215 Royal Palm Cir · Largo, FL 33778

$119,800

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 205 Days on market

Built 1978 Est $103k · 16% over $595/mo HOA · 28% of rent

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Why this score? — see what drove the C 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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

NEW LOWER PRICE! Embedded in the highly desirable Palm Hill Country Club, this dynamic 55-plus community offers an exciting and engaging lifestyle with endless opportunities for recreation and relaxation. Whether you prefer to stay active or simply unwind, the choice is yours! Enjoy friendly competition at the horseshoe pits, challenge neighbors to a game on the Pickleball court or tennis courts or spend the day perfecting your swing on the community golf course. For those who love leisurely afternoons, the sparkling swimming pools and soothing jacuzzis provide the perfect refuge. Shuffleboard and billiards offer even more ways to connect with friends and neighbors, with countless other ac

Key facts

• Pickleball court
• Soothing jacuzzis
• Tennis courts

Tags

• HORSESHOE PITS
• PICKLEBALL COURT
• TENNIS COURTS
• COMMUNITY GOLF COURSE
• SPARKLING SWIMMING POOLS
• SOOTHING JACUZZIS

Property features AI

Finance

• Other: Unit is furnished
• Financial info: Total monthly fees $595; Total annual fees $7,140; Lease restrictions apply
• HOA & community: HOA required (monthly fee $595); Association amenities include cable TV, clubhouse, golf course, laundry, pickleball courts, pool, recreation facilities, shuffleboard, spa/hot tub, tennis courts; Association fee includes cable TV, pool, internet, maintenance of grounds, management, recreational facilities, sewer, trash, water, and escrow reserves; Buyer approval required; Senior community; Pets not allowed; Community features: clubhouse, community mailbox, golf carts OK, golf, pool, sidewalks, tennis courts

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available and connected; High-speed internet/BB available; Electricity available and connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; North-facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Enclosed patio; Screened patio; Awnings; Sidewalk; Sliding doors; Paved lot; Asphalt road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Ice maker; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Stone counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Electric water heater; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $828 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 205 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $120k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $105,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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: 1.78% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Sago Palm St	0.07mi	2/2.0	952 (-10%)	6mo	$65,000	$68	75
574 Queen Palm St	0.15mi	2/2.0	948 (-10%)	2mo	$109,500	$116	75
57 Royal Palm Cir	0.31mi	2/2.0	1,128 (+7%)	1mo	$110,000	$98	74
135 Royal Palm Cir	0.17mi	2/2.0	1,008 (-4%)	14mo	$149,000	$148	73
71 Royal Palm Cir	0.21mi	2/2.0	912 (-14%)	0mo	$72,000	$79	67
266 Sago Palm St	0.02mi	2/2.0	952 (-10%)	19mo	$77,000	$81	67
724 Sugar Palm St	0.20mi	2/2.0	948 (-10%)	9mo	$47,500	$50	66
775 Royal Palm Cir	0.22mi	2/2.0	1,008 (-4%)	20mo	$135,350	$134	66
18 Sabal Palm Dr	0.41mi	2/2.0	1,152 (+9%)	1mo	$149,000	$129	65
624 Queen Palm St	0.16mi	2/2.0	945 (-10%)	12mo	$150,000	$159	65
79 Thatch Palm St W	0.26mi	2/2.0	944 (-11%)	12mo	$65,000	$69	60
19 Pindo Palm St W	0.55mi	2/1.5	912 (-14%)	1mo	$40,000	$44	49

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-2,782
• Equity at exit: $17,863

10-year hold

• IRR: 4.9%
• Equity multiple: 1.32×
• Total profit: $10,822
• Equity at exit: $10,358

Cash invested: $33,544 (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: 140
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$628
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$50
• HOA: −$595
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $309

Break-even live

Break-even rent $1,745

Max offer price $119,800

Occupancy floor 81%

Sensitivity live

Price	-10% $377	-5% $343	+0% $309	+5% $275	+10% $241
Rent	-10% $140	-5% $225	+0% $309	+5% $393	+10% $478
Rate	-1.0pp $369	-0.5pp $340	base $309	+0.5pp $278	+1.0pp $246

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: $29,950
• Closing costs: $3,594
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	25d	1	0.10mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.15mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	4d	1	0.17mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	5d	1	0.23mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.30mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	4d	23	0.34mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	3d	1	0.43mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	5d	1	0.44mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	9d	1	0.65mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	5d	1	0.65mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	19d	1	0.71mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	5d	1	0.83mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	3d	189	0.85mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	0.90mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	5d	1	0.94mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	5d	1	0.98mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.99mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	1	0.99mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	1.00mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	9d	1	1.00mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	1.01mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	3	1.01mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	25d	1	1.02mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	9d	1	1.09mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	5d	1	1.11mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	5d	1	1.11mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	1.12mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	19d	1	1.12mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	1.13mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	25d	1	1.15mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	23d	2	1.15mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	16d	1	1.15mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	25d	1	1.20mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	25d	1	1.20mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.22mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	18d	1	1.24mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	25d	1	1.26mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	4d	6	1.27mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	25d	1	1.28mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	16d	1	1.31mi

HOA detail

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

Listing history 17 events

1. 2026-06-02
   status $119,800 Pending 205 DOM
2. 2026-06-01
   days on market $119,800 Active 205 DOM
3. 2026-05-31
   days on market $119,800 Active 204 DOM
4. 2026-05-01
   price $119,800
5. 2026-05-01
   status Active
6. 2026-04-30
   historical
7. 2026-03-26
   status Active
8. 2026-03-22
   status Pending
9. 2026-03-08
   price $129,990
10. 2026-01-31
    price $133,900
11. 2026-01-11
    price $139,900
12. 2025-11-02
    listed $144,900 Active
13. 2025-05-04
    historical
14. 2025-03-20
    price $149,800
15. 2025-03-10
    listed $157,400 Active
16. 2002-05-08
    soldstatus $48,000
17. 1997-01-29
    soldstatus $29,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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: $25,632
• − Mortgage interest: −$6,711
• − Property taxes: −$1,262
• − Insurance: −$599
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$7,140
• − Depreciation: −$3,485
• Taxable income: $2,334
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,149/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

+313.1% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $119,800 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $129,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Price Changed $133,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-02 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Price Changed $149,800 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Listed $157,400 Stellar MLS as Distributed by MLS Grid
• 2002-05-08 Sold (Public Records) $48,000 Public Records
• 1997-01-29 Sold (Public Records) $29,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,262 · -11.8% YoY. Source: county tax records.