out of your front door. You can take a short cut out your back door to the tennis courts, shuffleboard courts and to the shopping areas.

Key facts

• First-floor unit
• Gulf beaches
• Resort-style pool

Tags

• FIRST-FLOOR UNIT
• RESORT-STYLE POOL
• WELL-EQUIPPED GYM
• HISTORIC TARPON SPRINGS
• GULF BEACHES

Property features AI

Finance

• Other: Homestead exempt; Taxes listed (not included per instructions)
• Financial info: Total monthly fees: $465; Total annual fees: $5,580; Lease restrictions apply
• HOA & community: Monthly condo fee: $465 (includes pool); Association required with approval; Association name: Condominium Associates/Natalie Riser; Community amenities: owned recreation, clubhouse, community mailbox, fitness center, pool; Senior community; Pets allowed: cats and dogs (size limit)

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; 2-story building (unit on floor 1); Faces south; Entry level one
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 800
• Exterior features: Tennis courts; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $59 ($713/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.4% in Tarpon Springs — 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 68/100 on livability (#502 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, schools A-; Watch: employment C-, amenities F, commute 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 soft (-1.2%/yr); 399 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $622 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 142 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1974 — 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 A-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: 1.59% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.42×
• Total profit: $-14,684
• Equity at exit: $13,404

10-year hold

• IRR: -24.1%
• Equity multiple: 0.09×
• Total profit: $-22,934
• Equity at exit: $7,773

Cash invested: $25,172 (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 34689

• Rents YoY: -1.2%
• Active inventory: 399
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$471
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$37
• HOA: −$465
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $59

Break-even live

Break-even rent $1,359

Max offer price $89,900

Occupancy floor 91%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 S Pinellas Ave #504 Tarpon Springs, FL	1.0	1.0	565	$1,099	$1.95	24d	1	0.06mi
812 Bayou Ave Unit B Tarpon Springs, FL	1.0	1.0	675	$1,450	$2.15	24d	1	0.26mi
1185 S Pinellas Ave Tarpon Springs, FL	1.0–3.0	1.0–2.0	1013	$1,572	$1.55	1d	21	0.27mi
101 W Lemon St Apt 3 Tarpon Springs, FL	1.0	1.0	650	$1,350	$2.08	21d	1	0.55mi
101 W Lemon St Unit 4 Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	14d	1	0.55mi
101 W Lemon St Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	4d	1	0.55mi
105 S Spring Blvd Unit 10 Tarpon Springs, FL	1.0	1.0	700	$1,350	$1.93	24d	1	0.60mi
542 Division St Tarpon Springs, FL	2.0	1.0	629	$1,400	$2.23	11d	1	1.01mi
606 Cross St Tarpon Springs, FL	1.0	1.0	551	$1,450	$2.63	1d	1	1.18mi
825 Cypress St Tarpon Springs, FL	1.0–2.0	1.0	750	$1,359	$1.81	2d	6	1.36mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: watersewertrashinternetcableexterior maint.insurancepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-19
   status $89,900 Active 142 DOM
2. 2026-04-13
   price $89,900
3. 2026-02-03
   price $99,500
4. 2026-01-01
   listed $104,900 Active
5. 2024-08-23
   soldstatus $135,000
6. 2024-08-21
   soldstatus $135,000 Closed 2079-char remark

   Show marketing remark (2079 chars)

   Step into the ultimate Florida getaway with this luxurious, fully furnished, pet-friendly condominium ideally situated on the ground floor and ready for immediate move-in! Featuring 1 bedroom and 1 bath, this first-floor unit boasts scenic views from both the patio and master bedroom in the heart of Tarpon Springs. The spacious open floorplan includes a combined living room and dining area alongside a large kitchen with a pantry for added convenience. Enjoy peaceful moments with your morning coffee or evening drinks on the back patio, accessible from both the bedroom and living room, complete with a handy storage closet nearby. Located just steps away is the community pool, part of a maintenance-free 55+ community offering an array of amenities such as a clubhouse, heated pool, fitness center, and tennis courts. Monthly fees cover essential services including cable, internet, water, sewer, trash pickup, exterior maintenance, and building insurance. Additional community perks include private pool access, onsite laundry facilities, and a vibrant clubhouse scene. The Green Dolphin's prime location ensures easy access to top local attractions such as beaches, marinas, charming downtown areas, dining spots, breweries, biking trails, parks, and cultural venues. Within a mile's reach of downtown Tarpon Springs, residents can stroll to boutique shops, restaurants, and scenic Spring Bayou, known for its manatees and the annual Epiphany cross dive. Just 2 miles north lie the renowned Tarpon Springs Sponge Docks, famous for seafood, Greek cuisine, festivals, and cultural experiences. Sunset and Fred Howard beaches are also a short drive away, perfect for leisurely beach days. This meticulously maintained condo offers exceptional value at an attractive price, inviting you to become part of this welcoming community. Arrange your visit today and discover the epitome of Florida living! The pool and laundry is situated steps out of your front door. You can take a short cut out your back door to the tennis courts, shuffleboard courts and to the shopping areas.

7. 2024-07-10
   status Pending 2079-char remark

   Show marketing remark (2079 chars)

   Step into the ultimate Florida getaway with this luxurious, fully furnished, pet-friendly condominium ideally situated on the ground floor and ready for immediate move-in! Featuring 1 bedroom and 1 bath, this first-floor unit boasts scenic views from both the patio and master bedroom in the heart of Tarpon Springs. The spacious open floorplan includes a combined living room and dining area alongside a large kitchen with a pantry for added convenience. Enjoy peaceful moments with your morning coffee or evening drinks on the back patio, accessible from both the bedroom and living room, complete with a handy storage closet nearby. Located just steps away is the community pool, part of a maintenance-free 55+ community offering an array of amenities such as a clubhouse, heated pool, fitness center, and tennis courts. Monthly fees cover essential services including cable, internet, water, sewer, trash pickup, exterior maintenance, and building insurance. Additional community perks include private pool access, onsite laundry facilities, and a vibrant clubhouse scene. The Green Dolphin's prime location ensures easy access to top local attractions such as beaches, marinas, charming downtown areas, dining spots, breweries, biking trails, parks, and cultural venues. Within a mile's reach of downtown Tarpon Springs, residents can stroll to boutique shops, restaurants, and scenic Spring Bayou, known for its manatees and the annual Epiphany cross dive. Just 2 miles north lie the renowned Tarpon Springs Sponge Docks, famous for seafood, Greek cuisine, festivals, and cultural experiences. Sunset and Fred Howard beaches are also a short drive away, perfect for leisurely beach days. This meticulously maintained condo offers exceptional value at an attractive price, inviting you to become part of this welcoming community. Arrange your visit today and discover the epitome of Florida living! The pool and laundry is situated steps out of your front door. You can take a short cut out your back door to the tennis courts, shuffleboard courts and to the shopping areas.

8. 2024-06-14
   listed $135,000 Active 2079-char remark

   Show marketing remark (2079 chars)

   Step into the ultimate Florida getaway with this luxurious, fully furnished, pet-friendly condominium ideally situated on the ground floor and ready for immediate move-in! Featuring 1 bedroom and 1 bath, this first-floor unit boasts scenic views from both the patio and master bedroom in the heart of Tarpon Springs. The spacious open floorplan includes a combined living room and dining area alongside a large kitchen with a pantry for added convenience. Enjoy peaceful moments with your morning coffee or evening drinks on the back patio, accessible from both the bedroom and living room, complete with a handy storage closet nearby. Located just steps away is the community pool, part of a maintenance-free 55+ community offering an array of amenities such as a clubhouse, heated pool, fitness center, and tennis courts. Monthly fees cover essential services including cable, internet, water, sewer, trash pickup, exterior maintenance, and building insurance. Additional community perks include private pool access, onsite laundry facilities, and a vibrant clubhouse scene. The Green Dolphin's prime location ensures easy access to top local attractions such as beaches, marinas, charming downtown areas, dining spots, breweries, biking trails, parks, and cultural venues. Within a mile's reach of downtown Tarpon Springs, residents can stroll to boutique shops, restaurants, and scenic Spring Bayou, known for its manatees and the annual Epiphany cross dive. Just 2 miles north lie the renowned Tarpon Springs Sponge Docks, famous for seafood, Greek cuisine, festivals, and cultural experiences. Sunset and Fred Howard beaches are also a short drive away, perfect for leisurely beach days. This meticulously maintained condo offers exceptional value at an attractive price, inviting you to become part of this welcoming community. Arrange your visit today and discover the epitome of Florida living! The pool and laundry is situated steps out of your front door. You can take a short cut out your back door to the tennis courts, shuffleboard courts and to the shopping areas.

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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: $17,205
• − Mortgage interest: −$5,036
• − Property taxes: −$1,192
• − Insurance: −$450
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − HOA: −$5,580
• − Depreciation: −$2,615
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $814/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 — Tarpon Springs

• Score: 68/100
• State rank: #502
• US rank: #9244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarpon Springs, FL
• County: Pinellas County · 939,478 people
• City population: 27,324
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,324
• Household income: $74,854
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 721.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 6% Spanish 6% French/Haitian/Cajun 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: ▼ -300.96%
• Current HPI: 303.7434
• Rent YoY: ▼ -1.16%
• 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

-33.4% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-23 Sold (Public Records) $135,000 Public Records
• 2024-08-21 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-14 Listed $135,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $1,192 · -24.8% YoY. Source: county tax records.