250 Rosery Rd NW #351 · Largo, FL 33770

$220,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 35 Days on market

Built 1966 $212/mo HOA · 10% of rent

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embark on the epitome of retirement living at Shangri La, Largo's best-kept secret! This extraordinary villa showcases upscale features throughout the entire unit, complemented by a delightful Florida Room (not included in the square footage). For those in search of a villa that truly feels like home, complete with a covered carport at your doorstep, your search concludes here. This rare and highly sought-after 2-bedroom, 2-bath villa has undergone meticulous updates, featuring a modern kitchen adorned with new cabinets and top-of-the-line appliances, including a refrigerator, stove, microwave, and dishwasher. A new washer/dryer further enhances the convenience factor. The villa is adorned with gorgeous tile consistently throughout, and now, the covered carport boasts a sleek epoxy flooring, adding a touch of sophistication. New windows, plantation shutters, and a recently replaced roof within the last few years contribute to the property's overall allure. The tastefully chosen furniture, only a few years old, embodies a modern design that spares no expense.

Key facts

• Refreshed roof
• Plantation shutters
• Florida room

Tags

• CORNER UNIT
• PLANTATION SHUTTERS
• REFRESHED ROOF
• UPDATED KITCHEN
• FLORIDA ROOM
• GENERATOR HOOKUP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-10 ($-117/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (2.0% below list).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Zoned schools: Ponce De Leon Elementary School (math 43% / reading 43%, grade F, #1,366 of 2,144 statewide, top 64%, 568 students, 79% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.5%/yr); 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 43% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $7k 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 35 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.98% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-42,442
• Equity at exit: $32,803

10-year hold

• IRR: -23.6%
• Equity multiple: 0.00×
• Total profit: $-61,571
• Equity at exit: $19,022

Cash invested: $61,600 (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 33770

• Rents YoY: -3.5%
• Active inventory: 219
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$256 /mo · $3,074/yr
• Insurance: −$92
• HOA: −$212
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-10

Break-even live

Break-even rent $2,169

Max offer price $218,271

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $52	+0% $-10	+5% $-72	+10% $-134
Rent	-10% $-180	-5% $-95	+0% $-10	+5% $75	+10% $161
Rate	-1.0pp $101	-0.5pp $46	base $-10	+0.5pp $-67	+1.0pp $-125

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	1050	$2,538	$2.42	4d	20	0.36mi
821 14th Ave NW Largo, FL	3.0	1.0	900	$1,795	$1.99	25d	1	0.36mi
1006 14th Ave NW Largo, FL	3.0	2.0	1444	$2,450	$1.70	25d	1	0.45mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	5d	1	0.54mi
1321 Chesterfield Dr Unit 1018173P Clearwater, FL	3.0	2.0	1356	$3,967	$2.93	3d	1	0.57mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,879	$2.21	2d	31	0.60mi
1812 Lady Mary Dr Clearwater, FL	3.0	2.0	1531	$2,800	$1.83	4d	1	0.61mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	4d	6	0.64mi
1712 Belleair Forest Dr Unit D Belleair, FL	2.0	1.0	931	$1,495	$1.61	25d	1	0.64mi
1753 Belleair Forest Dr Unit D7 Belleair, FL	2.0	2.0	1068	$1,800	$1.69	25d	1	0.67mi
601 Rosery Rd NE Largo, FL	1.0–3.0	1.0–2.5	1192	$1,830	$1.54	2d	38	0.68mi
1128 Belleair Rd Unit Home Clearwater, FL	3.0	1.0	1326	$1,695	$1.28	25d	1	0.70mi
813 4th Ave NW Largo, FL	3.0	1.0	1295	$2,000	$1.54	18d	1	0.71mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	25d	1	0.73mi
1574 Ewing Ave Clearwater, FL	3.0	2.0	1324	$2,700	$2.04	5d	1	0.75mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	24d	1	0.76mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	15d	1	0.76mi
1310 Bayview Dr Clearwater, FL	3.0	2.0	1500	$3,300	$2.20	25d	1	0.77mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	0.78mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	25d	1	0.78mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	15d	1	0.78mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	5d	1	0.79mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,499	$2.60	3d	25	0.79mi
1571 S Myrtle Ave Clearwater, FL	3.0	2.0	1202	$2,400	$2.00	25d	1	0.79mi
1532 S Washington Ave Clearwater, FL	3.0	2.0	954	$1,500	$1.57	5d	1	0.84mi
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,950	$1.90	25d	1	0.86mi
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,995	$1.95	11d	1	0.86mi
1552 S Myrtle Ave Clearwater, FL	3.0	2.0	900	$1,950	$2.17	8d	1	0.87mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	4d	1	0.95mi
1845 S Highland Ave Clearwater, FL	2.0	2.0	904	$1,525	$1.69	3d	2	1.00mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	25d	1	1.01mi
641 Mehlenbacher Rd Unit 1/2 Belleair Bluffs, FL	2.0	1.0	900	$1,350	$1.50	4d	1	1.02mi
1119 Breeze Dr Largo, FL	3.0	2.0	1314	$2,475	$1.88	25d	1	1.03mi
1523 S Fredrica Ave Clearwater, FL	3.0	2.0	1284	$2,550	$1.99	25d	1	1.05mi
301 Velma Dr E Largo, FL	2.0	2.0	1346	$2,950	$2.19	25d	1	1.09mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	5d	1	1.10mi
423 Wildwood Way Belleair, FL	2.0	1.0	1277	$2,045	$1.60	5d	1	1.16mi
1406 Lemon St Clearwater, FL	2.0	1.5	1020	$1,990	$1.95	25d	1	1.28mi
1526 Caldera Ct Clearwater, FL	3.0	2.5	1816	$2,900	$1.60	15d	1	1.31mi
2141 Indian Ave S Belleair Bluffs, FL	3.0	2.0	1252	$2,999	$2.40	13d	1	1.35mi

HOA detail condo

• Monthly dues: $212 · $2,544/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   price $220,000
3. 2026-03-12
   listed $225,000 Active
4. 2025-08-31
   historical
5. 2025-07-28
   status Active
6. 2025-07-24
   status Pending
7. 2025-07-02
   price $230,000
8. 2025-07-01
   status Active
9. 2025-06-30
   historical
10. 2025-05-16
    price $235,000
11. 2025-04-04
    status Active
12. 2025-03-31
    historical
13. 2025-03-19
    status Active
14. 2025-01-27
    status Pending
15. 2024-09-30
    price $240,000
16. 2024-09-17
    listed $250,000 Active
17. 2024-04-02
    soldstatus $229,900 Closed 1074-char remark

    Show marketing remark (1074 chars)

    Embark on the epitome of retirement living at Shangri La, Largo's best-kept secret! This extraordinary villa showcases upscale features throughout the entire unit, complemented by a delightful Florida Room (not included in the square footage). For those in search of a villa that truly feels like home, complete with a covered carport at your doorstep, your search concludes here. This rare and highly sought-after 2-bedroom, 2-bath villa has undergone meticulous updates, featuring a modern kitchen adorned with new cabinets and top-of-the-line appliances, including a refrigerator, stove, microwave, and dishwasher. A new washer/dryer further enhances the convenience factor. The villa is adorned with gorgeous tile consistently throughout, and now, the covered carport boasts a sleek epoxy flooring, adding a touch of sophistication. New windows, plantation shutters, and a recently replaced roof within the last few years contribute to the property's overall allure. The tastefully chosen furniture, only a few years old, embodies a modern design that spares no expense.

18. 2024-03-29
    soldstatus $229,900
19. 2024-03-27
    status Pending 1074-char remark

    Show marketing remark (1074 chars)

    Embark on the epitome of retirement living at Shangri La, Largo's best-kept secret! This extraordinary villa showcases upscale features throughout the entire unit, complemented by a delightful Florida Room (not included in the square footage). For those in search of a villa that truly feels like home, complete with a covered carport at your doorstep, your search concludes here. This rare and highly sought-after 2-bedroom, 2-bath villa has undergone meticulous updates, featuring a modern kitchen adorned with new cabinets and top-of-the-line appliances, including a refrigerator, stove, microwave, and dishwasher. A new washer/dryer further enhances the convenience factor. The villa is adorned with gorgeous tile consistently throughout, and now, the covered carport boasts a sleek epoxy flooring, adding a touch of sophistication. New windows, plantation shutters, and a recently replaced roof within the last few years contribute to the property's overall allure. The tastefully chosen furniture, only a few years old, embodies a modern design that spares no expense.

20. 2024-02-08
    listed $229,900 Active 1074-char remark

    Show marketing remark (1074 chars)

    Embark on the epitome of retirement living at Shangri La, Largo's best-kept secret! This extraordinary villa showcases upscale features throughout the entire unit, complemented by a delightful Florida Room (not included in the square footage). For those in search of a villa that truly feels like home, complete with a covered carport at your doorstep, your search concludes here. This rare and highly sought-after 2-bedroom, 2-bath villa has undergone meticulous updates, featuring a modern kitchen adorned with new cabinets and top-of-the-line appliances, including a refrigerator, stove, microwave, and dishwasher. A new washer/dryer further enhances the convenience factor. The villa is adorned with gorgeous tile consistently throughout, and now, the covered carport boasts a sleek epoxy flooring, adding a touch of sophistication. New windows, plantation shutters, and a recently replaced roof within the last few years contribute to the property's overall allure. The tastefully chosen furniture, only a few years old, embodies a modern design that spares no expense.

21. 2014-05-06
    soldstatus $51,000

ⓘ 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: $3,074 · $256/mo
• Projected year-2 tax: $3,074 · $256/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 ≥108°F today · 22 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: $25,879
• − Mortgage interest: −$12,323
• − Property taxes: −$3,074
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$2,544
• − Depreciation: −$6,400
• Taxable loss: −$3,702
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $771/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): 25,368
• Household income: $59,815
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1404.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▼ -317.05%
• Current HPI: 353.8484
• Rent YoY: ▼ -3.47%
• 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

+331.4% since first listed

21 events — show timeline

• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-02 Sold (MLS) $229,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Sold (Public Records) $229,900 Public Records
• 2024-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-08 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-06 Sold (Public Records) $51,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,074 · +23.5% YoY. Source: county tax records.