140 Hunter Lake Dr Unit G · Oldsmar, FL 34677

$174,945

2 bd · 2.0 ba · 915 sqft · Condo public records · 31 Days on market

Built 1987

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• Rent growth +1.9/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unit was fully remodeled with new stainless-steel appliances, upgraded vinyl laminate floors, new cabinets and granite countertops, glass top range, backsplash and much more. Shows like new! Your maintenance-free condo has 2 bedrooms and 2 full baths in centrally located in Oldsmar. The low HOA fees include exterior & ground maintenance, roof, building insurance, trash, pest control, recreation center, pool, tennis and racquetball courts, playground, fishing pier & water front picnic area. Close to beaches, shopping or travel to airports. Furniture can be negotiated.

Key facts

• Glass backsplash
• Fully renovated
• Spacious balcony

Tags

• CONVENIENT LOCATION
• MAINTENANCE FREE LIVING
• SPACIOUS BALCONY
• FULLY RENOVATED
• GRANITE COUNTERTOPS
• GLASS BACKSPLASH

Property features AI

Finance

• HOA & community: Monthly association fees required; Association approval required for buyers; Association name: Magda Hatka; Community pool, playground, tennis courts, and street lights; Pets allowed (up to 100 lb)

Exterior

• Parking: Asphalt road access
• Utilities: Public sewer; Water available and connected; Electricity available and connected; Cable available and connected; Phone available; Public utilities
• Home design: Residential condominium; One story; West-facing; Second-floor unit
• Construction: Concrete, frame and vinyl siding construction; Shingle roof; Other foundation
• Exterior features: Balcony; Tennis courts; In-ground pool; In-ground spa

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-713 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (6.1% below list).
• Recommended offer: $164k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 1.9% vs local median 2.7% in Oldsmar — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#49 in FL, #908 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities D-.
• 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.
• Zoned schools: Forest Lakes Elementary School (math 74% / reading 73%, grade A, #260 of 2,144 statewide, top 13%, 498 students, 36% FRL); Joseph L. Carwise Middle School (math 66% / reading 57%, grade B+, #124 of 571 statewide, top 22%, 1,098 students, 38% FRL); East Lake High School (math 44% / reading 65%, grade C-, #138 of 667 statewide, top 21%, 2,286 students, 23% FRL) — zoned schools average 33% FRL vs 48% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 51% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Pinellas average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.6%/yr); 290 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 43% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,254 (6.1% 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 31 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.94% ✗
• Cap rate: 1.86%
• Cash-on-cash: -15.84%
• DSCR: 0.30
• GRM: 8.9

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: -58.2%
• Equity multiple: -0.59×
• Total profit: $-78,055
• Equity at exit: $26,085

10-year hold

• IRR: —
• Equity multiple: -1.92×
• Total profit: $-142,943
• Equity at exit: $15,126

Cash invested: $48,985 (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 34677

• Rents YoY: -2.6%
• Active inventory: 290
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$917
• Tax from tax record: −$254 /mo · $3,046/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 2 same-building comps: −$700
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-713

Break-even live

Break-even rent $2,545

Max offer price $60,914

Occupancy floor —

Sensitivity live

Price	-10% $-614	-5% $-663	+0% $-713	+5% $-762	+10% $-812
Rent	-10% $-843	-5% $-778	+0% $-713	+5% $-648	+10% $-583
Rate	-1.0pp $-625	-0.5pp $-668	base $-713	+0.5pp $-758	+1.0pp $-804

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: $43,736
• Closing costs: $5,248
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Camphor Cir Unit F Oldsmar, FL	2.0	2.0	915	$1,395	$1.52	21d	1	0.08mi
137 Hunter Lake Dr Unit C Oldsmar, FL	2.0	2.0	915	$1,700	$1.86	26d	1	0.08mi
131 Sabal Ct Unit H Oldsmar, FL	2.0	2.0	915	$1,400	$1.53	6d	1	0.12mi
133 Sabal Ct Oldsmar, FL	2.0–3.0	2.0	957	$1,495	$1.56	26d	2	0.14mi
133 Sabal Ct Unit B Oldsmar, FL	3.0	2.0	1000	$1,650	$1.65	16d	1	0.14mi
122 Loblolly Ct Unit C Oldsmar, FL	2.0	2.0	915	$1,450	$1.58	6d	1	0.17mi
47 Emerald Bay Dr Oldsmar, FL	2.0	1.5	1100	$1,750	$1.59	25d	1	0.33mi
100 Old Village Way Oldsmar, FL	1.0–3.0	1.0–2.0	1070	$1,475	$1.38	3d	9	0.45mi
144 Douglas Rd W Unit F Oldsmar, FL	2.0	1.5	1080	$1,750	$1.62	26d	1	0.78mi
3664 Meriden Ave Unit A Oldsmar, FL	2.0	2.0	970	$1,795	$1.85	26d	1	0.79mi
3640 Meriden Ave Unit 3 Oldsmar, FL	2.0	1.0	980	$1,575	$1.61	14d	1	0.83mi
3141 Huron Ave Unit B Oldsmar, FL	3.0	2.0	1089	$1,875	$1.72	26d	1	0.84mi
170 State St E Oldsmar, FL	2.0	2.0	950	$2,200	$2.32	26d	1	1.22mi
116 Dolphin Dr S Oldsmar, FL	2.0	2.0	1090	$2,495	$2.29	0d	1	1.26mi
206 Saint Petersburg Dr E Unit B Oldsmar, FL	2.0	2.0	906	$1,800	$1.99	19d	1	1.26mi
86 Pelican Dr N Oldsmar, FL	2.0	2.0	864	$1,450	$1.68	26d	1	1.28mi
1 Pelican Dr N Oldsmar, FL	2.0	2.0	960	$2,000	$2.08	12d	1	1.37mi
108 Nina Way #3 Oldsmar, FL	2.0	2.0	1094	$1,695	$1.55	26d	1	1.47mi
2941 Shore Dr Safety Harbor, FL	2.0	1.0	1055	$1,825	$1.73	6d	1	1.49mi
218 Caryl Way Oldsmar, FL	2.0	2.0	1094	$1,740	$1.59	14d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-25
   listed $174,945 Active
2. 2025-05-22
   historical
3. 2025-03-28
   price $199,500
4. 2025-01-14
   price $214,000
5. 2024-12-26
   listed $217,000 Active
6. 2021-10-07
   soldstatus $169,800
7. 2021-10-04
   soldstatus $169,800 Closed 590-char remark

   Show marketing remark (590 chars)

   This unit was fully remodeled with new stainless-steel appliances, upgraded vinyl laminate floors, new cabinets and granite countertops, glass top range, backsplash and much more. Shows like new! Your maintenance-free condo has 2 bedrooms and 2 full baths in centrally located in Oldsmar. The low HOA fees include exterior & ground maintenance, roof, building insurance, trash, pest control, recreation center, pool, tennis and racquetball courts, playground, fishing pier & water front picnic area. Close to beaches, shopping or travel to airports. Furniture can be negotiated.

8. 2021-09-01
   status Pending 590-char remark

   Show marketing remark (590 chars)

   This unit was fully remodeled with new stainless-steel appliances, upgraded vinyl laminate floors, new cabinets and granite countertops, glass top range, backsplash and much more. Shows like new! Your maintenance-free condo has 2 bedrooms and 2 full baths in centrally located in Oldsmar. The low HOA fees include exterior & ground maintenance, roof, building insurance, trash, pest control, recreation center, pool, tennis and racquetball courts, playground, fishing pier & water front picnic area. Close to beaches, shopping or travel to airports. Furniture can be negotiated.

9. 2021-08-29
   status Active 590-char remark

   Show marketing remark (590 chars)

   This unit was fully remodeled with new stainless-steel appliances, upgraded vinyl laminate floors, new cabinets and granite countertops, glass top range, backsplash and much more. Shows like new! Your maintenance-free condo has 2 bedrooms and 2 full baths in centrally located in Oldsmar. The low HOA fees include exterior & ground maintenance, roof, building insurance, trash, pest control, recreation center, pool, tennis and racquetball courts, playground, fishing pier & water front picnic area. Close to beaches, shopping or travel to airports. Furniture can be negotiated.

10. 2021-08-20
    status Pending 590-char remark

    Show marketing remark (590 chars)

    This unit was fully remodeled with new stainless-steel appliances, upgraded vinyl laminate floors, new cabinets and granite countertops, glass top range, backsplash and much more. Shows like new! Your maintenance-free condo has 2 bedrooms and 2 full baths in centrally located in Oldsmar. The low HOA fees include exterior & ground maintenance, roof, building insurance, trash, pest control, recreation center, pool, tennis and racquetball courts, playground, fishing pier & water front picnic area. Close to beaches, shopping or travel to airports. Furniture can be negotiated.

11. 2021-08-01
    price $169,800 590-char remark

    Show marketing remark (590 chars)

    This unit was fully remodeled with new stainless-steel appliances, upgraded vinyl laminate floors, new cabinets and granite countertops, glass top range, backsplash and much more. Shows like new! Your maintenance-free condo has 2 bedrooms and 2 full baths in centrally located in Oldsmar. The low HOA fees include exterior & ground maintenance, roof, building insurance, trash, pest control, recreation center, pool, tennis and racquetball courts, playground, fishing pier & water front picnic area. Close to beaches, shopping or travel to airports. Furniture can be negotiated.

12. 2021-07-28
    listed $186,000 Active 590-char remark

    Show marketing remark (590 chars)

    This unit was fully remodeled with new stainless-steel appliances, upgraded vinyl laminate floors, new cabinets and granite countertops, glass top range, backsplash and much more. Shows like new! Your maintenance-free condo has 2 bedrooms and 2 full baths in centrally located in Oldsmar. The low HOA fees include exterior & ground maintenance, roof, building insurance, trash, pest control, recreation center, pool, tennis and racquetball courts, playground, fishing pier & water front picnic area. Close to beaches, shopping or travel to airports. Furniture can be negotiated.

13. 2006-11-28
    soldstatus $113,000
14. 2001-10-23
    soldstatus $52,000
15. 1995-03-02
    soldstatus $42,500
16. 1987-04-06
    soldstatus $40,200

ⓘ 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: $3,046 · $254/mo
• Projected year-2 tax: $3,046 · $254/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,710
• − Mortgage interest: −$9,800
• − Property taxes: −$3,046
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$8,400
• − Depreciation: −$5,089
• Taxable loss: −$11,450
• Est. tax savings @ 24.0%: +$2,748
• After-tax cash flow: $-5,808/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 — Oldsmar

• Score: 83/100
• State rank: #49
• US rank: #908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oldsmar, FL
• County: Pinellas County · 939,478 people
• City population: 22,762
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 22,762
• Household income: $93,474
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 548.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 11% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 3% 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: ▼ -215.17%
• Current HPI: 296.7786
• Rent YoY: ▼ -2.58%
• 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

+335.2% since first listed

16 events — show timeline

• 2026-04-25 Listed $174,945 Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Price Changed $199,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Price Changed $214,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-26 Listed $217,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-07 Sold (Public Records) $169,800 Public Records
• 2021-10-04 Sold (MLS) $169,800 Stellar MLS as Distributed by MLS Grid
• 2021-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-01 Price Changed $169,800 Stellar MLS as Distributed by MLS Grid
• 2021-07-28 Listed $186,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-28 Sold (Public Records) $113,000 Public Records
• 2001-10-23 Sold (Public Records) $52,000 Public Records
• 1995-03-02 Sold (Public Records) $42,500 Public Records
• 1987-04-06 Sold (Public Records) $40,200 Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,046 · +2.0% YoY. Source: county tax records.