9900 Ulmerton Rd #242 · Largo, FL 33771

$160,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 67 Days on market

Built 1969 Est $144k · 11% over $201/mo HOA · 10% 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Come checkout this furnished manufactured home in the Grosse Pointe. A desirable 55+ resort-style community, offering the ultimate Florida lifestyle just minutes from the Gulf beaches and shopping. Walk into a light-filled, open floor plan with a generously sized living space, plenty of natural sunlight, and tasteful updates—ideal for comfortable daily living and hosting guests. Newer kitchen remodel with laminate floors, countertops, dishwasher, and refrigerator. The community offers a wide range of amenities, including a heated pool and soothing hot tub, an updated clubhouse with planned social gatherings, a fitness center, shuffleboard courts, and a billiards room. You’ll als

Key facts

• Updated clubhouse
• Soothing hot tub
• Heated pool

Tags

• FURNISHED MANUFACTURED HOME
• LIGHT-FILLED OPEN FLOOR PLAN
• NEWER KITCHEN REMODEL
• HEATED POOL
• SOOTHING HOT TUB
• UPDATED CLUBHOUSE

Property features AI

Finance

• Other: Furnished; Living area approximately 1,056 square feet; Building area approximately 1,908 square feet
• Financial info: Annual taxes (2025): $490; Lease restrictions apply
• HOA & community: Has HOA (monthly fee required, $201.14); Association approval required; Association amenities include clubhouse, pool, spa/hot tub, pickleball courts and shuffleboard courts; Senior community; Pets allowed (cats and dogs), max pet weight 20 lbs

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; Home faces west
• Construction: Metal roof; Other construction materials
• Exterior features: Awnings; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Exhaust fan for ventilation; Central air conditioning
• Interior features: Ceiling fans; Blinds, drapes and curtain rods; Exhaust fan
• Laundry & utility: Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-40 ($-484/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.3% 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.
• Zoned schools: Southern Oak Elementary School (math 63% / reading 49%, grade C+, #832 of 2,144 statewide, top 40%, 556 students, 61% FRL); Osceola Middle School (math 48% / reading 45%, grade D+, #297 of 571 statewide, top 52%, 1,009 students, 52% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL).
• Market conditions: Rents soft (-1.1%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 ($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 $1k of loan paydown is wiped out by about $5k 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 67 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $75k; list at $160k implies a 114% gain — meaningful room to come down on a strong offer.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $143,616
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13225 101st St #411	0.20mi	2/2.0	1,056 (0%)	18mo	$115,000	$109	76
9900 Ulmerton Rd #236	0.00mi	2/2.0	1,152 (+9%)	13mo	$172,500	$150	74
13225 101st St #166	0.20mi	2/2.0	960 (-9%)	7mo	$152,500	$159	70
9900 Ulmerton Rd #214	0.00mi	2/2.0	1,152 (+9%)	20mo	$156,500	$136	68
13225 101st St #350	0.20mi	2/2.0	1,152 (+9%)	18mo	$80,000	$69	61

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-33,867
• Equity at exit: $23,857

10-year hold

• IRR: -35.7%
• Equity multiple: -0.19×
• Total profit: $-53,497
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$839
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$201
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-40

Break-even live

Break-even rent $1,993

Max offer price $152,879

Occupancy floor 97%

Sensitivity live

Price	-10% $50	-5% $5	+0% $-40	+5% $-86	+10% $-131
Rent	-10% $-194	-5% $-117	+0% $-40	+5% $36	+10% $113
Rate	-1.0pp $40	-0.5pp $0	base $-40	+0.5pp $-82	+1.0pp $-124

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	20d	1	0.18mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	6d	1	0.22mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	26d	1	0.62mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	16d	1	0.68mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	6d	1	0.70mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	5d	1	0.71mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,695	$1.67	0d	1	0.90mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	26d	2	0.91mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	4d	23	0.92mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	4d	1	0.94mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	26d	1	1.01mi
8775 Christie Dr Largo, FL	2.0	3.0	1300	$2,198	$1.69	20d	1	1.05mi
10495 118th Ave Largo, FL	3.0	2.0	1169	$2,250	$1.92	6d	1	1.06mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	26d	1	1.07mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	5d	1	1.08mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	6d	1	1.11mi
1200 Country Club Dr #4102 Largo, FL	2.0	2.0	1324	$2,100	$1.59	6d	1	1.11mi
1200 Country Club Dr #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	6d	1	1.11mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	26d	1	1.14mi
960 Starkey Rd #8402 Largo, FL	2.0	2.0	1324	$2,200	$1.66	26d	1	1.14mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	0d	185	1.15mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	6d	1	1.15mi
10568 117th Dr Largo, FL	3.0	2.0	1118	$2,400	$2.15	0d	1	1.16mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	17d	1	1.17mi
960 Starkey Rd #5105 Largo, FL	2.0	2.0	1324	$2,295	$1.73	26d	1	1.18mi
2820 S Pines Dr #132 Largo, FL	2.0	1.5	1048	$1,800	$1.72	0d	1	1.22mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	26d	1	1.22mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,050	$2.42	0d	1	1.24mi
2871 S Pines Dr #24 Largo, FL	2.0	1.5	1048	$1,800	$1.72	26d	1	1.24mi
3030 Whispering Dr N Largo, FL	3.0	2.0	1348	$3,600	$2.67	26d	1	1.31mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,150	$2.48	0d	2	1.31mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	9d	1	1.31mi
10560 114th Ter Largo, FL	3.0	1.0	1232	$3,000	$2.44	6d	1	1.31mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	26d	1	1.32mi
504 7th St SE Largo, FL	2.0	1.0	888	$2,250	$2.53	0d	1	1.32mi
44 Countryclub Dr #44 Largo, FL	2.0	2.0	1278	$2,300	$1.80	26d	1	1.35mi
68 Country Club Dr Largo, FL	2.0	2.0	1396	$2,100	$1.50	26d	1	1.39mi
69 Country Club Dr Largo, FL	2.0	2.0	1278	$2,000	$1.56	26d	1	1.39mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	6d	1	1.41mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	6d	1	1.42mi

HOA detail

• Monthly dues: $201 · $2,412/yr
• Likely covers: poolgym

Listing history 24 events

1. 2026-06-22
   days on market $160,000 Active 67 DOM
2. 2026-06-18
   days on market $160,000 Active 64 DOM
3. 2026-06-17
   days on market $160,000 Active 63 DOM
4. 2026-06-16
   days on market $160,000 Active 62 DOM
5. 2026-06-15
   days on market $160,000 Active 61 DOM
6. 2026-06-13
   days on market $160,000 Active 59 DOM
7. 2026-06-09
   days on market $160,000 Active 55 DOM
8. 2026-06-08
   days on market $160,000 Active 54 DOM
9. 2026-06-07
   days on market $160,000 Active 53 DOM
10. 2026-06-04
    days on market $160,000 Active 50 DOM
11. 2026-06-03
    days on market $160,000 Active 49 DOM
12. 2026-06-01
    days on market $160,000 Active 47 DOM
13. 2026-05-31
    days on market $160,000 Active 46 DOM
14. 2026-04-15
    listed $160,000 Active
15. 2026-02-12
    historical
16. 2025-12-10
    status Active
17. 2025-12-06
    status Pending
18. 2025-11-12
    listed $170,000 Active
19. 2025-06-02
    historical
20. 2025-04-30
    price $180,000
21. 2025-04-10
    price $185,000
22. 2025-02-21
    listed $189,000 Active
23. 2008-01-01
    soldstatus $74,600
24. 2002-10-01
    soldstatus $24,000

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$838/yr (+$70/mo · 171.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°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: $23,298
• − Mortgage interest: −$8,962
• − Property taxes: −$490
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$2,412
• − Depreciation: −$4,655
• Taxable loss: −$2,867
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $204/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

+566.7% since first listed

11 events — show timeline

• 2026-04-15 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-01 Sold (Public Records) $74,600 Public Records
• 2002-10-01 Sold (Public Records) $24,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $490 · +4.2% YoY. Source: county tax records.