709 Sugar Palm St · Largo, FL 33778

$129,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 449 Days on market

Built 1978 Est $161k · 19% under $554/mo HOA · 26% 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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.0/10.0
• 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

NEW LOWER PRICE! Experience the exceptional amenities offered by Palm Hill Country Club, an exclusive 55+ resort community. Enjoy access to three swimming pools, two hot tubs, golf, tennis, pickleball, shuffleboard, and numerous planned activities. This community is located near shopping centers, restaurants, medical facilities, movie theaters, banks, and public transportation, with easy access to several local beaches and two regional airports. The maintenance fee of $554.00 per month covers water, sewer, garbage collection, lawn care, cable, and internet services. INTERIOR: This newly listed 1978 home measures 24x52 and encompasses 2 bedrooms and 2 bathrooms. The floor plan is one of the

Key facts

• Large windows
• Two hot tubs
• Central heat and air

Tags

• THREE SWIMMING POOLS
• TWO HOT TUBS
• UPDATED TILT-IN WINDOWS
• CEILING FANS
• CENTRAL HEAT AND AIR
• LARGE WINDOWS

Property features AI

Finance

• Other: Furnished; Association contact listed
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly fee of $554 (includes cable TV, internet, pool, sewer, trash, water, grounds maintenance, management, recreational facilities, escrow reserves); Association requires approval; Association amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, golf course, laundry, community mailbox; Senior community; pets not allowed; Buyer approval required

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Broadband/high-speed internet available; Sewer and water available and connected
• Home design: Manufactured double-wide home; One story; North-facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area approximately 1,900 sq ft (living area ~1,248)
• Exterior features: Enclosed patio/porch (Florida room); Awnings; Sidewalks; Paved lot; Shed(s); In-ground gunite pool

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Walk-in closets; Window treatments; Double-pane windows
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry listed as community/association laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising (+1.4%/yr); 139 active listings in the ZIP; 40 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).
• This rent runs 39% 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 $898 of loan paydown is wiped out by about $4k 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 449 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $130k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 449 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 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $160,992
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 Sugar Palm St	0.12mi	2/2.0	1,296 (+4%)	2mo	$173,000	$133	87
57 Royal Palm Cir	0.31mi	2/2.0	1,128 (-10%)	1mo	$110,000	$98	69
8 Pindo Palm St E	0.53mi	2/2.0	1,248 (0%)	17mo	$144,000	$115	61
18 Sabal Palm Dr	0.58mi	2/2.0	1,152 (-8%)	1mo	$149,000	$129	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 · 1.38% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.70×
• Total profit: $-11,070
• Equity at exit: $19,369

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-4,903
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$681
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$54
• HOA: −$554
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $204

Break-even live

Break-even rent $1,878

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $278	-5% $241	+0% $204	+5% $168	+10% $131
Rent	-10% $36	-5% $120	+0% $204	+5% $289	+10% $373
Rate	-1.0pp $270	-0.5pp $237	base $204	+0.5pp $171	+1.0pp $136

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.07mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.13mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.13mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	5d	1	0.16mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.18mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	25d	1	0.28mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.48mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.53mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	0.61mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	5d	1	0.65mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	5d	1	0.79mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	5d	1	0.81mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	5d	1	0.84mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	0.91mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	0.94mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.95mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	1	0.95mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.96mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	0.96mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.98mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	3	0.98mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	5d	1	0.99mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	18d	1	1.00mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	1.00mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	25d	1	1.00mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	1.01mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	1.03mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.03mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	5d	1	1.15mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	5d	1	1.17mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	1.17mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	14d	1	1.17mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	4d	1	1.27mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	25d	1	1.28mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	25d	1	1.33mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	5d	1	1.33mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,119	$2.48	3d	1	1.35mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	17d	1	1.35mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	1.36mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	15d	1	1.36mi

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 21 events

1. 2026-06-18
   days on market $129,900 Active 449 DOM
2. 2026-06-17
   days on market $129,900 Active 448 DOM
3. 2026-06-16
   days on market $129,900 Active 447 DOM
4. 2026-06-15
   days on market $129,900 Active 446 DOM
5. 2026-06-13
   days on market $129,900 Active 444 DOM
6. 2026-06-09
   days on market $129,900 Active 440 DOM
7. 2026-06-08
   days on market $129,900 Active 439 DOM
8. 2026-06-07
   days on market $129,900 Active 438 DOM
9. 2026-06-04
   days on market $129,900 Active 435 DOM
10. 2026-06-03
    days on market $129,900 Active 434 DOM
11. 2026-06-01
    days on market $129,900 Active 432 DOM
12. 2026-05-31
    days on market $129,900 Active 431 DOM
13. 2026-05-15
    price $129,900
14. 2026-01-29
    price $134,800
15. 2025-12-22
    status Active
16. 2025-12-20
    historical
17. 2025-06-21
    status Active
18. 2025-06-20
    historical
19. 2025-03-23
    listed $148,500 Active
20. 2015-07-02
    soldstatus $66,500
21. 1999-10-26
    soldstatus $53,000

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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: $25,645
• − Mortgage interest: −$7,276
• − Property taxes: −$2,336
• − Insurance: −$650
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − HOA: −$6,648
• − Depreciation: −$3,779
• Taxable income: $854
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,247/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

+145.1% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $134,800 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-23 Listed $148,500 Stellar MLS as Distributed by MLS Grid
• 2015-07-02 Sold (Public Records) $66,500 Public Records
• 1999-10-26 Sold (Public Records) $53,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,336 · +64.1% YoY. Source: county tax records.