65 Sabal Palm Dr · Largo, FL 33770

$153,350

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 386 Days on market

Built 1974 $554/mo HOA · 27% of rent

---

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 +17.8/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE REDUCTION! Palm Hill Country Club is a vibrant, 55+ golf and tennis community that offers an exceptional range of amenities for its residents. With an emphasis on active living, the community features a beautifully maintained 9-hole golf course, multiple tennis courts, and a wide array of recreational options, including three swimming pools, pickleball courts, and shuffleboard courts. The affordable maintenance fee of $595.00 per month covers essential services such as water, sewer, lawn care, garbage collection, cable, and internet, ensuring a hassle-free lifestyle for residents. The community is conveniently located near a variety of shopping centers, dining options, and the sce

Key facts

• Updated kitchen
• Golf course views
• Separate dining area

Tags

• GOLF COURSE VIEWS
• UPDATED KITCHEN
• CERAMIC TILE FLOORING
• SEPARATE DINING AREA
• SPACIOUS LIVING ROOM
• NEW SLIDING GLASS DOOR

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Total annual fees $6,648; Monthly HOA $554; Partially furnished
• HOA & community: Has HOA (monthly fee $554); Association approval required; Association amenities include cable TV, clubhouse, golf course, laundry, pickleball, pool, recreation facilities, shuffleboard, spa/hot tub, tennis courts; Association fee includes cable TV, pool, internet, grounds maintenance, management, sewer, trash, water, escrow reserves, recreational facilities

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; BB/HS internet available; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; Faces west; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area 1,792 sq ft
• Exterior features: Patio; Porch; Screened porch; Awning(s); Private mailbox; Rain gutters; Sidewalk; On golf course; Landscaped; Paved

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Water softener; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $153k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 falling (-3.5%/yr); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 41% 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 $1k of loan paydown is wiped out by about $5k 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 386 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $153k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,948 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $98,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
574 Queen Palm St	0.24mi	2/2.0	948 (-6%)	1mo	$109,500	$116	78
79 Thatch Palm St W	0.07mi	2/2.0	944 (-6%)	12mo	$65,000	$69	76
71 Royal Palm Cir	0.21mi	2/2.0	912 (-10%)	0mo	$72,000	$79	74
309 Sago Palm St	0.26mi	2/2.0	952 (-6%)	6mo	$65,000	$68	73
135 Royal Palm Cir	0.35mi	2/2.0	1,008 (0%)	14mo	$149,000	$148	72
724 Sugar Palm St	0.28mi	2/2.0	948 (-6%)	9mo	$47,500	$50	70
624 Queen Palm St	0.25mi	2/2.0	945 (-6%)	12mo	$150,000	$159	68
57 Royal Palm Cir	0.29mi	2/2.0	1,128 (+12%)	1mo	$110,000	$98	66
18 Sabal Palm Dr	0.25mi	2/2.0	1,152 (+14%)	1mo	$149,000	$129	64
19 Pindo Palm St W	0.39mi	2/1.5	912 (-10%)	1mo	$40,000	$44	63
38 Pindo Palm St E	0.15mi	2/2.0	864 (-14%)	19mo	$135,000	$156	54
13 Frangipani Cir	0.41mi	2/2.0	864 (-14%)	11mo	$75,000	$87	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.48×
• Total profit: $-22,420
• Equity at exit: $22,865

10-year hold

• IRR: -15.6%
• Equity multiple: 0.28×
• Total profit: $-30,870
• Equity at exit: $13,259

Cash invested: $42,938 (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: 217
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$804
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$64
• HOA: −$554
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $127

Break-even live

Break-even rent $1,860

Max offer price $153,350

Occupancy floor 89%

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: $38,338
• Closing costs: $4,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	24d	1	0.20mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.27mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.28mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.29mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.37mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	4d	1	0.41mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	2d	23	0.46mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.51mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.54mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	7d	1	0.66mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	0.70mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.77mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	0.83mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	1d	189	0.92mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.93mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	1	0.94mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.95mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	24d	1	0.95mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	7d	1	0.95mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	0.95mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	3	0.96mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.96mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	4d	1	1.03mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	7d	1	1.05mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	1.06mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	15d	1	1.06mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	24d	1	1.06mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.08mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	16d	1	1.11mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	1.11mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	4d	1	1.11mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	4d	1	1.12mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	1.14mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	24d	1	1.15mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	1.16mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	14d	1	1.18mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	1.19mi
813 4th Ave NW Largo, FL	3.0	1.0	1295	$2,000	$1.54	18d	1	1.21mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	1.24mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	1.25mi

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 8 events

1. 2026-04-11
   price $153,350
2. 2026-01-16
   status Active
3. 2026-01-14
   historical
4. 2026-01-06
   price $169,900
5. 2025-09-27
   price $177,500
6. 2025-05-07
   listed $182,500 Active
7. 2015-02-23
   soldstatus $58,500
8. 2012-11-07
   soldstatus $55,000

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,273 · $106/mo
• Expected delta: +$704/yr (+$59/mo · 123.7%)

ⓘ 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 6 d/yr ≥108°F today · 18 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: $24,246
• − Mortgage interest: −$8,590
• − Property taxes: −$569
• − Insurance: −$767
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$6,648
• − Depreciation: −$4,461
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,681/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

+178.8% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $153,350 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $177,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Listed $182,500 Stellar MLS as Distributed by MLS Grid
• 2015-02-23 Sold (Public Records) $58,500 Public Records
• 2012-11-07 Sold (Public Records) $55,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $569 · +5.1% YoY. Source: county tax records.