11700 Park Blvd #209 · Seminole, FL 33772

$69,900

2 bd · 1.0 ba · 1,010 sqft · Condo public records · 52 Days on market

Built 1972 $496/mo HOA · 26% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Under contract-accepting backup offers. Short Sale. Welcome to the desirable 55+ community of Seminole Square Apartments, where this second-floor, 2-bedroom, 1-bath condo offers a great opportunity to make it your own. Perfect for a full-time residence or seasonal retreat, this unit is ideally located close to everyday conveniences and just minutes from shopping, dining, and entertainment, including Seminole City Center just a few blocks away. Residents enjoy a well-maintained community with amenities including a pool, clubhouse, elevator access in the center of the building, and stairwells at each end. One assigned covered parking space is included, along with ample guest parking. The mont

Key facts

• Guest parking
• Clubhouse
• Pool

Tags

• POOL
• CLUBHOUSE
• ELEVATOR ACCESS
• ASSIGNED COVERED PARKING
• GUEST PARKING
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Association: Qualified Property Management / Raemarie Bannon
• Financial info: Land lease amount $145; Total monthly fees $496; Total annual fees $5,952; Lease restrictions apply
• HOA & community: Monthly HOA fee includes cable TV, internet, pool, insurance, pest control, sewer, water, trash, common area taxes, maintenance of structure and grounds, escrow reserves; Monthly HOA amount $496; Association requires approval; Association provides laundry, pool, shuffleboard court, and wheelchair access; Senior community; No pets allowed; No truck/RV/motorcycle parking; Community mailbox; Buyer approval required

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; One level (unit on 2nd floor of a 3-story building); Unit faces north
• Construction: Concrete and stucco construction; Membrane roof; Slab foundation; Building name: 11700 Seminole Square
• Exterior features: Exterior lighting; Sidewalks; Trees and landscaped grounds; In-ground private pool

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 flat; 207 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% of the median local income ($74k/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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 2.71% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.71%
• DSCR: 2.28
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.69×
• Total profit: $13,491
• Equity at exit: $10,422

10-year hold

• IRR: 23.1%
• Equity multiple: 2.57×
• Total profit: $30,826
• Equity at exit: $6,044

Cash invested: $19,572 (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 33772

• Rents YoY: 0.1%
• Active inventory: 207
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$367
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$29
• HOA: −$496
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $468

Break-even live

Break-even rent $1,302

Max offer price $69,900

Occupancy floor 70%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	24d	1	0.01mi
11424 79th Ave Seminole, FL	2.0	2.0	1344	$2,650	$1.97	24d	1	0.23mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	1d	40	0.32mi
8201 120th St Seminole, FL	3.0	2.0	1056	$2,500	$2.37	10d	1	0.36mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.49mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	24d	1	0.53mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	3d	2	0.54mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	24d	1	0.59mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	24d	1	0.61mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	24d	1	0.61mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	4d	1	0.65mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	7d	1	0.73mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	17d	1	0.74mi
12644 81st Ter Seminole, FL	3.0	2.0	1426	$2,590	$1.82	24d	1	0.80mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	4d	2	0.92mi
12932 81st Ave Seminole, FL	3.0	2.0	1207	$2,600	$2.15	24d	1	1.01mi
10548 86th Ave Seminole, FL	2.0	2.0	1400	$2,300	$1.64	24d	1	1.10mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	4d	1	1.19mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	4d	1	1.21mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	4d	3	1.27mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	3d	2	1.27mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	1d	18	1.35mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	24d	1	1.35mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	4d	1	1.37mi
9881 113th St #215 Seminole, FL	2.0	2.0	1150	$1,600	$1.39	17d	1	1.39mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-07
   statusdays on market $69,900 Pending 52 DOM
2. 2026-06-04
   days on market $69,900 Active 50 DOM
3. 2026-06-03
   days on market $69,900 Active 49 DOM
4. 2026-06-01
   days on market $69,900 Active 47 DOM
5. 2026-05-31
   days on market $69,900 Active 46 DOM
6. 2026-05-11
   price $74,900
7. 2026-04-15
   listed $79,900 Active
8. 2026-03-25
   historical
9. 2026-03-03
   price $85,000
10. 2026-02-17
    price $88,000
11. 2026-02-06
    price $93,000
12. 2026-01-22
    listed $97,000 Active
13. 2025-03-17
    historical
14. 2025-02-03
    status Active
15. 2025-01-22
    status Pending
16. 2025-01-10
    listed $99,000 Active
17. 2022-09-12
    soldstatus $81,700
18. 2001-10-18
    soldstatus $51,500
19. 2001-08-02
    soldstatus $30,300

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,742
• − Mortgage interest: −$3,915
• − Property taxes: −$1,646
• − Insurance: −$350
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$5,952
• − Depreciation: −$2,033
• Taxable income: $5,207
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $4,370/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

• Census place: Seminole, FL
• County: Pinellas County · 939,478 people
• City population: 42,315
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 23,733
• Household income: $73,586
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 720.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -485.84%
• Current HPI: 315.303
• Rent YoY: ▲ 0.10%
• 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

+147.2% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $88,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $93,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listed $97,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-12 Sold (Public Records) $81,700 Public Records
• 2001-10-18 Sold (Public Records) $51,500 Public Records
• 2001-08-02 Sold (Public Records) $30,300 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,646 · +7.6% YoY. Source: county tax records.