71 Royal Palm Cir · Largo, FL 33778

$77,900

2 bd · 2.0 ba · 912 sqft · Manufactured public records · 5 Days on market

Built 1977 Est $74k · 5% over $595/mo HOA · 31% 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 +5.0/15.0
• 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

Imagine stepping into your vibrant new chapter within the lively Palm Hill Country Club! This bright two-bedroom, two-bathroom retreat, with no rear neighbors, in the pet section, is ready for you and your small furry companion to start exploring. Life here is delightfully stress-free; a monthly fee of $595 handles all your essentials—water, sewer, lawn care, garbage, cable, and internet—leaving you nothing to do but enjoy. Dive into a day of pure relaxation in one of the three shimmering pools and two bubbling hot tubs, or ignite your competitive spirit on the tennis, pickleball, and shuffleboard courts. Whether you’re lining up a shot at the billiards table or tossing ho

Key facts

• Shuffleboard courts
• Pickleball courts
• No rear neighbors

Tags

• NO REAR NEIGHBORS
• THREE SHIMMERING POOLS
• TWO BUBBLING HOT TUBS
• TENNIS COURTS
• PICKLEBALL COURTS
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Property type: Residential manufactured home; Furnished: Yes
• Financial info: Total monthly association fees reported as $595; total annual fees reported as $7,140; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $595; Association amenities include cable TV, clubhouse, golf course, laundry, pool, recreation facilities, shuffleboard, spa/hot tub, tennis courts; HOA fee covers cable TV, pool, internet, maintenance of grounds, management, recreational facilities, sewer, trash, water, and escrow reserves; Association approval required; Senior community; Pets allowed (cats and dogs; weight limit 20 lbs; number and size limits apply); Community features: clubhouse, pool, golf, tennis courts, sidewalks, community mailbox, golf carts OK

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Broadband/internet available; Sewer and water available and connected
• Home design: Manufactured home (double wide); One story; Faces south; Entry level: One
• Construction: Metal siding; Built-up roof; Crawlspace foundation; Building area total approximate per records
• Exterior features: Enclosed patio/porch (Florida room); Sidewalk; Paved lot; Trees/landscaped; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Thermostat; Walk-in closet(s); Window treatments; Aluminum window frames
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Cap rate 12.6% 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 rising (+1.4%/yr); 139 active listings in the ZIP; 30 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 36% 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 $539 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $78k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $77,900

Questions for the listing agent

1. Built in 1977 — 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: 2.50% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $73,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Royal Palm Cir	0.00mi	2/2.0	912 (0%)	0mo	$72,000	$79	100
574 Queen Palm St	0.09mi	2/2.0	948 (+4%)	1mo	$109,500	$116	88
724 Sugar Palm St	0.09mi	2/2.0	948 (+4%)	9mo	$47,500	$50	82
624 Queen Palm St	0.09mi	2/2.0	945 (+4%)	12mo	$150,000	$159	80
309 Sago Palm St	0.25mi	2/2.0	952 (+4%)	6mo	$65,000	$68	76
79 Thatch Palm St W	0.23mi	2/2.0	944 (+4%)	12mo	$65,000	$69	74
19 Pindo Palm St W	0.60mi	2/1.5	912 (0%)	1mo	$40,000	$44	69
266 Sago Palm St	0.19mi	2/2.0	952 (+4%)	19mo	$77,000	$81	68
38 Pindo Palm St E	0.35mi	2/2.0	864 (-5%)	19mo	$135,000	$156	59
135 Royal Palm Cir	0.36mi	2/2.0	1,008 (+10%)	14mo	$149,000	$148	54
13 Frangipani Cir	0.62mi	2/2.0	864 (-5%)	11mo	$75,000	$87	54
21 Frangipani Cir	0.63mi	2/2.0	785 (-14%)	9mo	$49,000	$62	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: 12.8%
• Equity multiple: 1.50×
• Total profit: $10,838
• Equity at exit: $11,615

10-year hold

• IRR: 19.8%
• Equity multiple: 2.48×
• Total profit: $32,342
• Equity at exit: $6,735

Cash invested: $21,812 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$409
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$32
• HOA: −$595
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $411

Break-even live

Break-even rent $1,428

Max offer price $77,900

Occupancy floor 74%

Sensitivity live

Price	-10% $455	-5% $433	+0% $411	+5% $389	+10% $367
Rent	-10% $257	-5% $334	+0% $411	+5% $488	+10% $565
Rate	-1.0pp $451	-0.5pp $431	base $411	+0.5pp $391	+1.0pp $371

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.07mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.18mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.28mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.29mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.47mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.60mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.65mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.69mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	0.83mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	25d	1	0.85mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	0.91mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	0.95mi
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	25d	1	1.01mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	5d	1	1.03mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	1.03mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	1.07mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.07mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	25d	1	1.09mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	25d	1	1.14mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	1.17mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	1.25mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	18d	1	1.31mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	25d	1	1.32mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	25d	1	1.35mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	15d	1	1.35mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	4d	6	1.39mi
1884 Pine St Largo, FL	3.0	1.5	1012	$2,499	$2.47	22d	1	1.42mi
1628 Pine St Largo, FL	1.0	1.0	850	$1,650	$1.94	25d	1	1.42mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	25d	1	1.46mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	5d	1	1.47mi

HOA detail

• Monthly dues: $595 · $7,140/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 4 events

1. 2026-05-10
   status Pending
2. 2026-05-06
   listed $77,900 Active
3. 2008-04-12
   listed $59,000
4. 1997-03-31
   soldstatus $25,000

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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: $23,388
• − Mortgage interest: −$4,364
• − Property taxes: −$1,109
• − Insurance: −$390
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$7,140
• − Depreciation: −$2,266
• Taxable income: $4,377
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $3,885/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

+211.6% since first listed

4 events — show timeline

• 2026-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $77,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-12 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 1997-03-31 Sold (Public Records) $25,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,109 · -10.7% YoY. Source: county tax records.