11200 102nd Ave #48 · Seminole, FL 33778

$98,500

1 bd · 1.0 ba · 985 sqft · Condo public records · 419 Days on market

Built 1972 $571/mo HOA · 32% of rent

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Why this score? — see what drove the B- 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 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

Spotless and move-in ready in the 55+ Twin Oaks community! This impeccably maintained 1-bedroom, 1-bath villa-style condo offers a light, open layout that maximizes its comfortable 985 square feet. Fresh interior paint means you won’t have to lift a finger—just move in and enjoy. You’ll stay safe and worry-free year-round with no flood insurance required, plus Impact-rated Simonton StormBreaker windows (2020) and a new tile roof (2024). Additional recent upgrades include brand-new Hunter ceiling fans (July 2025) and a new water heater (September 2025)—true peace of mind for the next owner. Twin Oaks is a highly desirable, centrally located Seminole community—cl

Key facts

• Close to restaurants
• Tile roof
• Close to shops

Tags

• TILE ROOF
• HIGHLY SOUGHT-AFTER COMMUNITY
• CLOSE TO SHOPS
• CLOSE TO RESTAURANTS
• CLOSE TO LOCAL LIBRARY
• CLOSE TO REC CENTER

Property features AI

Finance

• Other: Association contact/management listed; Unit is on the first floor within building number 10
• Financial info: Monthly land lease: $127; Total monthly fees shown as $571.92; total annual fees $6,863.04; Lease restrictions apply
• HOA & community: Monthly association fee of $571.92; Association includes cable TV, internet, pool, maintenance of structure and grounds, pest control, private road upkeep, sewer, trash, water, management, and escrow reserves; Association amenities: clubhouse, laundry, pool, shuffleboard court; Buyer/association approval required; Pets allowed (per association rules); Senior community

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 north; Entry on first floor
• Construction: Block and concrete construction; Tile roof; Slab foundation; Built area corresponds to listed unit size
• Exterior features: Rain gutters; Asphalt road access; Private maintained road; Paved; Private lot setting; Mature landscaping with oak trees

Interior

• Kitchen: Built-in oven; Refrigerator
• Bedrooms: 1 bedroom (first floor)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Storm windows
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 24d 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 $681 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 419 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 419 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 1972 — 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: 1.79% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 4.6

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,167
• Equity at exit: $14,687

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $6,993
• Equity at exit: $8,516

Cash invested: $27,580 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$517
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$41
• HOA: −$571
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $240

Break-even live

Break-even rent $1,462

Max offer price $98,500

Occupancy floor 81%

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: $24,625
• Closing costs: $2,955
• 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	24d	1	0.36mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	20d	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	24d	1	0.64mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	24d	1	0.73mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	4d	3	0.74mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	3d	2	0.74mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	24d	1	0.83mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	4d	1	0.95mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	4d	1	0.95mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	17d	1	0.96mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	24d	1	0.98mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	24d	1	0.99mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	4d	1	1.03mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	24d	1	1.24mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	1.26mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	1.26mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$1,695	$1.95	4d	2	1.41mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	24d	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 22 events

1. 2026-06-18
   days on market $98,500 Active 419 DOM
2. 2026-06-17
   days on market $98,500 Active 418 DOM
3. 2026-06-16
   days on market $98,500 Active 417 DOM
4. 2026-06-15
   days on market $98,500 Active 416 DOM
5. 2026-06-13
   days on market $98,500 Active 414 DOM
6. 2026-06-09
   days on market $98,500 Active 410 DOM
7. 2026-06-08
   days on market $98,500 Active 409 DOM
8. 2026-06-07
   days on market $98,500 Active 408 DOM
9. 2026-06-04
   days on market $98,500 Active 405 DOM
10. 2026-06-03
    days on market $98,500 Active 404 DOM
11. 2026-06-01
    days on market $98,500 Active 402 DOM
12. 2026-05-31
    days on market $98,500 Active 401 DOM
13. 2026-04-21
    price $98,500
14. 2026-01-20
    price $103,500
15. 2025-09-30
    price $107,200
16. 2025-04-25
    listed $110,000 Active
17. 2025-01-30
    historical
18. 2024-11-01
    price $159,000
19. 2024-09-19
    listed $165,000 Active
20. 2005-08-02
    soldstatus $74,500
21. 2003-11-13
    soldstatus $43,000
22. 1999-11-01
    soldstatus $31,000

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $818 · $68/mo
• Expected delta: +$497/yr (+$41/mo · 154.8%)

ⓘ 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: −$5,518
• − Property taxes: −$321
• − Insurance: −$492
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − HOA: −$6,852
• − Depreciation: −$2,865
• Taxable income: $1,760
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $2,462/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: 106,311
• 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

+217.7% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $98,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $103,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $107,200 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-02 Sold (Public Records) $74,500 Public Records
• 2003-11-13 Sold (Public Records) $43,000 Public Records
• 1999-11-01 Sold (Public Records) $31,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $321 · +11.3% YoY. Source: county tax records.