14181 90th Ave · Seminole, FL 33776

$309,000

2 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 122 Days on market

Built 1968 6,447 sqft lot Est $506k · 39% under $252/mo HOA · 6% of rent ↓ 15% since listing

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +8.3/10.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Tamarac by the Gulf, a premier 55+ community conveniently located just minutes from shopping, entertainment and the beach! This home is the Skipper floor plan, the largest model in Tamarac, boasting generous room sizes and an inside laundry room. Location!! The park is your backyard. Walk out and enjoy a one-mile loop or a two-mile loop through the former golf course, which is now a Pinellas County Park. Bird watching is fabulous with a great variety in the ponds, bushes and trees. Or just take in the view from the Family Room through the large windows. Relax and enjoy the outdoors in the covered front porch or the side screened porch. Versatile floor plan gives a variety of cho

Key facts

• Inside laundry room
• 6,447 sq ft lot
• Garage

Tags

• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: Lease restrictions apply; Total annual fees $3,024
• HOA & community: Monthly HOA fee of $252 (includes pool, maintenance of grounds, private road, sewer, trash, water); Buyer/association approval required; Association amenities: clubhouse, pool, shuffleboard court; deed restrictions; golf carts allowed; reclaimed water irrigation; Pets allowed (cats and dogs; number limit)

Exterior

• Parking: Driveway; Attached garage with garage door opener; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; South-facing
• Construction: Stucco construction; Tile roof; Slab foundation; Built as model 'SKIPPER'
• Exterior features: Front porch; Awnings; Irrigation equipment; Trees and landscaped yard; Private maintained asphalt road

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Walk-in closets; Window treatments; Skylight(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $309k).
• Recommended offer: $272k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $9k 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 122 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $505,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14362 93rd Ave	0.22mi	2/2.0	1,576 (0%)	1mo	$360,000	$228	89
14128 87th Ave	0.20mi	2/2.0	1,576 (0%)	3mo	$424,000	$269	88
13996 Barbados Dr	0.51mi	3/2.0 (+1)	1,522 (-3%)	0mo	$515,000	$338	65
13845 94th Ave	0.41mi	3/2.5 (+1)	1,656 (+5%)	2mo	$499,000	$301	63
13883 Jamaica Dr	0.50mi	2/2.0	1,465 (-7%)	3mo	$405,000	$276	63
13931 Dominica Dr	0.64mi	3/2.0 (+1)	1,562 (-1%)	3mo	$440,000	$282	61
13840 94th Ave	0.39mi	2/2.0	1,396 (-11%)	2mo	$385,000	$276	61
13891 88th Ter	0.30mi	3/2.0 (+1)	1,792 (+14%)	0mo	$575,000	$321	58
13725 Bermuda Dr	0.54mi	3/2.0 (+1)	1,407 (-11%)	5mo	$460,000	$327	48
13625 86th Ave	0.57mi	3/2.0 (+1)	1,789 (+14%)	1mo	$600,000	$335	45
14096 Passage Way	0.68mi	3/2.0 (+1)	1,800 (+14%)	1mo	$652,500	$363	38
9078 134th Way	0.66mi	3/2.0 (+1)	1,800 (+14%)	3mo	$587,500	$326	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-3,430
• Equity at exit: $46,073

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $57,916
• Equity at exit: $26,717

Cash invested: $86,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,122 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$528 /mo · $6,333/yr
• Insurance: −$129
• HOA: −$252
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $728

Break-even live

Break-even rent $3,201

Max offer price $309,000

Occupancy floor 77%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14414 91st Ave Seminole, FL	3.0	2.5	2083	$8,000	$3.84	24d	1	0.16mi
9262 140th Ln Seminole, FL	2.0	2.0	1402	$4,500	$3.21	4d	1	0.20mi
9433 Harbor Greens Way #504 Seminole, FL	2.0	2.0	1200	$2,500	$2.08	4d	1	0.27mi
9652 Commodore Dr Seminole, FL	3.0	2.0	1680	$2,800	$1.67	10d	1	0.43mi
13788 84th Ter Seminole, FL	3.0	2.0	1330	$2,850	$2.14	24d	1	0.51mi
13610 87th Pl Seminole, FL	3.0	2.0	1216	$2,195	$1.81	16d	1	0.53mi
19111 Vista Bay Dr #612 Indian Shores, FL	2.0	2.0	1265	$6,000	$4.74	2d	1	0.69mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1265	$4,550	$3.60	3d	2	0.69mi
19111 Vista Bay Dr Indian Shores, FL	2.0	2.0	1310	$4,200	$3.21	24d	3	0.69mi
19610 Gulf Blvd #101 Indian Shores, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.70mi
13607 101st Ter Seminole, FL	2.0	2.0	1503	$3,850	$2.56	4d	1	0.86mi
19829 Gulf Blvd Indian Shores, FL	2.0	2.0	1400	$3,350	$2.39	7d	1	0.90mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	4d	1	0.99mi
10216 Regal Dr #201 Largo, FL	2.0	2.0	1100	$2,000	$1.82	14d	1	1.03mi
14623 Sunset Dr Largo, FL	3.0	2.0	1621	$2,545	$1.57	4d	1	1.26mi
12932 81st Ave Seminole, FL	3.0	2.0	1207	$2,600	$2.15	24d	1	1.26mi
12644 81st Ter Seminole, FL	3.0	2.0	1426	$2,590	$1.82	24d	1	1.44mi

HOA detail

• Monthly dues: $252 · $3,024/yr

Listing history 15 events

1. 2026-06-16
   status $309,000 Pending 122 DOM
2. 2026-06-15
   days on market $309,000 Active 122 DOM
3. 2026-06-13
   days on market $309,000 Active 120 DOM
4. 2026-06-09
   days on market $309,000 Active 116 DOM
5. 2026-06-08
   days on market $309,000 Active 115 DOM
6. 2026-06-08
   price $309,000 Active 114 DOM
7. 2026-06-07
   days on market $329,900 Active 114 DOM
8. 2026-06-04
   days on market $329,900 Active 111 DOM
9. 2026-06-03
   days on market $329,900 Active 110 DOM
10. 2026-06-01
    days on market $329,900 Active 108 DOM
11. 2026-05-31
    days on market $329,900 Active 107 DOM
12. 2026-05-22
    price $329,900
13. 2026-05-09
    price $339,900
14. 2026-04-08
    price $359,900
15. 2026-02-13
    listed $389,900 Active

ⓘ 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: $6,333 · $528/mo
• Projected year-2 tax: $6,333 · $528/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 · 27 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: $49,466
• − Mortgage interest: −$17,309
• − Property taxes: −$6,333
• − Insurance: −$1,545
• − Repairs & maintenance: −$3,957
• − Management: −$3,957
• − HOA: −$3,024
• − Depreciation: −$8,989
• Taxable income: $4,351
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $7,686/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

-15.4% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $359,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Listed $389,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $6,333 · +11.2% YoY. Source: county tax records.