2000 E Bay Dr #103 · Largo, FL 33771

$86,900

2 bd · 2.0 ba · 1,308 sqft · Manufactured public records · 185 Days on market

Built 1968 $210/mo HOA · 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

New Price! Inviting & spacious 2 bedroom, 2 bath, 1308 sq. ft. Doublewide, with 11x18 Screened Florida Room to enjoy! Large 11x12 Workshop/Shed, with Washer/Dryer '22. All ceramic tile floors, updated fitted spacious kitchen, with newer Double Roof Over '23, and Central Air/Heat Unit '22. Expanded Driveway, with Rain Shield Awnings, and covered parking for 2 cars! Hurry to see this Maintenance Free 55+ Florida Lifestyle, with walk to shop, Largo Recreation Center, only minutes to the beaches, golf courses, airports, Malls, VA Hospital, and all you would want! Lots of fun activities always happening in the 5 Star, popular Resident Owned Colonial Village, with newer beautiful clubhouse,

Key facts

• Rain shield awnings
• Double roof over
• Large workshop shed

Tags

• SCREENED FLORIDA ROOM
• LARGE WORKSHOP SHED
• DOUBLE ROOF OVER
• CENTRAL AIR HEAT UNIT
• EXPANDED DRIVEWAY
• RAIN SHIELD AWNINGS

Property features AI

Finance

• Other: Furnished; Private maintained paved road access; Living area 1,308 sq ft (public records); building area total 2,044 sq ft; Universal property ID on file; Directions: East Bay Drive, just west of Starkey/Keene Rd., past McDonald's, behind medical building
• Financial info: Total monthly fees $210; total annual fees $2,520
• HOA & community: HOA named Barbara — monthly fee $210 (includes common area taxes, pool, escrow reserves, grounds maintenance, management, private road, recreational facilities, sewer, trash, water); Association amenities: clubhouse, laundry, pool, shuffleboard court, maintenance, lobby key required; Community features: clubhouse, pool, sidewalks, street lights, golf carts allowed, buyer approval required; Senior community; Pets not allowed

Exterior

• Parking: Covered parking; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Residential mobile home (double wide); One level; North-facing
• Construction: Vinyl siding; Membrane roof with roof over; Crawlspace foundation
• Exterior features: Private mailbox; Sidewalk; Sliding doors; Storage; In-ground heated pool

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Window treatments; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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 leasing fast (median 9d 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 40% 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 $601 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1968 — 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: 2.28% ✓
• Cap rate: 18.06%
• Cash-on-cash: 42.02%
• DSCR: 2.87
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.42×
• Total profit: $34,469
• Equity at exit: $12,957

10-year hold

• IRR: 40.1%
• Equity multiple: 4.20×
• Total profit: $77,816
• Equity at exit: $7,514

Cash invested: $24,332 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$456
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$36
• HOA: −$210
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $852

Break-even live

Break-even rent $907

Max offer price $86,900

Occupancy floor 52%

Sensitivity live

Price	-10% $901	-5% $877	+0% $852	+5% $728	+10% $698
Rent	-10% $695	-5% $774	+0% $852	+5% $930	+10% $1,009
Rate	-1.0pp $896	-0.5pp $874	base $852	+0.5pp $830	+1.0pp $807

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,810	$1.99	3d	35	0.15mi
84 21st Ter SE Unit 1502691P Largo, FL	3.0	2.0	1291	$5,914	$4.58	9d	1	0.25mi
221 Lake Ave NE Largo, FL	1.0–2.0	1.0–2.0	1095	$2,160	$1.97	4d	11	0.26mi
2045 E Bay Dr Largo, FL	1.0–2.0	1.0–2.0	1114	$1,830	$1.64	3d	15	0.31mi
225 Country Club Dr #1404 Largo, FL	2.0	2.0	1440	$1,700	$1.18	5d	1	0.33mi
200 Country Club Dr #1505 Largo, FL	3.0	2.0	1255	$1,980	$1.58	16d	1	0.42mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,774	$1.81	4d	21	0.42mi
68 Country Club Dr Largo, FL	2.0	2.0	1396	$2,100	$1.50	25d	1	0.46mi
69 Country Club Dr Largo, FL	2.0	2.0	1278	$2,000	$1.56	25d	1	0.46mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	21d	1	0.50mi
44 Countryclub Dr #44 Largo, FL	2.0	2.0	1278	$2,300	$1.80	25d	1	0.51mi
9122 Jakes Path Largo, FL	3.0	2.5	1461	$2,600	$1.78	25d	1	0.53mi
1700 Rosery Rd NE Largo, FL	2.0	2.0	1223	$2,300	$1.88	9d	1	0.61mi
1119 Breeze Dr Largo, FL	3.0	2.0	1314	$2,475	$1.88	25d	1	0.65mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	16d	1	0.74mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	5d	1	0.76mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	12d	1	0.76mi
960 Starkey Rd #5105 Largo, FL	2.0	2.0	1324	$2,295	$1.73	25d	1	0.76mi
1200 Country Club Dr #4102 Largo, FL	2.0	2.0	1324	$2,100	$1.59	5d	1	0.77mi
1200 Country Club Dr #6204 Largo, FL	3.0	2.0	1575	$2,600	$1.65	5d	1	0.77mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	5d	1	0.77mi
1200 Country Club Dr #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	5d	1	0.77mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	4d	1	0.80mi
960 Starkey Rd #8206 Largo, FL	3.0	2.0	1836	$2,700	$1.47	25d	1	0.80mi
960 Starkey Rd #8402 Largo, FL	2.0	2.0	1324	$2,200	$1.66	25d	1	0.82mi
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	25d	1	0.84mi
1845 S Highland Ave Clearwater, FL	2.0	2.0	904	$1,525	$1.69	4d	2	0.87mi
3135 Pine Tree Ave Unit A Largo, FL	2.0	1.0	923	$1,395	$1.51	23d	1	0.88mi
3135 Pine Tree Ave Largo, FL	2.0	1.0	923	$1,395	$1.51	12d	1	0.88mi
3377 Sherwood Dr Unit A Largo, FL	2.0	1.0	1064	$1,650	$1.55	9d	1	0.90mi
1679 Leisure Dr Clearwater, FL	3.0	2.0	1497	$3,200	$2.14	3d	1	0.91mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	16d	1	0.93mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	25d	1	0.93mi
601 Rosery Rd NE Largo, FL	1.0–3.0	1.0–2.5	1192	$1,830	$1.54	3d	38	0.95mi
301 Seacrest Dr Largo, FL	1.0–2.0	1.0–1.5	975	$1,625	$1.67	23d	1	0.97mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	0.99mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,879	$2.21	3d	31	1.02mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	3d	189	1.03mi
779 34th St SE Unit 1319966P Largo, FL	2.0	1.0	990	$2,941	$2.97	9d	1	1.13mi
1812 Lady Mary Dr Clearwater, FL	3.0	2.0	1531	$2,800	$1.83	4d	1	1.17mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 7 events

1. 2026-05-16
   status Pending
2. 2026-05-04
   price $86,900
3. 2026-03-27
   price $95,900
4. 2026-02-20
   price $110,000
5. 2026-01-30
   price $117,000
6. 2025-11-11
   listed $132,500 Active
7. 2005-12-01
   soldstatus $75,000

ⓘ 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: $175 · $15/mo
• Projected year-2 tax: $721 · $60/mo
• Expected delta: +$546/yr (+$45/mo · 311.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 22 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: $23,827
• − Mortgage interest: −$4,868
• − Property taxes: −$175
• − Insurance: −$434
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$2,520
• − Depreciation: −$2,528
• Taxable income: $9,489
• Est. tax owed @ 24.0%: −$2,277
• After-tax cash flow: $7,947/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

+15.9% since first listed

7 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $86,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $95,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $117,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listed $132,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-01 Sold (Public Records) $75,000 Public Records

Property tax history

-10.4%/yr

Latest (2025): $175 · +13.7% YoY. Source: county tax records.