12674 Seminole Blvd Unit S8 · Largo, FL 33778

$115,000

2 bd · 1.5 ba · 792 sqft · Manufactured public records · 50 Days on market

Built 1960 8.56 ac lot $192/mo HOA · 10% 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
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Largo within Pinellas County, this 2 bedroom, 2 full bathroom home, close to shopping, restaurants, and nearby Gulf beaches. 55+ community. Non-flood zone per the county and no immediate rear neighbor. No lot rent. You own the land and pay property taxes each year. New roof within the last 3 years and double pane windows. All buyers must pass a background check prior to ownership. Owners in the park have many social events together, often described as a camp-style lifestyle for 55+. Please view two videos: Tour 1 & Tour 2

Key facts

• Close to restaurants
• Non flood zone
• Double pane windows

Tags

• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• NEARBY GULF BEACHES
• NON FLOOD ZONE
• NEW ROOF
• DOUBLE PANE WINDOWS

Property features AI

Finance

• Financial info: Total annual HOA fees $2,304; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $192; Association fee includes cable TV, escrow reserves, grounds maintenance, management, sewer, trash, and water; Association approval required; Community clubhouse; Association recreation owned; Golf carts allowed; Street lights; Buyer approval required; Senior community; Cats allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Broadband/high‑speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); Attached property; One story; Faces southeast; Completed condition; Crawlspace foundation
• Construction: Metal frame construction; Vinyl siding; Membrane roof
• Exterior features: Front porch; Side porch; Exterior lighting; Exterior storage / shed

Interior

• Kitchen: Microwave; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Split bedroom layout; Thermostat; Double pane windows
• Laundry & utility: Laundry room with washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.2% in Largo — 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 82/100 on livability (#82 in FL, #1,240 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, amenities F.
• 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); 140 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $795 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($112k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1960 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $50,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12766 Seminole Blvd #58	0.04mi	1/1.5 (-1)	686 (-13%)	5mo	$44,000	$64	67

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 · 1.38% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.57×
• Total profit: $18,502
• Equity at exit: $17,147

10-year hold

• IRR: 22.1%
• Equity multiple: 2.73×
• Total profit: $55,812
• Equity at exit: $9,943

Cash invested: $32,200 (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: 140
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$603
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$48
• HOA: −$192
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $631

Break-even live

Break-even rent $1,152

Max offer price $115,000

Occupancy floor 63%

Sensitivity live

Price	-10% $696	-5% $663	+0% $631	+5% $598	+10% $566
Rent	-10% $477	-5% $554	+0% $631	+5% $708	+10% $785
Rate	-1.0pp $689	-0.5pp $660	base $631	+0.5pp $601	+1.0pp $571

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	0.38mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	0.40mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	0.42mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.61mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.64mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.69mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	0.69mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	5d	1	0.79mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	4d	1	0.80mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	25d	2	0.82mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	25d	1	0.86mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.92mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	0.96mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	5d	1	0.96mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	5d	1	0.97mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	1.04mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	3d	1	1.13mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	25d	1	1.13mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	25d	1	1.34mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	5d	1	1.36mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	25d	1	1.37mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	21d	1	1.42mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	25d	1	1.42mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 13 events

1. 2026-06-18
   days on market $115,000 Active 50 DOM
2. 2026-06-17
   days on market $115,000 Active 49 DOM
3. 2026-06-16
   days on market $115,000 Active 48 DOM
4. 2026-06-15
   days on market $115,000 Active 47 DOM
5. 2026-06-13
   days on market $115,000 Active 45 DOM
6. 2026-06-09
   days on market $115,000 Active 41 DOM
7. 2026-06-08
   days on market $115,000 Active 40 DOM
8. 2026-06-07
   days on market $115,000 Active 39 DOM
9. 2026-06-04
   days on market $115,000 Active 36 DOM
10. 2026-06-03
    days on market $115,000 Active 35 DOM
11. 2026-06-01
    days on market $115,000 Active 33 DOM
12. 2026-05-31
    days on market $115,000 Active 32 DOM
13. 2026-04-25
    listed $115,000 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: $803 · $67/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$152/yr (+$13/mo · 18.9%)

ⓘ 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: $23,400
• − Mortgage interest: −$6,442
• − Property taxes: −$803
• − Insurance: −$575
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$2,304
• − Depreciation: −$3,345
• Taxable income: $6,187
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $6,083/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 — Largo

• Score: 82/100
• State rank: #82
• US rank: #1240

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Largo, FL
• 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

1 event — show timeline

• 2026-04-25 Listed $115,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $803 · +7.1% YoY. Source: county tax records.