55 Palm Forest Dr · Largo, FL 33770

$98,500

2 bd · 2.0 ba · 984 sqft · Manufactured public records · 21 Days on market

Built 1981 Est $86k · 15% over $595/mo HOA · 32% 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover the good life at Palm Hill Country Club, a premier 5-star 55+ community located right in the heart of Tampa Bay! This fantastic new listing features a well-maintained 1981 home with 2 bedrooms and 2 bathrooms, designed for total comfort and easy living. Here, you will feel like you are on vacation every single day with amenities galore, including a 9-hole golf course, two active clubhouses, sparkling swimming pools, relaxing jacuzzis, tennis courts, two bocce courts, shuffleboard, billiards, a horseshoes pit, and a pickleball court. But wait, there's more!—for a low monthly maintenance fee of just $595.00, you will roll your water, sewer, garbage, lawn care, cable, and intern

Key facts

• 9 hole golf course
• Tennis courts
• Relaxing jacuzzis

Tags

• 9 HOLE GOLF COURSE
• TWO ACTIVE CLUBHOUSES
• SPARKLING SWIMMING POOLS
• RELAXING JACUZZIS
• TENNIS COURTS
• TWO BOCCE COURTS

Property features AI

Finance

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

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; High‑speed internet available; Water and sewer available and connected
• Home design: Manufactured home (double wide); One story; Faces west
• Construction: Vinyl siding; Roof over; Built on crawlspace
• Exterior features: Screened patio/porch; Sidewalk; Landscaped with trees; Located on a cul-de-sac; Paved lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation access noted
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closet(s); Window treatments; Double-pane windows
• 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 $98k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 falling (-3.5%/yr); 217 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 ($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 $681 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 21 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $98k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $97,022 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.90% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $85,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Pindo Palm St W	0.22mi	2/1.5	912 (-7%)	1mo	$40,000	$44	75
13 Frangipani Cir	0.07mi	2/2.0	864 (-12%)	11mo	$75,000	$87	68
309 Sago Palm St	0.47mi	2/2.0	952 (-3%)	6mo	$65,000	$68	67
574 Queen Palm St	0.56mi	2/2.0	948 (-4%)	1mo	$109,500	$116	67
79 Thatch Palm St W	0.38mi	2/2.0	944 (-4%)	12mo	$65,000	$69	66
135 Royal Palm Cir	0.47mi	2/2.0	1,008 (+2%)	14mo	$149,000	$148	62
71 Royal Palm Cir	0.56mi	2/2.0	912 (-7%)	0mo	$72,000	$79	61
724 Sugar Palm St	0.61mi	2/2.0	948 (-4%)	9mo	$47,500	$50	58
266 Sago Palm St	0.45mi	2/2.0	952 (-3%)	19mo	$77,000	$81	58
624 Queen Palm St	0.57mi	2/2.0	945 (-4%)	12mo	$150,000	$159	57
38 Pindo Palm St E	0.21mi	2/2.0	864 (-12%)	19mo	$135,000	$156	54
57 Royal Palm Cir	0.64mi	2/2.0	1,128 (+15%)	1mo	$110,000	$98	45

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: -2.4%
• Equity multiple: 0.92×
• Total profit: $-2,339
• Equity at exit: $14,687

10-year hold

• IRR: 1.5%
• Equity multiple: 1.08×
• Total profit: $2,301
• Equity at exit: $8,516

Cash invested: $27,580 (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 33770

• Rents YoY: -3.5%
• Active inventory: 217
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$517
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$41
• HOA: −$595
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $295

Break-even live

Break-even rent $1,499

Max offer price $98,500

Occupancy floor 79%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	24d	1	0.44mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.45mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.47mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.52mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	0.64mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.64mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	0.64mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.71mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.74mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	18d	1	0.77mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	0.82mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	0.88mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	0.91mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	4d	1	0.93mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	0.98mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	1.00mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	2d	1	1.01mi
558 Clearwater Largo Rd Unit 1 Largo, FL	1.0	1.0	620	$1,400	$2.26	2d	1	1.02mi
1100 East Bay Dr #104 Largo, FL	2.0	2.0	840	$1,950	$2.32	4d	1	1.04mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	1.04mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	1.05mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	15d	1	1.05mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	24d	1	1.05mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	15d	1	1.06mi
447 6th Ave NE Unit B Largo, FL	2.0	1.0	840	$1,650	$1.96	11d	1	1.07mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	1.14mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,879	$2.21	2d	31	1.28mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	1.31mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	1.32mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	4d	1	1.33mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.33mi
1030 Clearwater Largo Rd N Largo, FL	2.0	1.0	849	$1,875	$2.21	24d	1	1.33mi
1753 Belleair Forest Dr Unit D7 Belleair, FL	2.0	2.0	1068	$1,800	$1.69	24d	1	1.34mi
1975 West Bay Dr #115 Largo, FL	1.0	1.0	630	$1,495	$2.37	24d	1	1.35mi
601 Rosery Rd NE Largo, FL	1.0–3.0	1.0–2.5	1192	$1,830	$1.54	2d	38	1.35mi
2101 West Bay Dr Largo, FL	2.0	1.0	1000	$1,650	$1.65	4d	1	1.37mi
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	1050	$2,538	$2.42	3d	20	1.38mi
2167 Dart Ave Unit 7 Largo, FL	1.0	1.0	639	$1,395	$2.18	12d	1	1.39mi
2167 Dart Ave Unit 6 Largo, FL	1.0	1.0	630	$1,495	$2.37	13d	1	1.39mi
221 Lake Ave NE Largo, FL	1.0–2.0	1.0–2.0	1095	$2,160	$1.97	3d	11	1.39mi

HOA detail

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

Listing history 15 events

1. 2026-06-18
   days on market $98,500 Active 21 DOM
2. 2026-06-17
   days on market $98,500 Active 20 DOM
3. 2026-06-16
   days on market $98,500 Active 19 DOM
4. 2026-06-15
   days on market $98,500 Active 18 DOM
5. 2026-06-13
   days on market $98,500 Active 16 DOM
6. 2026-06-09
   days on market $98,500 Active 12 DOM
7. 2026-06-08
   days on market $98,500 Active 11 DOM
8. 2026-06-07
   days on market $98,500 Active 10 DOM
9. 2026-06-04
   days on market $98,500 Active 7 DOM
10. 2026-06-03
    days on market $98,500 Active 6 DOM
11. 2026-06-02
    days on market $98,500 Active 5 DOM
12. 2026-06-01
    days on market $98,500 Active 4 DOM
13. 2026-05-31
    days on market $98,500 Active 3 DOM
14. 2026-05-29
    listed $98,500 Active
15. 2005-05-01
    soldstatus $53,000

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $818 · $68/mo
• Expected delta: +$435/yr (+$36/mo · 113.6%)

ⓘ 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: $22,469
• − Mortgage interest: −$5,518
• − Property taxes: −$383
• − Insurance: −$492
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$7,140
• − Depreciation: −$2,865
• Taxable income: $2,476
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $2,943/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): 25,368
• Household income: $59,815
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1404.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▼ -317.05%
• Current HPI: 353.8484
• Rent YoY: ▼ -3.47%
• 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

+85.8% since first listed

2 events — show timeline

• 2026-05-29 Listed $98,500 Stellar MLS as Distributed by MLS Grid
• 2005-05-01 Sold (Public Records) $53,000 Public Records

Property tax history

-7.5%/yr

Latest (2022): $383 · +2.1% YoY. Source: county tax records.