980 7th St NW #43 · Largo, FL 33770

$136,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 86 Days on market

Built 1997 6,541 sqft lot Est $113k · 21% over · waterfront $310/mo HOA · 18% 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 +8.0/10.0
• DSCR +7.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lake Placid, a quaint 55+ RESIDENT OWNED community of less than 100 homes in a great location in Largo, Florida! Just a few miles from shopping and dining, plus close to world-class Gulf beaches, the location of this community can’t be beat. Not in a flood zone! This newer (built in 1997) double wide has a spectacular location on the lake, and you will be BLOWN AWAY when you see the addition on the back of the home! Entering the home from the carport, you'll step into the great room, where the living, dining, and kitchen spaces flow together into one open space. in the kitchen, you'll find the INDOOR LAUNDRY space, with extra cabinetry for storage. The bedrooms in the home

Key facts

• Not in a flood zone
• Indoor laundry space
• 6,541 sq ft lot

Tags

• CLOSE TO GULF BEACHES
• NOT IN A FLOOD ZONE
• INDOOR LAUNDRY SPACE
• EXTRA CABINETRY FOR STORAGE

Property features AI

Finance

• Other: Lot approximately 0.2 acres; Located on Arrandale Ave in the park (easternmost street)
• Financial info: Total annual fees $3,720; Unfurnished
• HOA & community: Has HOA (monthly fee $310); Senior community; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; BB/HS internet available
• Home design: Manufactured double wide home; Single-story; Faces east
• Construction: Vinyl siding; Shingle roof
• Exterior features: Storage; Asphalt/paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan
• Laundry & utility: Laundry area inside the home (in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% 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: Mildred Helms Elementary School (math 54% / reading 49%, grade C-, #1,035 of 2,144 statewide, top 49%, 514 students, 65% FRL); Largo Middle School (math 38% / reading 35%, grade F, #405 of 571 statewide, top 72%, 882 students, 66% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL).
• 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 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 35% 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 $944 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

• It's been on market 86 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $136k implies a 810% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,310 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.30% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $112,752
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Pindo Palm St W	1.18mi	2/1.5	912 (-5%)	1mo	$40,000	$44	54
13 Frangipani Cir	1.19mi	2/2.0	864 (-10%)	11mo	$75,000	$87	39
38 Pindo Palm St E	1.45mi	2/2.0	864 (-10%)	19mo	$135,000	$156	33

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-10,290
• Equity at exit: $20,353

10-year hold

• IRR: -3.1%
• Equity multiple: 0.83×
• Total profit: $-6,685
• Equity at exit: $11,802

Cash invested: $38,220 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$716
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$57
• HOA: −$310
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $265

Break-even live

Break-even rent $1,433

Max offer price $136,500

Occupancy floor 80%

Sensitivity live

Price	-10% $342	-5% $303	+0% $265	+5% $226	+10% $188
Rent	-10% $125	-5% $195	+0% $265	+5% $335	+10% $404
Rate	-1.0pp $334	-0.5pp $300	base $265	+0.5pp $229	+1.0pp $193

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: $34,125
• Closing costs: $4,095
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	6d	1	0.16mi
1030 Clearwater Largo Rd N Largo, FL	2.0	1.0	849	$1,875	$2.21	25d	1	0.17mi
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	4d	1	0.23mi
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	984	$2,510	$2.55	0d	20	0.23mi
250 Rosery Rd NW #283 Largo, FL	2.0	1.0	764	$1,395	$1.83	22d	1	0.27mi
821 14th Ave NW Largo, FL	3.0	1.0	900	$1,795	$1.99	26d	1	0.32mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	6d	1	0.33mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	3d	1	0.34mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	26d	1	0.34mi
558 Clearwater Largo Rd Unit A Largo, FL	1.0	1.0	620	$1,400	$2.26	0d	1	0.36mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	5d	6	0.41mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	19d	1	0.49mi
1753 Belleair Forest Dr Unit D7 Belleair, FL	2.0	2.0	1068	$1,800	$1.69	26d	1	0.49mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	26d	1	0.50mi
1712 Belleair Forest Dr Unit D Belleair, FL	2.0	1.0	931	$1,495	$1.61	26d	1	0.51mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,879	$2.21	3d	31	0.66mi
1120 Wyatt St Clearwater, FL	1.0	1.0	600	$1,150	$1.92	19d	1	0.67mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	18d	1	0.68mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	26d	1	0.68mi
447 6th Ave NE Unit B Largo, FL	2.0	1.0	840	$1,650	$1.96	12d	1	0.72mi
1007 Hawkins St Unit A Clearwater, FL	2.0	1.0	784	$1,845	$2.35	26d	1	0.73mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	25d	1	0.75mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	16d	1	0.75mi
713 Smith St Clearwater, FL	1.0	1.0	814	$1,595	$1.96	4d	1	0.75mi
601 Rosery Rd NE Largo, FL	1.0–3.0	1.0–2.5	1192	$1,822	$1.53	0d	36	0.76mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	26d	1	0.78mi
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	26d	1	0.82mi
641 Mehlenbacher Rd Unit 1/2 Belleair Bluffs, FL	2.0	1.0	900	$1,350	$1.50	4d	1	0.85mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	6d	1	0.86mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	16d	1	0.91mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,499	$2.60	0d	27	0.92mi
705 3rd Ave NE Largo, FL	3.0	2.0	1113	$2,195	$1.97	0d	1	0.92mi
1587 Scranton Ave Unit B Clearwater, FL	2.0	1.0	665	$1,450	$2.18	26d	1	0.92mi
1552 S Myrtle Ave Clearwater, FL	2.0	1.5	750	$1,750	$2.33	16d	1	1.03mi
1552 S Myrtle Ave Clearwater, FL	3.0	2.0	900	$1,950	$2.17	9d	1	1.03mi
1538 S Martin Luther King Jr Ave Clearwater, FL	2.0	1.0	650	$1,625	$2.50	26d	1	1.04mi
1562 S Jefferson Ave Clearwater, FL	1.0	1.0	870	$1,250	$1.44	18d	1	1.04mi
1532 S Washington Ave Clearwater, FL	3.0	2.0	954	$1,500	$1.57	6d	1	1.06mi
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,950	$1.90	26d	1	1.07mi
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,995	$1.95	12d	1	1.07mi

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 15 events

1. 2026-06-22
   days on market $136,500 Active 86 DOM
2. 2026-06-18
   days on market $136,500 Active 83 DOM
3. 2026-06-17
   days on market $136,500 Active 82 DOM
4. 2026-06-16
   days on market $136,500 Active 81 DOM
5. 2026-06-15
   days on market $136,500 Active 80 DOM
6. 2026-06-13
   days on market $136,500 Active 78 DOM
7. 2026-06-09
   days on market $136,500 Active 74 DOM
8. 2026-06-08
   days on market $136,500 Active 73 DOM
9. 2026-06-07
   days on market $136,500 Active 72 DOM
10. 2026-06-04
    days on market $136,500 Active 69 DOM
11. 2026-06-03
    days on market $136,500 Active 68 DOM
12. 2026-06-01
    days on market $136,500 Active 66 DOM
13. 2026-05-31
    days on market $136,500 Active 65 DOM
14. 2026-03-27
    listed $136,500 Active
15. 1994-01-03
    soldstatus $15,000

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,133 · $94/mo
• Expected delta: +$544/yr (+$45/mo · 92.3%)

ⓘ 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 5 d/yr ≥108°F today · 16 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: $21,215
• − Mortgage interest: −$7,646
• − Property taxes: −$589
• − Insurance: −$682
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − HOA: −$3,720
• − Depreciation: −$3,971
• Taxable income: $1,212
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,887/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

+810.0% since first listed

2 events — show timeline

• 2026-03-27 Listed $136,500 Stellar MLS as Distributed by MLS Grid
• 1994-01-03 Sold (Public Records) $15,000 Public Records

Property tax history

-6.7%/yr

Latest (2025): $589 · +9.9% YoY. Source: county tax records.