11620 Park Blvd #209 · Seminole, FL 33772

$94,900

2 bd · 1.0 ba · 874 sqft · Condo public records · 119 Days on market

Built 1974 $602/mo HOA · 34% of rent

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Why this score? — see what drove the C+ 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 +23.9/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• 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

OWNER-FINANCING POSSIBLE for QUALIFIED BUYER (30% down payment)! 55+ and NO PET Building - Condo is FOR RENT ($1,275.- per month plus $2,000 security deposit - no last month) or FOR SALE! BRAND NEW ROOF on building in May of 2026! This conveniently located 2 bedroom 1 bath 2nd floor condo with ELEVATOR in NO FLOOD, NO EVACUATION ZONE (solid, secure 3-story block building) is less than a 5-minute drive to the Gulf beaches of Indian Shores, close to beautiful 180 acre Boca Ciega Millenium Waterfront Park, Seminole City Park with museum, and a few blocks from the Pinellas trail, in the heart of Seminole. This 55+ active community of SEMINOLE SQUARE APTS includes a large pool, clubhouse, shuffl

Key facts

• Guest parking
• Clubhouse
• Elevator

Tags

• ELEVATOR
• HEATED POOL
• CLUBHOUSE
• ON-SITE LAUNDRY FACILITIES
• GUEST PARKING
• ASSIGNED COVERED PARKING

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Land lease amount: $149; Total annual fees (association/condo): $7,224
• HOA & community: Condo association required; association approval required; Monthly condo/association fees: $602; Association amenities: elevator(s), laundry, maintenance, pool, recreation facilities, shuffleboard court, vehicle restrictions; Association fees include cable TV, common area taxes, pool, escrow reserves, insurance, internet, maintenance (structure & grounds), management, pest control, private road maintenance, recreational facilities, sewer, trash, and water; Community features: clubhouse, community mailbox, deed restrictions, no truck/RV/motorcycle parking, pool, sidewalks, street lights, buyer approval required, association recreation (lease); Senior community (age-restricted); Pets not allowed

Exterior

• Parking: Carport (1 space); Guest parking available
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential condominium; Attached property; One-level living within a 3-story building; Faces east; Building name: Seminole Square Apartments
• Construction: Block and stucco construction; Built-up roof; Block and slab foundation; Estimated 1970s–1990s era construction (by materials and style)
• Exterior features: Enclosed patio/porch; Lighting; Sidewalk; Sliding doors; In-ground tile pool; Cleared and landscaped grounds; Near golf course and marina; Near public transit; Street dead-end; Paved roads

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms (includes second-floor unit)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid surface counters; Walk-in closet(s); Window treatments; Aluminum frame windows; ENERGY STAR qualified windows; Shades; Elevator in building; Florida room
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% 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; 209 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $656 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 119 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask is 7200% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $41k; list at $95k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.86% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 4.5

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: -9.0%
• Equity multiple: 0.69×
• Total profit: $-8,311
• Equity at exit: $14,150

10-year hold

• IRR: -7.7%
• Equity multiple: 0.62×
• Total profit: $-10,059
• Equity at exit: $8,205

Cash invested: $26,572 (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: 209
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$40
• HOA: −$602
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $184

Break-even live

Break-even rent $1,533

Max offer price $94,900

Occupancy floor 85%

Sensitivity live

Price	-10% $238	-5% $211	+0% $184	+5% $157	+10% $130
Rent	-10% $44	-5% $114	+0% $184	+5% $254	+10% $323
Rate	-1.0pp $232	-0.5pp $208	base $184	+0.5pp $159	+1.0pp $134

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11700 Park Blvd Seminole, FL	2.0	2.0	1010	$1,400	$1.39	25d	1	0.06mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	3d	40	0.38mi
8201 120th St Seminole, FL	3.0	2.0	1056	$2,500	$2.37	12d	1	0.41mi
11201 80th Ave #303 Seminole, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.43mi
8080 112th St #108 Seminole, FL	1.0	1.0	874	$1,700	$1.95	25d	1	0.47mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	0.59mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	0.60mi
12400 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	4d	2	0.60mi
11200 86th Ave #202 Seminole, FL	2.0	1.0	836	$1,700	$2.03	5d	1	0.62mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	0.64mi
12430 Rose St Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.65mi
12460 Rose St #15 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.67mi
12450 Rose St #30 Seminole, FL	2.0	1.0	910	$1,705	$1.87	25d	1	0.67mi
11100 86th Ave #101 Seminole, FL	1.0	1.0	874	$1,350	$1.54	18d	1	0.70mi
11234 68th Ave Seminole, FL	2.0	1.5	960	$2,400	$2.50	8d	1	0.70mi
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	5d	2	0.87mi
10530 68th Ave Seminole, FL	2.0	1.0	1000	$1,690	$1.69	5d	1	1.14mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	5d	1	1.17mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	1.22mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	4d	2	1.22mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	3d	18	1.29mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	1.31mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	5d	1	1.34mi

HOA detail condo

• Monthly dues: $602 · $7,224/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $94,900 Active 119 DOM
2. 2026-06-17
   days on market $94,900 Active 118 DOM
3. 2026-06-16
   days on market $94,900 Active 117 DOM
4. 2026-06-15
   days on market $94,900 Active 116 DOM
5. 2026-06-13
   days on market $94,900 Active 114 DOM
6. 2026-06-09
   days on market $94,900 Active 110 DOM
7. 2026-06-08
   days on market $94,900 Active 109 DOM
8. 2026-06-07
   days on market $94,900 Active 108 DOM
9. 2026-06-04
   days on market $94,900 Active 105 DOM
10. 2026-06-03
    days on market $94,900 Active 104 DOM
11. 2026-06-01
    days on market $94,900 Active 102 DOM
12. 2026-05-31
    pricedays on market $94,900 Active 101 DOM
13. 2026-04-14
    price $1,275
14. 2026-04-09
    listed $1,300
15. 2026-04-05
    status Active
16. 2026-03-28
    historical $1,275
17. 2026-03-18
    listed $1,275
18. 2026-03-17
    price $95,000
19. 2026-02-10
    listed $99,900 Active
20. 2014-02-03
    soldstatus $41,000
21. 2011-06-15
    listed $44,900
22. 2009-05-07
    listed $49,900
23. 2009-04-22
    historical
24. 2008-10-04
    listed $59,500
25. 2007-10-04
    listed $79,500
26. 2000-04-07
    soldstatus $38,400
27. 1991-04-24
    soldstatus $33,000
28. 1989-09-07
    soldstatus $30,000

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $867 · $72/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: $21,193
• − Mortgage interest: −$5,316
• − Property taxes: −$867
• − Insurance: −$474
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$7,224
• − Depreciation: −$2,761
• Taxable income: $1,161
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $1,927/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

-95.8% since first listed

16 events — show timeline

• 2026-04-14 Price Changed $1,275 STELLARMLS
• 2026-04-09 Listed for Rent $1,300 STELLARMLS
• 2026-04-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Rental Removed $1,275 STELLARMLS
• 2026-03-18 Listed for Rent $1,275 STELLARMLS
• 2026-03-17 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-03 Sold (Public Records) $41,000 Public Records
• 2011-06-15 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2009-05-07 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2009-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-10-04 Listed $59,500 Stellar MLS as Distributed by MLS Grid
• 2007-10-04 Listed $79,500 Stellar MLS as Distributed by MLS Grid
• 2000-04-07 Sold (Public Records) $38,400 Public Records
• 1991-04-24 Sold (Public Records) $33,000 Public Records
• 1989-09-07 Sold (Public Records) $30,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $867 · +11.6% YoY. Source: county tax records.