11200 102nd Ave #33 · Seminole, FL 33778

$105,000

1 bd · 1.0 ba · 985 sqft · Condo public records · 487 Days on market

Built 1971 $571/mo HOA · 32% 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 +15.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. BACK ON THE MARKET WITH A CLEAN 4-POINT! BUY WITH CONFIDENCE! Freshly painted and full of value, this spacious 1 bedroom, 1 bath villa-style condo in the 55+ Twin Oaks community is ready for its next owner! Offering 985 sq ft of comfortable living, the open living/dining layout creates an inviting flow, while the well-designed kitchen—with its bright window for natural light—provides plenty of room to cook and enjoy. The generously sized bedroom features a walk-in closet and sits next to the full bath for convenience. Recent improvements include a new HVAC (2022), new water heater (2024), and new roof (2020)—providing peace o

Key facts

• $571 HOA
• Community pool
• Built 1971

Property features AI

Finance

• Other: Directions: From Seminole Blvd, head west on 102nd Ave. Turn left into Twin Oaks. Turn right onto the third street; unit is on the right.
• Financial info: Monthly land lease payment of $128; Total annual fees: $6,863.04; Lease restrictions apply
• HOA & community: Monthly association fee of $571.92; Association amenities include clubhouse, laundry, pool, shuffleboard court; Association fee includes cable TV, internet, pool, escrow reserves, structure and grounds maintenance, pest control, private road maintenance, sewer, trash, and water; Buyer/association approval required; Senior community; Pets allowed (restrictions apply); Vehicle restrictions

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium; One-story; Faces south; Unit on first floor
• Construction: Block construction; Tile roof; Slab foundation; Built as part of Building 7
• Exterior features: Rain gutters; Asphalt road access; Mature landscaping with oak trees; Private, in-county, unincorporated setting

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Shutters on windows
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $46 ($558/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 rising (+1.4%/yr); 139 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 487 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $34k; list at $105k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 487 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: 1.68% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.38% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-16,478
• Equity at exit: $15,656

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-20,129
• Equity at exit: $9,078

Cash invested: $29,400 (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 33778

• Rents YoY: 1.4%
• Active inventory: 139
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$551
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$44
• HOA: −$571
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $46

Break-even live

Break-even rent $1,708

Max offer price $105,000

Occupancy floor 92%

Sensitivity live

Price	-10% $106	-5% $76	+0% $46	+5% $17	+10% $-13
Rent	-10% $-93	-5% $-23	+0% $46	+5% $116	+10% $186
Rate	-1.0pp $99	-0.5pp $73	base $46	+0.5pp $19	+1.0pp $-8

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	25d	1	0.36mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	21d	1	0.36mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	4d	1	0.52mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	25d	1	0.64mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	0.73mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	0.74mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	4d	2	0.74mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	25d	1	0.83mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.95mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	5d	1	0.95mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	18d	1	0.96mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	25d	1	0.98mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.99mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	1.03mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	25d	1	1.24mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.26mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	1.26mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$1,695	$1.95	5d	2	1.41mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	25d	2	1.45mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	3d	1	1.46mi

HOA detail condo

• Monthly dues: $571 · $6,852/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 487 DOM
2. 2026-06-17
   days on market $105,000 Active 486 DOM
3. 2026-06-16
   days on market $105,000 Active 485 DOM
4. 2026-06-15
   days on market $105,000 Active 484 DOM
5. 2026-06-13
   days on market $105,000 Active 482 DOM
6. 2026-06-09
   days on market $105,000 Active 478 DOM
7. 2026-06-08
   days on market $105,000 Active 477 DOM
8. 2026-06-07
   days on market $105,000 Active 476 DOM
9. 2026-06-04
   days on market $105,000 Active 473 DOM
10. 2026-06-03
    days on market $105,000 Active 472 DOM
11. 2026-06-01
    days on market $105,000 Active 470 DOM
12. 2026-05-31
    days on market $105,000 Active 469 DOM
13. 2026-04-08
    status Active
14. 2026-03-31
    status Pending
15. 2026-01-05
    price $105,000
16. 2025-09-17
    price $110,000
17. 2025-09-09
    status Active
18. 2025-08-01
    status Pending
19. 2025-05-21
    price $115,000
20. 2025-01-10
    status Active
21. 2024-10-25
    price $120,000
22. 2024-10-14
    listed $110,000 Active
23. 2001-05-02
    soldstatus $34,000

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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: $21,201
• − Mortgage interest: −$5,882
• − Property taxes: −$2,206
• − Insurance: −$525
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − HOA: −$6,852
• − Depreciation: −$3,055
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $728/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

• County: Pinellas County · 939,478 people
• City population: 42,315
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 16,807
• Household income: $65,355
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 261.0

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 9% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 6%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 3%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 10% Vietnamese 1% 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: ▼ -320.64%
• Current HPI: 369.3008
• Rent YoY: ▲ 1.38%
• 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

+208.8% since first listed

11 events — show timeline

• 2026-04-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-14 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2001-05-02 Sold (Public Records) $34,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,206 · +1280.8% YoY. Source: county tax records.