250 Rosery Rd NW #228 · Largo, FL 33770

$109,000

1 bd · 1.0 ba · 544 sqft · Condo public records · 81 Days on market

Built 1965 $171/mo HOA · 12% 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 +23.2/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

This charming END UNIT 1-bedroom, 1-bathroom villa is located in the 55+ Shangri-La community with low HOA. It's move-in ready, with recent upgrades including Hurricane-rated windows (2020) New electrical panel (2024), energy saving water heater (2024), beautiful vinyl flooring (2024), and air conditioner ( 2024). HOA covers water, sewer, trash, roads, clubhouse, and a heated pool. The community features a renovated clubhouse, heated pool, shuffleboard, gas grill, picnic tables and more. It's conveniently located near restaurants, hospitals, shopping, and just 10 minutes from the beach.

Key facts

• Vinyl flooring
• Renovated clubhouse
• New electrical panel

Tags

• HURRICANE RATED WINDOWS
• NEW ELECTRICAL PANEL
• ENERGY SAVING WATER HEATER
• VINYL FLOORING
• AIR CONDITIONER
• RENOVATED CLUBHOUSE

Property features AI

Finance

• Financial info: Total annual fees $2,052; Lease restrictions apply
• HOA & community: Monthly HOA fee of $171; Association name: Ameri-Tech/Arnie Holder; Association approval required; Community clubhouse; Community pool; Fitness center; Golf carts allowed; Sidewalks; Senior community; Cats allowed

Exterior

• Utilities: No water source specified; Public sewer; Cable available and connected; Electricity available and connected; Sewer available and connected
• Home design: Residential villa; One story; East-facing
• Construction: Block construction; Membrane roof; Block foundation; Built on one level
• Exterior features: Porch; Sidewalk; In-ground pool

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Thermostat; Walk-in closet(s); Blinds; Curtain rods
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 falling (-3.5%/yr); 219 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 81 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $109k implies a 56% 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1965 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.70×
• Total profit: $-9,144
• Equity at exit: $16,252

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-7,336
• Equity at exit: $9,424

Cash invested: $30,520 (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: $1,415 high
• Mortgage (P&I): −$572
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$45
• HOA: −$171
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $197

Break-even live

Break-even rent $1,166

Max offer price $109,000

Occupancy floor 81%

Sensitivity live

Price	-10% $259	-5% $228	+0% $197	+5% $166	+10% $135
Rent	-10% $85	-5% $141	+0% $197	+5% $253	+10% $309
Rate	-1.0pp $252	-0.5pp $225	base $197	+0.5pp $169	+1.0pp $140

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	3d	1	0.01mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	5d	1	0.32mi
1120 Wyatt St Clearwater, FL	1.0	1.0	600	$1,150	$1.92	18d	1	0.44mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	25d	1	0.48mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	17d	1	0.48mi
1123 15th Ave NW Apt N Largo, FL	1.0	1.0	488	$1,200	$2.46	18d	1	0.57mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	3d	1	0.58mi
558 Clearwater Largo Rd Unit 1 Largo, FL	1.0	1.0	620	$1,400	$2.26	3d	1	0.60mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,549	$1.82	2d	31	0.60mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	18d	1	0.70mi
1587 Scranton Ave Unit B Clearwater, FL	2.0	1.0	665	$1,450	$2.18	25d	1	0.74mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,099	$2.18	3d	25	0.79mi
1538 S Martin Luther King Jr Ave Clearwater, FL	2.0	1.0	650	$1,625	$2.50	25d	1	0.83mi
1552 S Myrtle Ave Clearwater, FL	2.0	1.5	750	$1,750	$2.33	15d	1	0.87mi
507 Cleveland Ave SW Apt 2 Largo, FL	1.0	1.0	400	$1,200	$3.00	18d	1	0.97mi
1516 Carmel Ave Clearwater, FL	2.0	1.0	740	$1,650	$2.23	5d	1	0.97mi
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	25d	1	1.01mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	15d	1	1.14mi
1975 West Bay Dr #115 Largo, FL	1.0	1.0	630	$1,495	$2.37	25d	1	1.28mi
2323 Belmar Dr Belleair Bluffs, FL	1.0	1.0	640	$1,580	$2.47	15d	1	1.35mi
941 Lakeview Rd Clearwater, FL	1.0	1.0	550	$1,199	$2.18	18d	1	1.43mi
1119 Tuskawilla Dr Clearwater, FL	2.0	1.0	603	$1,250	$2.07	2d	23	1.49mi
2167 Dart Ave Unit 7 Largo, FL	1.0	1.0	639	$1,395	$2.18	13d	1	1.49mi
2167 Dart Ave Unit 6 Largo, FL	1.0	1.0	630	$1,495	$2.37	14d	1	1.49mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Likely covers: watersewertrashgaselectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-09
   days on market $109,000 Active 81 DOM
2. 2026-06-08
   days on market $109,000 Active 80 DOM
3. 2026-06-07
   days on market $109,000 Active 79 DOM
4. 2026-06-04
   days on market $109,000 Active 76 DOM
5. 2026-06-03
   days on market $109,000 Active 75 DOM
6. 2026-06-01
   days on market $109,000 Active 73 DOM
7. 2026-05-31
   pricedays on market $109,000 Active 72 DOM
8. 2026-04-13
   price $118,000
9. 2026-03-20
   listed $114,900 Active
10. 2025-07-01
    historical $1,295
11. 2025-06-13
    historical
12. 2025-06-10
    listed $1,295
13. 2025-06-10
    historical $1,295
14. 2025-06-01
    listed $1,295
15. 2025-05-16
    status Active
16. 2025-05-02
    status Pending
17. 2025-03-26
    listed $119,900 Active
18. 2025-02-14
    historical
19. 2025-01-10
    price $120,900
20. 2024-12-15
    price $125,900
21. 2024-10-23
    listed $129,900 Active
22. 2024-07-03
    historical
23. 2024-05-10
    price $120,900
24. 2024-04-14
    price $124,900
25. 2024-03-14
    status Active
26. 2024-03-14
    price $129,900
27. 2024-02-04
    status Active
28. 2024-01-29
    status Pending
29. 2024-01-12
    price $115,900
30. 2023-12-15
    price $119,900
31. 2023-12-02
    price $124,900
32. 2023-11-13
    listed $129,900 Active
33. 2021-08-26
    soldstatus $69,900 Closed
34. 2021-08-26
    soldstatus $69,900
35. 2021-07-24
    status Pending
36. 2021-07-17
    listed $69,900 Active
37. 2018-08-17
    soldstatus $44,500 Sold
38. 2018-07-28
    status Pending
39. 2018-07-18
    listed $48,000 Active
40. 1995-07-11
    soldstatus $18,000

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/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 7 d/yr ≥108°F today · 22 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: $16,980
• − Mortgage interest: −$6,106
• − Property taxes: −$1,595
• − Insurance: −$545
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − HOA: −$2,052
• − Depreciation: −$3,171
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,172/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

+555.6% since first listed

33 events — show timeline

• 2026-04-13 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Rental Removed $1,295 STELLARMLS
• 2025-06-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Listed for Rent $1,295 STELLARMLS
• 2025-06-10 Rental Removed $1,295 Avail
• 2025-06-01 Listed for Rent $1,295 Avail
• 2025-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Price Changed $120,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-15 Price Changed $125,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-23 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Price Changed $120,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-14 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-12 Price Changed $115,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-15 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-02 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-26 Sold (Public Records) $69,900 Public Records
• 2021-08-26 Sold (MLS) $69,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-17 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-17 Sold (MLS) $44,500 Stellar MLS as Distributed by MLS Grid
• 2018-07-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-18 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 1995-07-11 Sold (Public Records) $18,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,595 · +10.7% YoY. Source: county tax records.