12766 Seminole Blvd #10 · Largo, FL 33778

$59,900

2 bd · 1.0 ba · 360 sqft · Manufactured public records · 208 Days on market

Built 1963 $143/mo HOA · 8% of rent ↓ 20% since listing

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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

Welcome to this clean, well-maintained 2-bedroom, 1 and half-bath home offering exceptional value and comfort in a peaceful 55+ community. This property features a cozy covered front porch—perfect for morning coffee or evening relaxation—and a convenient carport with private driveway parking. Inside, you’ll find a bright and functional kitchen with ample cabinet space, vintage charm, and plenty of natural light. The home offers a comfortable layout, including a spacious bedroom, an additional bonus room, and a large utility/laundry area with extra storage. Recent improvements include updated flooring, fresh interior paint, efficient cooling options, and thoughtful finishes

Key facts

• Covered front porch
• Updated flooring
• Fresh interior paint

Tags

• COVERED FRONT PORCH
• CARPORT WITH PRIVATE DRIVEWAY
• BRIGHT FUNCTIONAL KITCHEN
• LARGE UTILITY LAUNDRY AREA
• UPDATED FLOORING
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Furnished; Total living area about 740 square feet (building area listed as 893); Public records listed living area source
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $143; $1,716 annually); Association approval required; Association name: Gloria Reed; Senior community; Cats allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home (single wide); One level; Faces east; Entry on main level
• Construction: Vinyl siding with frame construction; Membrane roof; Pillar/post/pier foundation; Built as single wide
• Exterior features: Paved lot; Asphalt road; Shed(s)

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Mini-split unit(s)
• Interior features: Ceiling fans; Storage; Shade shutters
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 31% 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 $414 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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 1963 — 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: 2.84% ✓
• Cap rate: 22.99%
• Cash-on-cash: 59.63%
• DSCR: 3.65
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.38% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 3.43×
• Total profit: $40,733
• Equity at exit: $8,931

10-year hold

• IRR: 60.7%
• Equity multiple: 6.56×
• Total profit: $93,326
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$25
• HOA: −$143
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $833

Break-even live

Break-even rent $647

Max offer price $59,900

Occupancy floor 46%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 208 DOM
2. 2026-06-17
   days on market $59,900 Active 207 DOM
3. 2026-06-16
   days on market $59,900 Active 206 DOM
4. 2026-06-15
   days on market $59,900 Active 205 DOM
5. 2026-06-13
   days on market $59,900 Active 203 DOM
6. 2026-06-09
   days on market $59,900 Active 199 DOM
7. 2026-06-08
   days on market $59,900 Active 198 DOM
8. 2026-06-07
   days on market $59,900 Active 197 DOM
9. 2026-06-04
   days on market $59,900 Active 194 DOM
10. 2026-06-03
    days on market $59,900 Active 193 DOM
11. 2026-06-01
    days on market $59,900 Active 191 DOM
12. 2026-05-31
    days on market $59,900 Active 190 DOM
13. 2026-05-20
    price $59,900
14. 2026-04-16
    status Active
15. 2026-04-14
    historical
16. 2026-02-22
    price $64,900
17. 2025-12-17
    price $69,900
18. 2025-11-20
    listed $75,000 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: $348 · $29/mo
• Projected year-2 tax: $497 · $41/mo
• Expected delta: +$149/yr (+$12/mo · 42.7%)

ⓘ 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 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: $20,424
• − Mortgage interest: −$3,355
• − Property taxes: −$348
• − Insurance: −$300
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$1,716
• − Depreciation: −$1,743
• Taxable income: $9,694
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $7,675/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

-20.1% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listed $75,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2025): $348 · +66.3% YoY. Source: county tax records.