10530 77th Ter #323 · Seminole, FL 33772

$119,900

1 bd · 1.0 ba · 720 sqft · Condo public records · 1 Days on market

Built 1973 $390/mo HOA · 26% of rent

---

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 +12.5/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seminole, Not 55 Plus complex 1 Bedroom, 1 Bath, Large Screen Porch overlooking community, assigned parking space #323 pool, Bus stop near complex, close to Seminole City Center which has Restaurants, Shopping, Movie Theater and More.

Key facts

• Large screen porch
• Pool
• $390 HOA

Tags

• LARGE SCREEN PORCH
• ASSIGNED PARKING SPACE
• POOL
• BUS STOP NEAR COMPLEX
• CLOSE TO SEMINOLE CITY CENTER

Property features AI

Finance

• Other: Total living area approximately 720 square feet; Lot/grounds total between 2 and less than 5 acres (lot listed as 2 acres); Waterfront frontage approximately 155 feet on Lake Seminole
• Financial info: Total monthly fees $390; total annual fees $4,680; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $390 (includes cable TV, pool, escrow reserves, insurance, and structure maintenance); Association approval required; Association managed by Qualified Property Management; Community features include deed restrictions and a pool; Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; One level unit on floor 1; Faces north
• Construction: Block, stucco, and frame construction; Built-up roof; Slab foundation; Built as part of Villa Milan
• Exterior features: Balcony; Sidewalk; Lakefront with lake view; Fishing pier

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combined; Building has an elevator
• Laundry & utility: Laundry located in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Rents flat; 207 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $829 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $100k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $120k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: severe flood risk; 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 $104,876 (12.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.26% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 6.6

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: -26.4%
• Equity multiple: 0.14×
• Total profit: $-28,844
• Equity at exit: $17,877

10-year hold

• IRR: -52.5%
• Equity multiple: -0.42×
• Total profit: $-47,516
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$390
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-85

Break-even live

Break-even rent $1,624

Max offer price $104,876

Occupancy floor —

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$1,500	$1.81	4d	2	0.47mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$1,807	$1.59	2d	18	0.48mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	4d	1	0.74mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	24d	1	0.80mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	4d	1	0.82mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,296	$1.41	2d	40	1.29mi
7701 Starkey Rd Largo, FL	1.0	1.0	615	$1,600	$2.60	15d	5	1.47mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 234-char remark
2. 2026-06-17
   listed $119,900 Active 1 DOM

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $18,198
• − Mortgage interest: −$6,716
• − Property taxes: −$1,775
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − HOA: −$4,680
• − Depreciation: −$3,488
• Taxable loss: −$2,770
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $-356/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

+279.0% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-06-17 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-22 Sold (Public Records) $62,000 Public Records
• 2012-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-07-05 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1989-08-11 Sold (Public Records) $24,000 Public Records
• 1981-07-01 Sold (Public Records) $31,640 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,775 · +5.1% YoY. Source: county tax records.