1100 Belcher Rd S #7 · Largo, FL 33771

$65,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 1 Days on market

Built 1973 $420/mo HOA · 24% 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
• 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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Price reflects condition. .. Home is being sold "AS IS"

Key facts

• 2 parking spots
• Community pool
• Built 1973

Property features AI

Finance

• Other: Partially furnished; Community features include deed restrictions, sidewalks, street lights, club house and onsite property management
• Financial info: Total monthly HOA fees $420 (total annual fees $5,040); Lease restrictions apply
• HOA & community: Part of Fairway Village with monthly HOA of $420; HOA includes cable TV, pool, internet, grounds maintenance, management, private road, recreational facilities, sewer, trash, water, escrow reserves fund; Association amenities: clubhouse, fitness center, gated community, golf course access, pool, spa/hot tub, shuffleboard court; Buyer/association approval required; Association fee required; Senior community; Pets not allowed

Exterior

• Parking: Carport with 2 spaces
• Security: On-site property manager (community); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected; Underground utilities
• Home design: Residential mobile home (double wide); Attached property; One level; Faces west
• Construction: Metal frame and frame construction with vinyl siding; Roof over; Crawlspace foundation; Built as a double wide mobile home
• Exterior features: Private mailbox; Rain gutters; Sidewalk; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; Living room/dining room combo; Thermostat; Window treatments; Blinds; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry room (outside access)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 16.6% 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 soft (-1.1%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $65k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.70% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.97%
• DSCR: 2.64
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Belcher Rd S #371	0.00mi	2/2.0	960 (0%)	2mo	$130,000	$135	99
1100 Belcher Rd S #120	0.00mi	2/2.0	960 (0%)	14mo	$185,000	$193	88
1100 Belcher Rd S #8	0.00mi	2/2.0	893 (-7%)	2mo	$95,000	$106	87
1100 Belcher Rd S #403	0.00mi	2/2.0	1,008 (+5%)	8mo	$240,000	$238	85
1100 Belcher Rd S #121	0.00mi	2/2.0	1,008 (+5%)	9mo	$190,000	$188	84
1100 Belcher Rd S #23	0.00mi	2/1.5	1,036 (+8%)	3mo	$109,900	$106	82
1100 Belcher Rd S #720	0.00mi	2/2.0	864 (-10%)	3mo	$130,000	$150	81
1100 Belcher Rd S #115	0.00mi	2/2.0	880 (-8%)	10mo	$82,000	$93	78
1100 Belcher Rd S #559	0.00mi	2/2.0	1,032 (+8%)	14mo	$145,000	$141	76
1100 Belcher Rd S #537	0.00mi	2/2.0	1,044 (+9%)	12mo	$185,000	$177	75
1100 Belcher Rd S #605	0.00mi	2/2.0	1,104 (+15%)	3mo	$110,000	$100	73

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: 28.3%
• Equity multiple: 2.11×
• Total profit: $20,286
• Equity at exit: $9,692

10-year hold

• IRR: 33.2%
• Equity multiple: 3.46×
• Total profit: $44,792
• Equity at exit: $5,620

Cash invested: $18,200 (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 33771

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 225
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$341
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$27
• HOA: −$420
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $561

Break-even live

Break-even rent $1,048

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $597	-5% $579	+0% $561	+5% $542	+10% $524
Rent	-10% $422	-5% $491	+0% $561	+5% $630	+10% $700
Rate	-1.0pp $593	-0.5pp $577	base $561	+0.5pp $544	+1.0pp $527

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Palm Way Largo, FL	3.0	1.0	1084	$1,950	$1.80	25d	1	0.24mi
3331 Whispering Dr N Largo, FL	2.0	2.0	1053	$2,190	$2.08	25d	1	0.29mi
3736 141st Pl Largo, FL	2.0	1.0	805	$1,650	$2.05	25d	1	0.30mi
779 34th St SE Unit 1319966P Largo, FL	2.0	1.0	990	$2,941	$2.97	9d	1	0.34mi
3767 138th Ave N Unit B Largo, FL	2.0	1.0	780	$1,495	$1.92	3d	1	0.48mi
2871 S Pines Dr #24 Largo, FL	2.0	1.5	1048	$1,800	$1.72	25d	1	0.50mi
3718 138th Ave N Unit 2 Largo, FL	2.0	1.0	750	$1,500	$2.00	25d	1	0.50mi
500 Belcher Rd S #18 Largo, FL	1.0	1.0	637	$1,500	$2.35	4d	1	0.56mi
3135 Pine Tree Ave Largo, FL	2.0	1.0	923	$1,395	$1.51	12d	1	0.57mi
3135 Pine Tree Ave Unit A Largo, FL	2.0	1.0	923	$1,395	$1.51	23d	1	0.57mi
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	25d	1	0.58mi
636 Lake Palms Dr Unit Stylish Largo, FL	2.0	2.0	870	$2,000	$2.30	5d	1	0.58mi
3073 Pine Tree Ave Largo, FL	2.0	1.0	825	$1,350	$1.64	25d	1	0.59mi
4215 E Bay Dr Clearwater, FL	1.0	1.0	575	$1,775	$3.09	19d	3	0.74mi
4215 E Bay Dr Clearwater, FL	1.0	1.0	535	$2,300	$4.30	9d	4	0.74mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	12d	1	0.74mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	5d	1	0.74mi
3377 Sherwood Dr Unit A Largo, FL	2.0	1.0	1064	$1,650	$1.55	9d	1	0.88mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	0.88mi
7001 142nd Ave N Lot 179 Largo, FL	2.0	2.0	1100	$2,495	$2.27	18d	1	0.91mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	21d	1	0.92mi
7001 142nd Ave N #157 Largo, FL	2.0	1.0	800	$1,795	$2.24	19d	1	0.94mi
199 Fulton St NE Unit 4 Largo, FL	2.0	1.0	760	$1,600	$2.11	15d	1	0.95mi
301 Seacrest Dr Largo, FL	1.0–2.0	1.0–1.5	975	$1,625	$1.67	23d	1	0.99mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,774	$1.81	4d	21	1.02mi
4500 E Bay Dr #138 Clearwater, FL	2.0	2.0	1050	$1,350	$1.29	25d	1	1.03mi
4500 E Bay Dr #149 Clearwater, FL	2.0	2.0	1050	$1,850	$1.76	25d	1	1.03mi
7360 Ulmerton Rd Unit 3C Largo, FL	1.0	1.0	846	$1,599	$1.89	25d	1	1.05mi
7360 Ulmerton Rd Unit 3C Largo, FL	1.0	1.0	846	$1,498	$1.77	9d	1	1.05mi
305 Glades Cir Largo, FL	1.0–3.0	1.0–1.5	875	$1,563	$1.79	3d	34	1.06mi
7298 Ulmerton Rd Largo, FL	1.0–3.0	1.0–2.0	977	$1,750	$1.79	19d	4	1.10mi
7298 Ulmerton Rd Largo, FL	1.0–2.0	1.0–2.0	755	$1,750	$2.32	4d	3	1.10mi
7298 Ulmerton Rd Largo, FL	1.0–2.0	1.0–2.0	755	$1,750	$2.32	3d	4	1.10mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	23d	1	1.11mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	21d	1	1.11mi
13500 Rodgers Ave Largo, FL	1.0	1.0	700	$1,474	$2.11	3d	5	1.17mi
2045 E Bay Dr Largo, FL	1.0–2.0	1.0–2.0	1114	$1,830	$1.64	3d	15	1.18mi
19137 US Highway 19 N Unit 2 Clearwater, FL	2.0	2.0	1062	$1,738	$1.64	25d	1	1.34mi
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,810	$1.99	3d	35	1.47mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	5d	1	1.48mi

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 2 events

1. 2026-06-18
   remarks 55-char remark
2. 2026-06-18
   listed $65,000 Pending 1 DOM

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$58/yr (+$5/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,096
• − Mortgage interest: −$3,641
• − Property taxes: −$482
• − Insurance: −$325
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$5,040
• − Depreciation: −$1,891
• Taxable income: $6,342
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $5,206/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): 27,596
• Household income: $59,993
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1243.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Guatemala
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -135.36%
• Current HPI: 313.5044
• Rent YoY: ▼ -1.06%
• 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

+72.9% since first listed

3 events — show timeline

• 2026-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-17 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2000-03-01 Sold (Public Records) $37,600 Public Records

Property tax history

-5.2%/yr

Latest (2025): $482 · +2.8% YoY. Source: county tax records.