1100 Belcher Rd S #152 · Largo, FL 33771

$89,000

2 bd · 2.0 ba · 884 sqft · Manufactured public records · 143 Days on market

Built 1973 Est $133k · 33% under $420/mo HOA · 24% of rent ↓ 10% since listing

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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 +29.2/30.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This is your chance to move into the Pet section of Fairway village at a very affordable price. This home needs renovation or you can pull it out and bring in your brand new home. Fairway Village is a spacious, premier manufactured home community. A perfect place to live your dream, whether you stay year-round or spend some months elsewhere. A Resident Owned Manufactured Home Community of 751 homes for persons 55-plus years of age. Located in sunny Largo, on Florida's Gulf coast and close to many of Florida's major attractions. We offer a feeling of spaciousness with our wide curbed streets with streetlights and sidewalks. All homes are located with e

Key facts

• Two swimming pools
• Fitness center
• Five plus acre lake

Tags

• FIVE PLUS ACRE LAKE
• CATCH AND RELEASE FISHING
• TWO SWIMMING POOLS
• 700 SEAT AUDITORIUM
• LARGE COMMERCIAL KITCHEN
• FITNESS CENTER

Property features AI

Finance

• Other: Furnished; Lease restrictions apply; Senior community
• HOA & community: Has HOA (Association: Maureen) with required approval; Monthly HOA fee $420 (includes cable TV, internet, grounds maintenance, management, private road, sewer, trash, water); Community amenities: clubhouse, fitness center, pool, golf, golf carts allowed, shuffleboard court, recreation facilities, sidewalks, wheelchair access

Exterior

• Parking: 2-space carport
• Security: Gated community; Community security
• Utilities: Public water available; Public sewer; Electricity connected; Phone available; Fire hydrant nearby
• Home design: Residential mobile home (single wide); One story; Faces east; Entry on one level
• Construction: Vinyl siding and frame construction; Roof over (shingled/standard roof over); Pillar/post/pier foundation; Built as a single-wide mobile home
• Exterior features: Paved road access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Split bedroom floor plan; Private mailbox
• Laundry & utility: Washer; Dryer; Outside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 soft (-1.1%/yr); 225 active listings in the ZIP; 40 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 35% of the median local income ($60k/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 $615 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 143 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1973 — 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: 1.96% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $132,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Belcher Rd S #8	0.00mi	2/2.0	893 (+1%)	2mo	$95,000	$106	97
1100 Belcher Rd S #720	0.00mi	2/2.0	864 (-2%)	3mo	$130,000	$150	94
1100 Belcher Rd S #115	0.00mi	2/2.0	880 (-0%)	10mo	$82,000	$93	91
1100 Belcher Rd S #371	0.00mi	2/2.0	960 (+9%)	2mo	$130,000	$135	84
1100 Belcher Rd S #120	0.00mi	2/2.0	960 (+9%)	14mo	$185,000	$193	74
1100 Belcher Rd S #403	0.00mi	2/2.0	1,008 (+14%)	8mo	$240,000	$238	70
1100 Belcher Rd S #121	0.00mi	2/2.0	1,008 (+14%)	9mo	$190,000	$188	69

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $539
• Equity at exit: $13,270

10-year hold

• IRR: 5.0%
• Equity multiple: 1.30×
• Total profit: $7,398
• Equity at exit: $7,695

Cash invested: $24,920 (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 33771

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 225
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$467
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$37
• HOA: −$420
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $310

Break-even live

Break-even rent $1,353

Max offer price $89,000

Occupancy floor 77%

Sensitivity live

Price	-10% $361	-5% $336	+0% $310	+5% $285	+10% $260
Rent	-10% $173	-5% $241	+0% $310	+5% $379	+10% $448
Rate	-1.0pp $355	-0.5pp $333	base $310	+0.5pp $287	+1.0pp $264

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Palm Way Largo, FL	3.0	1.0	1084	$1,950	$1.80	25d	1	0.24mi
3331 Whispering Dr N Largo, FL	2.0	2.0	1053	$2,190	$2.08	25d	1	0.29mi
3736 141st Pl Largo, FL	2.0	1.0	805	$1,650	$2.05	25d	1	0.30mi
779 34th St SE Unit 1319966P Largo, FL	2.0	1.0	990	$2,941	$2.97	9d	1	0.34mi
3767 138th Ave N Unit B Largo, FL	2.0	1.0	780	$1,495	$1.92	3d	1	0.48mi
2871 S Pines Dr #24 Largo, FL	2.0	1.5	1048	$1,800	$1.72	25d	1	0.50mi
3718 138th Ave N Unit 2 Largo, FL	2.0	1.0	750	$1,500	$2.00	25d	1	0.50mi
500 Belcher Rd S #18 Largo, FL	1.0	1.0	637	$1,500	$2.35	4d	1	0.56mi
3135 Pine Tree Ave Largo, FL	2.0	1.0	923	$1,395	$1.51	12d	1	0.57mi
3135 Pine Tree Ave Unit A Largo, FL	2.0	1.0	923	$1,395	$1.51	23d	1	0.57mi
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	25d	1	0.58mi
636 Lake Palms Dr Unit Stylish Largo, FL	2.0	2.0	870	$2,000	$2.30	5d	1	0.58mi
3073 Pine Tree Ave Largo, FL	2.0	1.0	825	$1,350	$1.64	25d	1	0.59mi
4215 E Bay Dr Clearwater, FL	1.0	1.0	575	$1,775	$3.09	19d	3	0.74mi
4215 E Bay Dr Clearwater, FL	1.0	1.0	535	$2,300	$4.30	9d	4	0.74mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	12d	1	0.74mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	5d	1	0.74mi
3377 Sherwood Dr Unit A Largo, FL	2.0	1.0	1064	$1,650	$1.55	9d	1	0.88mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	0.88mi
7001 142nd Ave N Lot 179 Largo, FL	2.0	2.0	1100	$2,495	$2.27	18d	1	0.91mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	21d	1	0.92mi
7001 142nd Ave N #157 Largo, FL	2.0	1.0	800	$1,795	$2.24	19d	1	0.94mi
199 Fulton St NE Unit 4 Largo, FL	2.0	1.0	760	$1,600	$2.11	15d	1	0.95mi
301 Seacrest Dr Largo, FL	1.0–2.0	1.0–1.5	975	$1,625	$1.67	23d	1	0.99mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,774	$1.81	4d	21	1.02mi
4500 E Bay Dr #138 Clearwater, FL	2.0	2.0	1050	$1,350	$1.29	25d	1	1.03mi
4500 E Bay Dr #149 Clearwater, FL	2.0	2.0	1050	$1,850	$1.76	25d	1	1.03mi
7360 Ulmerton Rd Unit 3C Largo, FL	1.0	1.0	846	$1,599	$1.89	25d	1	1.05mi
7360 Ulmerton Rd Unit 3C Largo, FL	1.0	1.0	846	$1,498	$1.77	9d	1	1.05mi
305 Glades Cir Largo, FL	1.0–3.0	1.0–1.5	875	$1,563	$1.79	3d	34	1.06mi
7298 Ulmerton Rd Largo, FL	1.0–3.0	1.0–2.0	977	$1,750	$1.79	19d	4	1.10mi
7298 Ulmerton Rd Largo, FL	1.0–2.0	1.0–2.0	755	$1,750	$2.32	4d	3	1.10mi
7298 Ulmerton Rd Largo, FL	1.0–2.0	1.0–2.0	755	$1,750	$2.32	3d	4	1.10mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	23d	1	1.11mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	21d	1	1.11mi
13500 Rodgers Ave Largo, FL	1.0	1.0	700	$1,474	$2.11	3d	5	1.17mi
2045 E Bay Dr Largo, FL	1.0–2.0	1.0–2.0	1114	$1,830	$1.64	3d	15	1.18mi
19137 US Highway 19 N Unit 2 Clearwater, FL	2.0	2.0	1062	$1,738	$1.64	25d	1	1.34mi
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,810	$1.99	3d	35	1.47mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	5d	1	1.48mi

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 13 events

1. 2026-06-17
   status $89,000 Pending 143 DOM
2. 2026-06-16
   days on market $89,000 Active 143 DOM
3. 2026-06-15
   days on market $89,000 Active 142 DOM
4. 2026-06-13
   days on market $89,000 Active 140 DOM
5. 2026-06-09
   days on market $89,000 Active 136 DOM
6. 2026-06-08
   days on market $89,000 Active 135 DOM
7. 2026-06-07
   days on market $89,000 Active 134 DOM
8. 2026-06-04
   days on market $89,000 Active 131 DOM
9. 2026-06-03
   days on market $89,000 Active 130 DOM
10. 2026-06-01
    days on market $89,000 Active 128 DOM
11. 2026-05-31
    days on market $89,000 Active 127 DOM
12. 2026-03-25
    price $89,000
13. 2026-01-24
    listed $99,000 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: $1,736 · $145/mo
• Projected year-2 tax: $1,736 · $145/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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,946
• − Mortgage interest: −$4,985
• − Property taxes: −$1,736
• − Insurance: −$445
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$5,040
• − Depreciation: −$2,589
• Taxable income: $2,799
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,053/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): 27,596
• Household income: $59,993
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1243.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Guatemala
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -135.36%
• Current HPI: 313.5044
• Rent YoY: ▼ -1.06%
• 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

-10.1% since first listed

2 events — show timeline

• 2026-03-25 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $1,736 · +6.5% YoY. Source: county tax records.