519 Needle Palm St · Largo, FL 33778

$79,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 80 Days on market

Built 1977 Est $87k · 8% under $554/mo HOA · 27% 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
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Settled within Palm Hill Country Club, this brand-new listing introduces a 2-bedroom, 2-bathroom home offering 1,000 square feet of light, beach-inspired living that blends beautifully with its surroundings. Designed for the 55+ lifestyle, the community features a remarkably affordable $554.00 monthly maintenance fee covering water, sewer, trash, lawn care, cable, and internet—making everyday living refreshingly simple. Leisure takes center stage here, with a 9-hole golf course, two welcoming clubhouses, each hosting an active Recreation Club, three sparkling swimming pools, and two jacuzzis, each accompanied by sun decks in both recreation areas. Sports enthusiasts can enjoy three te

Key facts

• 9 hole golf course
• Two jacuzzis
• Three tennis courts

Tags

• 9 HOLE GOLF COURSE
• TWO WELCOMING CLUBHOUSES
• THREE SPARKLING SWIMMING POOLS
• TWO JACUZZIS
• THREE TENNIS COURTS
• TWO BOCCE COURTS

Property features AI

Finance

• Other: Community features: association recreation (owned), buyer approval required, clubhouse, community mailbox, golf carts OK, golf, pool, sidewalks, tennis courts; Senior community; Pets not allowed; Furnished (Yes)
• Financial info: Total monthly fees listed as $554; total annual fees listed as $6,648; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $554); Association approval required; Association amenities include cable TV, clubhouse, golf course, laundry, pickleball court(s), pool, recreation facilities, shuffleboard court, spa/hot tub, tennis court(s); Association fee includes cable TV, pool, internet, maintenance of grounds, management, recreational facilities, sewer, trash, water, escrow reserves

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity available and connected; Sewer and water available and connected
• Home design: Manufactured home (double wide); One story; Faces north; Entry level: One
• Construction: Metal siding; Built-up roof; Crawlspace foundation; Built in 1 story (double wide)
• Exterior features: Front porch; Awning(s); Sidewalk; Paved lot; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry listed as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 38% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $80k implies a 150% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.61% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.26%
• DSCR: 2.30
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $87,000
• 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	0.05mi	2/2.0	948 (-5%)	1mo	$109,500	$116	88
309 Sago Palm St	0.12mi	2/2.0	952 (-5%)	6mo	$65,000	$68	81
724 Sugar Palm St	0.10mi	2/2.0	948 (-5%)	9mo	$47,500	$50	79
71 Royal Palm Cir	0.14mi	2/2.0	912 (-9%)	0mo	$72,000	$79	79
624 Queen Palm St	0.06mi	2/2.0	945 (-6%)	12mo	$150,000	$159	78
135 Royal Palm Cir	0.23mi	2/2.0	1,008 (+1%)	14mo	$149,000	$148	76
266 Sago Palm St	0.09mi	2/2.0	952 (-5%)	19mo	$77,000	$81	72
79 Thatch Palm St W	0.29mi	2/2.0	944 (-6%)	12mo	$65,000	$69	67
57 Royal Palm Cir	0.23mi	2/2.0	1,128 (+13%)	1mo	$110,000	$98	67
19 Pindo Palm St W	0.62mi	2/1.5	912 (-9%)	1mo	$40,000	$44	54
38 Pindo Palm St E	0.33mi	2/2.0	864 (-14%)	19mo	$135,000	$156	46
13 Frangipani Cir	0.60mi	2/2.0	864 (-14%)	11mo	$75,000	$87	40

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: 21.2%
• Equity multiple: 1.84×
• Total profit: $18,818
• Equity at exit: $11,913

10-year hold

• IRR: 27.8%
• Equity multiple: 3.21×
• Total profit: $49,333
• Equity at exit: $6,908

Cash invested: $22,372 (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: 139
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$419
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$33
• HOA: −$554
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $545

Break-even live

Break-even rent $1,396

Max offer price $79,900

Occupancy floor 69%

Sensitivity live

Price	-10% $591	-5% $568	+0% $545	+5% $523	+10% $500
Rent	-10% $381	-5% $463	+0% $545	+5% $628	+10% $710
Rate	-1.0pp $586	-0.5pp $566	base $545	+0.5pp $525	+1.0pp $504

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.04mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.12mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.16mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.17mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.22mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	25d	1	0.22mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.49mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.53mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	4d	1	0.58mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	0.61mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.75mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.76mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	5d	1	0.90mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.92mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	1	0.92mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.93mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	0.93mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	0.94mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	3	0.95mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.95mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	25d	1	0.96mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	1.00mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	5d	1	1.00mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	1.00mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	1.01mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	1.02mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	5d	1	1.07mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	18d	1	1.08mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.09mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	25d	1	1.21mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	1.24mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	5d	1	1.25mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	5d	1	1.26mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	25d	1	1.26mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	14d	1	1.26mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	17d	1	1.27mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	25d	1	1.28mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	15d	1	1.28mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	1.28mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	25d	1	1.33mi

HOA detail

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

Listing history 6 events

1. 2026-05-31
   status $79,900 Pending 80 DOM
2. 2026-05-22
   price $79,900
3. 2026-04-19
   status Active
4. 2026-04-11
   status Pending
5. 2026-03-01
   listed $95,000 Active
6. 2009-10-27
   soldstatus $32,000

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,154 · $96/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 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: $25,032
• − Mortgage interest: −$4,476
• − Property taxes: −$1,154
• − Insurance: −$400
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$6,648
• − Depreciation: −$2,324
• Taxable income: $6,025
• Est. tax owed @ 24.0%: −$1,446
• After-tax cash flow: $5,100/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

+149.7% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-27 Sold (Public Records) $32,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,154 · -11.1% YoY. Source: county tax records.