10118 N Lake Dr #30 · Largo, FL 33773

$105,000

2 bd · 2.0 ba · 888 sqft · Manufactured public records · 304 Days on market

Built 1970 42 ac lot Est $107k · at est. $190/mo HOA · 10% 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 +8.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is located in Holiday Shores on beautiful Lake Seminole. You own the land! A $65,000.00 Share is inluded. Low lot rent of $190.00. The home features a large living room, and a sunroom. Coastal paint colors and 2 inch faux wood blinds complete the Florida feel! Plus an added bonus of 2 carports, (think boat or golf cart) Water, Sewer, Twice weekly trash removal, Common grounds maintenance, reserves, boat ramp, pool and clubhouse are included City is replacing sewer pipes in this community, so some roads are being dug up to allow for the new pipes.

Key facts

• 2 carports
• Clubhouse
• Large living room

Tags

• LARGE LIVING ROOM
• SUNROOM
• 2 CARPORTS
• BOAT RAMP
• POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Lot approximately 41.88 acres (property listed as 20 to less than 50 acres)
• HOA & community: Has HOA; monthly fee $190; Community features include clubhouse, pool, sidewalks, and street lights; Senior community; Pets allowed with limits (max pet weight 35 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available
• Home design: Residential mobile home (double wide); One level; Faces north
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a double wide mobile home
• Exterior features: Awning(s); Private mailbox; Rain gutters; Sidewalk; Exterior storage; Private in-ground pool; Lake access (Lake Seminole); Private boat ramp with a few first-come/first-serve dock spaces for short-term use

Interior

• Kitchen: Cooktop; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (-3.4%/yr); 118 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $726 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 304 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.73% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.81%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $107,448
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10350 106th Ave #11	0.18mi	2/2.0	912 (+3%)	6mo	$110,000	$121	82
11045 102nd St N #159	0.39mi	1/1.0 (-1)	756 (-15%)	3mo	$82,500	$109	45

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-10,442
• Equity at exit: $15,656

10-year hold

• IRR: -9.4%
• Equity multiple: 0.55×
• Total profit: $-13,372
• Equity at exit: $9,078

Cash invested: $29,400 (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 33773

• Rents YoY: -3.4%
• Active inventory: 118
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$551
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$190
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $181

Break-even live

Break-even rent $1,587

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	24d	1	0.07mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	24d	1	0.37mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	4d	1	0.54mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	20d	1	0.65mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	24d	1	0.65mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	24d	2	0.78mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	3d	1	0.79mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	24d	1	0.81mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	24d	1	0.93mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	4d	1	0.93mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	4d	3	1.01mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	3d	2	1.01mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	4d	1	1.03mi
9700 Starkey Rd #322 Seminole, FL	1.0	1.0	700	$1,499	$2.14	22d	1	1.10mi
9319 91st Ter Seminole, FL	3.0	2.0	952	$2,549	$2.68	24d	1	1.12mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	1.15mi
9992 86th St Seminole, FL	2.0	2.0	945	$1,900	$2.01	4d	1	1.24mi
8800 Bardmoor Blvd Seminole, FL	1.0–2.0	1.5–2.5	1045	$1,950	$1.87	12d	2	1.25mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	1.29mi
8703 Bardmoor Blvd #201 Seminole, FL	2.0	2.0	1075	$3,000	$2.79	24d	1	1.30mi
9295 Starkey Rd Seminole, FL	3.0	1.0	984	$1,950	$1.98	24d	1	1.34mi
2103 Cordova Grn Unit 2103 Seminole, FL	1.0	1.0	775	$1,500	$1.94	24d	1	1.37mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	1.41mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: watersewertrashlandscapingpool

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 304 DOM
2. 2026-06-17
   days on market $105,000 Active 303 DOM
3. 2026-06-16
   pricedays on market $105,000 Active 302 DOM
4. 2026-06-15
   days on market $120,000 Active 301 DOM
5. 2026-06-13
   days on market $120,000 Active 299 DOM
6. 2026-06-09
   days on market $120,000 Active 295 DOM
7. 2026-06-08
   days on market $120,000 Active 294 DOM
8. 2026-06-07
   days on market $120,000 Active 293 DOM
9. 2026-06-04
   days on market $120,000 Active 290 DOM
10. 2026-06-03
    days on market $120,000 Active 289 DOM
11. 2026-06-01
    days on market $120,000 Active 287 DOM
12. 2026-05-31
    days on market $120,000 Active 286 DOM
13. 2025-08-18
    listed $120,000 Active
14. 2008-05-01
    soldstatus $73,000
15. 2003-10-01
    soldstatus $45,500
16. 2001-07-01
    soldstatus $22,900

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$355/yr (+$30/mo · 68.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 21 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: $21,800
• − Mortgage interest: −$5,882
• − Property taxes: −$516
• − Insurance: −$5,644
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − HOA: −$2,280
• − Depreciation: −$3,055
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $1,950/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

• County: Pinellas County · 939,478 people
• City population: 106,311
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 16,741
• Household income: $76,867
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 314.0

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% Two or more races 8% Hispanic / Latino 8% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 5% Vietnamese 3% Other Indo-European 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: ▼ -367.92%
• Current HPI: 319.4536
• Rent YoY: ▼ -3.37%
• 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

+424.0% since first listed

4 events — show timeline

• 2025-08-18 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-01 Sold (Public Records) $73,000 Public Records
• 2003-10-01 Sold (Public Records) $45,500 Public Records
• 2001-07-01 Sold (Public Records) $22,900 Public Records

Property tax history

-4.1%/yr

Latest (2025): $516 · +6.6% YoY. Source: county tax records.