13813 Mission Oaks Blvd · Seminole, FL 33776

$109,900

2 bd · 2.0 ba · 805 sqft · Condo public records · 431 Days on market

Built 1974 $855/mo HOA · 42% of rent

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Why this score? — see what drove the D+ 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 +14.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Now Offered at $109,900, Incredible Opportunity in the Heart of Seminole! This well maintained 2 bedroom, 2 bath condo is located in a desirable 55 plus community and offers comfort, convenience, and exceptional value in one of Seminole’s most peaceful and centrally located areas. Featuring a spacious split bedroom layout, this condo is designed for both privacy and functionality. The primary suite includes a walk in shower and generous closet space with built-in organizers, while the guest bath features a tub for added convenience. Natural light fills the living areas, creating a bright and welcoming atmosphere throughout the home. The kitchen offers ample cabinetry, a breakfast bar,

Key facts

• Private backyard
• Split floor plan
• Non-flood zone

Tags

• NON-FLOOD ZONE
• SPLIT FLOOR PLAN
• LARGE BEDROOM CLOSETS
• BREAKFAST BAR
• ENCLOSED PORCH
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Association contact: Robert Shipman
• Financial info: Total monthly fees: $855; Total annual fees: $10,260; Lease restrictions apply
• HOA & community: Monthly condo fee of $855 (includes cable TV, internet, insurance, pool, sewer, water, trash, common area taxes, maintenance of structure and grounds, recreational facilities, escrow reserves fund); Association approval required; Association amenities: laundry, maintenance, shuffleboard court; Community features: clubhouse, community mailbox, deed restrictions, reclaimed water irrigation, pool, sidewalks, no truck/RV/motorcycle parking; Senior community; Pets not allowed

Exterior

• Parking: Covered parking; 1-car carport; Guest parking available
• Utilities: Public water; Public sewer; Electricity available; Water connected; Sewer connected
• Home design: Residential condominium; Attached unit; Single-story; Faces south
• Construction: Block and frame construction; Shingle roof; Other foundation
• Exterior features: Patio; Rear porch; Sidewalks; Landscaped grounds; Paved surfaces

Interior

• Kitchen: Cooktop; Dishwasher; Exhaust fan; Microwave; Freezer; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Programmable thermostat; Window shades
• Laundry & utility: Washer hookup; Laundry closet; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $17 ($204/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 146 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $760 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 431 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask is 4895% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 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 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: 1.87% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-16,172
• Equity at exit: $16,386

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-10,446
• Equity at exit: $9,502

Cash invested: $30,772 (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 33776

• Active inventory: 146
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$576
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$46
• HOA: −$855
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $17

Break-even live

Break-even rent $2,033

Max offer price $109,900

Occupancy floor 94%

Sensitivity live

Price	-10% $79	-5% $48	+0% $17	+5% $-14	+10% $-45
Rent	-10% $-145	-5% $-64	+0% $17	+5% $98	+10% $179
Rate	-1.0pp $72	-0.5pp $45	base $17	+0.5pp $-11	+1.0pp $-40

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13850 Oakwood Ln Seminole, FL	2.0	1.0	805	$1,400	$1.74	3d	1	0.03mi
9224 Mission Oaks Blvd Seminole, FL	2.0	1.5	805	$1,800	$2.24	25d	1	0.03mi
13827 Mission Oaks Blvd Seminole, FL	2.0	2.0	865	$2,400	$2.77	25d	1	0.03mi
13870 Oakwood Ln Seminole, FL	2.0	2.0	865	$2,600	$3.01	4d	1	0.08mi
13925 Mission Oaks Blvd #13714 Seminole, FL	2.0	2.0	865	$2,200	$2.54	25d	1	0.12mi
19451 Gulf Blvd #604 Indian Shores, FL	1.0	1.0	725	$2,000	$2.76	5d	1	0.78mi
19610 Gulf Blvd #101 Indian Shores, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.90mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	5d	1	1.02mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	25d	1	1.02mi
10350 Imperial Point Dr W #10 Largo, FL	1.0	1.0	815	$1,550	$1.90	3d	1	1.02mi
10351 Regal Dr Largo, FL	1.0	1.0–1.5	837	$1,700	$2.03	20d	2	1.05mi
10216 Regal Dr #201 Largo, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	1.07mi

HOA detail condo

• Monthly dues: $855 · $10,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $109,900 Active 431 DOM
2. 2026-06-17
   days on market $109,900 Active 430 DOM
3. 2026-06-16
   days on market $109,900 Active 429 DOM
4. 2026-06-15
   days on market $109,900 Active 428 DOM
5. 2026-06-13
   days on market $109,900 Active 426 DOM
6. 2026-06-09
   days on market $109,900 Active 422 DOM
7. 2026-06-08
   days on market $109,900 Active 421 DOM
8. 2026-06-07
   days on market $109,900 Active 420 DOM
9. 2026-06-04
   days on market $109,900 Active 417 DOM
10. 2026-06-03
    days on market $109,900 Active 416 DOM
11. 2026-06-01
    days on market $109,900 Active 414 DOM
12. 2026-05-31
    days on market $109,900 Active 413 DOM
13. 2026-04-08
    historical $2,000
14. 2026-03-25
    price $109,900
15. 2026-02-12
    price $119,900
16. 2026-02-02
    price $149,900
17. 2026-01-08
    price $2,000
18. 2026-01-04
    status Active
19. 2026-01-04
    price $154,900
20. 2025-12-31
    historical
21. 2025-10-10
    listed $2,200
22. 2025-04-09
    listed $159,900 Active
23. 2023-04-06
    historical
24. 2023-02-25
    listed $184,900 Active
25. 2016-02-18
    historical
26. 2016-02-03
    listed $51,900 Active
27. 2005-04-26
    soldstatus $75,000
28. 2005-04-21
    soldstatus $75,000
29. 2005-03-08
    listed $75,000
30. 1990-05-17
    soldstatus $45,000
31. 1983-11-01
    soldstatus $41,000
32. 1982-01-01
    soldstatus $45,900

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 · 28 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: $24,651
• − Mortgage interest: −$6,156
• − Property taxes: −$1,545
• − Insurance: −$550
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$10,260
• − Depreciation: −$3,197
• Taxable loss: −$1,000
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $445/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

• City population: 42,315
• Population (ZIP): 12,711

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 7% Two or more races 7% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Other Indo-European 4% Russian/Polish/Slavic 3% Spanish 2%

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: ▼ -455.42%
• Current HPI: 337.3149
• Rent YoY: —
• Metro: —
• 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

-95.6% since first listed

20 events — show timeline

• 2026-04-08 Rental Removed $2,000 STELLARMLS
• 2026-03-25 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $2,000 STELLARMLS
• 2026-01-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listed for Rent $2,200 STELLARMLS
• 2025-04-09 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-25 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2016-02-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-03 Listed $51,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-26 Sold (Public Records) $75,000 Public Records
• 2005-04-21 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-08 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 1990-05-17 Sold (Public Records) $45,000 Public Records
• 1983-11-01 Sold (Public Records) $41,000 Public Records
• 1982-01-01 Sold (Public Records) $45,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,545 · -9.2% YoY. Source: county tax records.