201 Royal Palm Cir · Largo, FL 33778

$139,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 903 Days on market

Built 1976 Est $103k · 35% over $554/mo HOA · 27% of rent ↓ 15% since listing

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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 +21.0/30.0
• 1% rule +9.9/10.0
• DSCR +6.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED PRICE! Situated on a generous corner lot in this 55+ community, this property offers an abundance of outdoor space and convenience. This property comes fully furnished and is in great condition, making it an excellent value for those looking for their dream home in sunny Florida. Priced to sell, with a manageable $554.00 maintenance fee, which covers, water, sewer, garbage, lawn, cable and internet is a fantastic opportunity to make this house your new home. Situated on a generous corner lot in this 55+ community, this property offers an abundance of outdoor space and convenience. This property comes fully furnished and is in great condition, making it an excellent value for those

Key facts

• 2 parking spots
• Community pool
• Built 1976

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual association fees approximately $6,648; Unit is furnished
• HOA & community: Has HOA (monthly fee $554); Association requires approval; Association amenities include cable TV, clubhouse, golf course, laundry, pickleball, pool, recreation facilities, shuffleboard, spa/hot tub, tennis courts; Association fee covers cable TV, pool, escrow reserves, internet, grounds maintenance, management, recreational facilities, sewer, trash, and water; Senior community; Deed restrictions; Golf and community sidewalks; Community mailbox; Golf carts allowed; Buyer approval required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected; Water and sewer connected
• Home design: Residential mobile home (double wide); One story; North-facing
• Construction: Metal siding; Other roof type; Crawlspace foundation; Shed(s) on property; Gunite in-ground pool
• Exterior features: Enclosed screened patio/Florida room; Awnings; Sidewalks; Corner, level and paved lot

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Dining area (L-shaped); Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 leasing fast (median 8d 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 38% 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 $967 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 903 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 903 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 1976 — 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: 1.49% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 5.6

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
135 Royal Palm Cir	0.03mi	2/2.0	1,008 (-4%)	14mo	$149,000	$148	79
309 Sago Palm St	0.08mi	2/2.0	952 (-10%)	6mo	$65,000	$68	75
574 Queen Palm St	0.25mi	2/2.0	948 (-10%)	1mo	$109,500	$116	70
57 Royal Palm Cir	0.43mi	2/2.0	1,128 (+7%)	1mo	$110,000	$98	68
724 Sugar Palm St	0.29mi	2/2.0	948 (-10%)	9mo	$47,500	$50	62
71 Royal Palm Cir	0.33mi	2/2.0	912 (-14%)	0mo	$72,000	$79	62
18 Sabal Palm Dr	0.49mi	2/2.0	1,152 (+9%)	1mo	$149,000	$129	61
775 Royal Palm Cir	0.31mi	2/2.0	1,008 (-4%)	20mo	$135,350	$134	61
266 Sago Palm St	0.14mi	2/2.0	952 (-10%)	19mo	$77,000	$81	61
624 Queen Palm St	0.26mi	2/2.0	945 (-10%)	12mo	$150,000	$159	60
79 Thatch Palm St W	0.38mi	2/2.0	944 (-11%)	12mo	$65,000	$69	55
19 Pindo Palm St W	0.61mi	2/1.5	912 (-14%)	1mo	$40,000	$44	46

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-13,082
• Equity at exit: $20,860

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-7,108
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$734
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$58
• HOA: −$554
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $198

Break-even live

Break-even rent $1,833

Max offer price $139,900

Occupancy floor 86%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.06mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	24d	1	0.13mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.25mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.26mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.34mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.35mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.37mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	4d	1	0.46mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	0.71mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.76mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	24d	1	0.79mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.79mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	0.83mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	4d	1	0.85mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	18d	1	0.96mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.99mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	1.04mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	1.05mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.15mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	1	1.15mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	4d	1	1.16mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.16mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	1.16mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.17mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	3	1.17mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	1.19mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	24d	1	1.20mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	1.20mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	15d	1	1.20mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	4d	1	1.22mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	1.23mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	1.24mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	1.25mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	1.26mi
1100 East Bay Dr #104 Largo, FL	2.0	2.0	840	$1,950	$2.32	4d	1	1.27mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	1.28mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	14d	1	1.30mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	4d	1	1.31mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	1.31mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	4d	1	1.31mi

HOA detail

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

Listing history 36 events

1. 2026-06-18
   days on market $139,900 Active 903 DOM
2. 2026-06-17
   days on market $139,900 Active 902 DOM
3. 2026-06-16
   days on market $139,900 Active 901 DOM
4. 2026-06-15
   days on market $139,900 Active 900 DOM
5. 2026-06-13
   days on market $139,900 Active 898 DOM
6. 2026-06-09
   days on market $139,900 Active 894 DOM
7. 2026-06-08
   days on market $139,900 Active 893 DOM
8. 2026-06-07
   days on market $139,900 Active 892 DOM
9. 2026-06-04
   days on market $139,900 Active 889 DOM
10. 2026-06-03
    days on market $139,900 Active 888 DOM
11. 2026-06-01
    days on market $139,900 Active 886 DOM
12. 2026-05-31
    days on market $139,900 Active 885 DOM
13. 2026-02-04
    status Active
14. 2026-01-31
    historical
15. 2025-08-29
    status Active
16. 2025-08-22
    historical
17. 2025-05-24
    status Active
18. 2025-05-22
    historical
19. 2025-02-23
    status Active
20. 2025-02-22
    historical
21. 2024-11-14
    price $139,900
22. 2024-10-03
    status Active
23. 2024-09-30
    historical
24. 2024-08-06
    status Active
25. 2024-07-31
    historical
26. 2024-07-02
    status Active
27. 2024-06-30
    historical
28. 2024-05-01
    status Active
29. 2024-04-30
    historical
30. 2024-04-05
    status Active
31. 2024-03-31
    historical
32. 2024-03-13
    status Active
33. 2024-02-29
    historical
34. 2024-02-17
    status Active
35. 2024-02-16
    historical
36. 2023-11-18
    listed $165,000 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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: $24,996
• − Mortgage interest: −$7,837
• − Property taxes: −$1,221
• − Insurance: −$700
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$6,648
• − Depreciation: −$4,070
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,249/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: 42,315
• 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

-15.2% since first listed

24 events — show timeline

• 2026-02-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-18 Listed $165,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $1,221 · -9.1% YoY. Source: county tax records.