13225 101st St #199 · Largo, FL 33773

$100,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 333 Days on market

Built 1972 Est $153k · 34% under $285/mo HOA · 15% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Now offering a place to call home located two miles from local beaches and situated on Lake Seminole with all your entertainment, worship and shopping needs close at hand! Located within the 55+ community of Four Seasons Estates, you will find many amenities to fill your days, including a heated pool, shuffleboard, lakeside fishing and a clubhouse to congregate with friends and neighbors. For a competitive maintenance fee of $285.00/month, among the lowest in Pinellas County— you’ll have access to water, sewer, garbage collection and lawncare. Consider making this two-bedroom, two-bathroom residence and its community your next home. INTERIOR: Make your way into this fully fur

Key facts

• Lake seminole
• Clubhouse
• Lakeside fishing

Tags

• LAKE SEMINOLE
• HEATED POOL
• SHUFFLEBOARD
• LAKESIDE FISHING
• CLUBHOUSE
• FULLY FURNISHED

Property features AI

Finance

• Other: Furnished; Directions provided to community
• Financial info: Total monthly fees listed as $285; total annual fees listed as $3,420; Lease restrictions apply
• HOA & community: Has HOA (Doc Holliday) — monthly fee of $285; Association fee includes pool, utilities (water, sewer), trash, management, grounds maintenance, recreational facilities, escrow reserves; Community features: clubhouse, pool, recreation facilities, shuffleboard court, sidewalks, golf carts allowed; Buyer/association approval required; Senior community — pets not allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected/available; Water connected/available; Sewer connected/available; Cable available
• Home design: Residential double-wide mobile home; One story; South facing; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area total listed (public records)
• Exterior features: Enclosed patio/porch (Florida room); Awning(s); Private mailbox; Sidewalk; Storage shed(s); Paved lot with asphalt road

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Living room/dining room combo; Split bedroom layout; Thermostat; Window treatments; Double pane windows
• Laundry & utility: Washer; Dryer; Laundry listed as 'Other'

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$152,640) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $691 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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 1972 — 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. 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 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: 1.91% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.96%
• DSCR: 2.20
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13225 101st St #166	0.18mi	2/2.0	960 (0%)	7mo	$152,500	$159	86
13225 101st St #411	0.18mi	2/2.0	1,056 (+10%)	18mo	$115,000	$109	60

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: 13.3%
• Equity multiple: 1.51×
• Total profit: $14,225
• Equity at exit: $14,910

10-year hold

• IRR: 19.2%
• Equity multiple: 2.35×
• Total profit: $37,665
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$285
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $563

Break-even live

Break-even rent $1,197

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	0.46mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.69mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	0.73mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.81mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.82mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.84mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	3d	1	0.86mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	24d	2	0.88mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.93mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	1.04mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	1.07mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	1.10mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	1.12mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	4d	1	1.33mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	1.35mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	24d	1	1.38mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	1.44mi
2871 S Pines Dr #24 Largo, FL	2.0	1.5	1048	$1,800	$1.72	24d	1	1.46mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: watersewertrashpool

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 333 DOM
2. 2026-06-17
   days on market $100,000 Active 332 DOM
3. 2026-06-16
   days on market $100,000 Active 331 DOM
4. 2026-06-15
   days on market $100,000 Active 330 DOM
5. 2026-06-13
   days on market $100,000 Active 328 DOM
6. 2026-06-09
   days on market $100,000 Active 324 DOM
7. 2026-06-08
   days on market $100,000 Active 323 DOM
8. 2026-06-07
   days on market $100,000 Active 322 DOM
9. 2026-06-04
   days on market $100,000 Active 319 DOM
10. 2026-06-03
    days on market $100,000 Active 318 DOM
11. 2026-06-01
    days on market $100,000 Active 316 DOM
12. 2026-05-31
    days on market $100,000 Active 315 DOM
13. 2026-04-14
    status Active
14. 2026-04-10
    historical
15. 2025-07-17
    listed $100,000 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: $338 · $28/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$492/yr (+$41/mo · 145.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 19 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: $22,913
• − Mortgage interest: −$5,602
• − Property taxes: −$338
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$3,420
• − Depreciation: −$2,909
• Taxable income: $5,681
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $5,389/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): 16,741
• 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

3 events — show timeline

• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Listed $100,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-6.8%/yr

Latest (2025): $338 · +10.5% YoY. Source: county tax records.