1250 S Pinellas Ave #910 · Tarpon Springs, FL 34689

$89,000

1 bd · 1.0 ba · 669 sqft · Condo public records · 17 Days on market

Built 1974 $412/mo HOA · 29% of rent

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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 +17.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

Under contract-accepting backup offers. SELLER IS MOTIVATED!! Welcome to this charming 1-bedroom, 1-bathroom condo located in the sought-after Green Dolphin Park Condos, a vibrant 55+ community offering the perfect combination of comfort and convenience. Step inside to a spacious, open dining and living area that’s ideal for both relaxing and entertaining. The enclosed balcony provides a private retreat with lovely views — the perfect spot to enjoy your morning coffee or unwind in the evening. The kitchen comes equipped with a refrigerator, microwave, and dishwasher, while a brand-new A/C unit installed in July 2025 ensures year-round comfort. Just steps from your front door, yo

Key facts

• Enclosed balcony
• Community pool
• Shopping nearby

Tags

• ENCLOSED BALCONY
• COMMUNITY POOL
• PRIVATE RETREAT
• SHOPPING NEARBY
• MEDICAL FACILITIES NEARBY
• CLOSE TO BEACHES

Property features AI

Finance

• Other: Unfurnished unit; Living area about 669 square feet
• Financial info: Total monthly fees $412; total annual fees $4,944; Lease restrictions apply
• HOA & community: Monthly condo fee of $412 (includes pool, structure maintenance, grounds maintenance, sewer, trash and water); Association approval required; Buyer approval required; Clubhouse; Fitness center; Pool; Sidewalks; Pets allowed (max ~35 lb); Association name: Condominium Associates

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Cable connected; Broadband/High-speed internet available; Electricity connected
• Home design: Condominium unit; South-facing; Second-floor unit; Two-story building; Entry level: One
• Construction: Block, concrete, stucco and frame construction; Shingle roof; Slab foundation; Building/Unit in building number 900
• Exterior features: Balcony; Exterior lighting; Sidewalks; City limits; Paved lot; Asphalt-paved roads

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (Unit on 2nd floor)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; Blinds
• Laundry & utility: Common area laundry; Other shared laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $75 ($902/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.3% 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; 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.
• Zoned schools: Sunset Hills Elementary School (math 72% / reading 72%, grade A-, #288 of 2,144 statewide, top 15%, 451 students, 52% FRL); Tarpon Springs Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 644 students, 50% FRL); Tarpon Springs High School (math 30% / reading 47%, grade F, #321 of 667 statewide, top 49%, 1,139 students, 46% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 404 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $615 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 17 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $89k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• 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: -16.0%
• Equity multiple: 0.46×
• Total profit: $-13,540
• Equity at exit: $13,270

10-year hold

• IRR: -20.6%
• Equity multiple: 0.17×
• Total profit: $-20,658
• Equity at exit: $7,695

Cash invested: $24,920 (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: 404
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$467
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$37
• HOA: −$412
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $75

Break-even live

Break-even rent $1,337

Max offer price $89,000

Occupancy floor 90%

Sensitivity live

Price	-10% $126	-5% $100	+0% $75	+5% $50	+10% $25
Rent	-10% $-38	-5% $19	+0% $75	+5% $132	+10% $188
Rate	-1.0pp $120	-0.5pp $98	base $75	+0.5pp $52	+1.0pp $29

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: $22,250
• Closing costs: $2,670
• 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	26d	1	0.06mi
812 Bayou Ave Unit B Tarpon Springs, FL	1.0	1.0	675	$1,450	$2.15	26d	1	0.26mi
1185 S Pinellas Ave Tarpon Springs, FL	1.0–3.0	1.0–2.0	1013	$1,572	$1.55	0d	20	0.27mi
101 W Lemon St Apt 3 Tarpon Springs, FL	1.0	1.0	650	$1,350	$2.08	23d	1	0.55mi
101 W Lemon St Unit 4 Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	16d	1	0.55mi
101 W Lemon St Tarpon Springs, FL	1.0	1.0	650	$1,450	$2.23	6d	1	0.55mi
105 S Spring Blvd Unit 10 Tarpon Springs, FL	1.0	1.0	700	$1,350	$1.93	26d	1	0.60mi
542 Division St Tarpon Springs, FL	2.0	1.0	629	$1,400	$2.23	13d	1	1.01mi
606 Cross St Tarpon Springs, FL	1.0	1.0	551	$1,450	$2.63	3d	1	1.18mi
825 Cypress St Tarpon Springs, FL	1.0–2.0	1.0	750	$1,284	$1.71	0d	6	1.36mi

HOA detail condo

• Monthly dues: $412 · $4,944/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-13
   remarks 687-char remark
2. 2026-06-13
   statusdays on market $89,000 Pending 17 DOM
3. 2026-06-09
   days on market $89,000 Active 13 DOM
4. 2026-06-08
   days on market $89,000 Active 12 DOM
5. 2026-06-07
   days on market $89,000 Active 11 DOM
6. 2026-06-04
   days on market $89,000 Active 8 DOM
7. 2026-06-03
   days on market $89,000 Active 7 DOM
8. 2026-06-02
   days on market $89,000 Active 6 DOM
9. 2026-06-01
   days on market $89,000 Active 5 DOM
10. 2026-05-31
    days on market $89,000 Active 4 DOM
11. 2026-05-01
    price $99,000
12. 2026-04-28
    price $105,000
13. 2026-04-23
    price $109,000
14. 2026-03-24
    status Active
15. 2026-03-24
    price $113,000
16. 2026-02-28
    historical
17. 2026-02-16
    price $115,000
18. 2025-11-20
    price $122,500
19. 2025-08-27
    listed $125,000 Active
20. 2001-07-16
    soldstatus $32,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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: $17,186
• − Mortgage interest: −$4,985
• − Property taxes: −$1,685
• − Insurance: −$445
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − HOA: −$4,944
• − Depreciation: −$2,589
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $953/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

+209.4% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $113,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $122,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2001-07-16 Sold (Public Records) $32,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,685 · +4.0% YoY. Source: county tax records.