980 7th St NW #55 · Largo, FL 33770

$50,000

2 bd · 1.5 ba · 1,032 sqft · Manufactured public records · 57 Days on market

Built 1968 5,126 sqft lot $300/mo HOA · 16% 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 +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DOUBLE WIDE 2 BED/1.5 BATH WITH ROOF OVER & SIDING~RARE FIND IN BEAUTIFUL LAKE PLACID~FURNITURE CAN STAY OR BE REMOVED, YOUR CHOICE~A RETIRED CARPENTER/HANDIMAN LIVED HERE AND IT SHOWS!

Key facts

• Covered patio
• 5,126 sq ft lot
• Parking

Tags

• COVERED PATIO

Property features AI

Finance

• Other: Property type: Residential mobile home (single wide); Lot size approximately 0.12 acres; Asphalt road access; Property furnished; Total rooms: 6; Living area source: Public records; Living area: 1,032 (units in public records); Building area total: 1,632 (units in public records)
• HOA & community: Has HOA (Condominium Associates), $300 monthly; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available; Public water available; Public sewer (sewer connected)
• Home design: Residential mobile home (single wide); One story; Faces west; Crawlspace foundation
• Construction: Metal siding; Vinyl siding; Frame construction; Shingle roof
• Exterior features: Sliding doors

Interior

• Kitchen: Cooktop; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No interior features listed
• Laundry & utility: Washer hookup; Outside laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.0% 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 falling (-3.5%/yr); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $50k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 3.87% ✓
• Cap rate: 27.04%
• Cash-on-cash: 74.09%
• DSCR: 4.30
• GRM: 2.2

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: 69.7%
• Equity multiple: 3.96×
• Total profit: $41,510
• Equity at exit: $7,455

10-year hold

• IRR: 72.6%
• Equity multiple: 7.15×
• Total profit: $86,044
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$262
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$21
• HOA: −$300
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $864

Break-even live

Break-even rent $840

Max offer price $50,000

Occupancy floor 50%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 Clearwater Largo Rd N Largo, FL	2.0	1.0	849	$1,875	$2.21	23d	1	0.17mi
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	2d	1	0.23mi
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	1050	$2,538	$2.42	3d	20	0.23mi
250 Rosery Rd NW #283 Largo, FL	2.0	1.0	764	$1,395	$1.83	20d	1	0.27mi
821 14th Ave NW Largo, FL	3.0	1.0	900	$1,795	$1.99	24d	1	0.32mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	4d	1	0.33mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	1d	1	0.34mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	0.34mi
1006 14th Ave NW Largo, FL	3.0	2.0	1444	$2,450	$1.70	24d	1	0.41mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	0.41mi
813 4th Ave NW Largo, FL	3.0	1.0	1295	$2,000	$1.54	17d	1	0.47mi
1753 Belleair Forest Dr Unit D7 Belleair, FL	2.0	2.0	1068	$1,800	$1.69	24d	1	0.49mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	0.50mi
1712 Belleair Forest Dr Unit D Belleair, FL	2.0	1.0	931	$1,495	$1.61	24d	1	0.51mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	24d	1	0.55mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	21d	2	0.55mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	14d	1	0.55mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	4d	1	0.56mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,879	$2.21	1d	31	0.66mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	16d	1	0.68mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	24d	1	0.68mi
447 6th Ave NE Unit B Largo, FL	2.0	1.0	840	$1,650	$1.96	10d	1	0.72mi
1007 Hawkins St Unit A Clearwater, FL	2.0	1.0	784	$1,845	$2.35	24d	1	0.73mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	23d	1	0.75mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	14d	1	0.75mi
713 Smith St Clearwater, FL	1.0	1.0	814	$1,595	$1.96	2d	1	0.75mi
601 Rosery Rd NE Largo, FL	1.0–3.0	1.0–2.5	1192	$1,830	$1.54	1d	38	0.76mi
1321 Chesterfield Dr Unit 1018173P Clearwater, FL	3.0	2.0	1356	$3,967	$2.93	1d	1	0.77mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	0.78mi
641 Mehlenbacher Rd Unit 1/2 Belleair Bluffs, FL	2.0	1.0	900	$1,350	$1.50	2d	1	0.85mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	0.86mi
301 Velma Dr E Largo, FL	2.0	2.0	1346	$2,950	$2.19	24d	1	0.87mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	14d	1	0.91mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,499	$2.60	1d	25	0.92mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	0.92mi
1128 Belleair Rd Unit Home Clearwater, FL	3.0	1.0	1326	$1,695	$1.28	24d	1	0.92mi
1574 Ewing Ave Clearwater, FL	3.0	2.0	1324	$2,700	$2.04	4d	1	0.95mi
1571 S Myrtle Ave Clearwater, FL	3.0	2.0	1202	$2,400	$2.00	24d	1	0.96mi
1310 Bayview Dr Clearwater, FL	3.0	2.0	1500	$3,300	$2.20	24d	1	1.00mi
1552 S Myrtle Ave Clearwater, FL	2.0	1.5	750	$1,750	$2.33	14d	1	1.03mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 16 events

1. 2026-06-18
   days on market $50,000 Active 57 DOM
2. 2026-06-17
   days on market $50,000 Active 56 DOM
3. 2026-06-16
   days on market $50,000 Active 55 DOM
4. 2026-06-15
   days on market $50,000 Active 54 DOM
5. 2026-06-13
   pricedays on market $50,000 Active 52 DOM
6. 2026-06-09
   days on market $55,000 Active 48 DOM
7. 2026-06-08
   days on market $55,000 Active 47 DOM
8. 2026-06-07
   days on market $55,000 Active 46 DOM
9. 2026-06-04
   days on market $55,000 Active 43 DOM
10. 2026-06-03
    days on market $55,000 Active 42 DOM
11. 2026-06-01
    days on market $55,000 Active 40 DOM
12. 2026-05-31
    days on market $55,000 Active 39 DOM
13. 2026-04-27
    price $55,000
14. 2026-04-22
    listed $65,000 Active
15. 2006-12-27
    soldstatus $31,000 191-char remark

    Show marketing remark (191 chars)

    DOUBLE WIDE 2 BED/1.5 BATH WITH ROOF OVER & SIDING~RARE FIND IN BEAUTIFUL LAKE PLACID~FURNITURE CAN STAY OR BE REMOVED, YOUR CHOICE~A RETIRED CARPENTER/HANDIMAN LIVED HERE AND IT SHOWS!

16. 2006-10-17
    listed $39,000 191-char remark

    Show marketing remark (191 chars)

    DOUBLE WIDE 2 BED/1.5 BATH WITH ROOF OVER & SIDING~RARE FIND IN BEAUTIFUL LAKE PLACID~FURNITURE CAN STAY OR BE REMOVED, YOUR CHOICE~A RETIRED CARPENTER/HANDIMAN LIVED HERE AND IT SHOWS!

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 5 d/yr ≥108°F today · 16 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: $23,213
• − Mortgage interest: −$2,801
• − Property taxes: −$969
• − Insurance: −$250
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$3,600
• − Depreciation: −$1,455
• Taxable income: $10,425
• Est. tax owed @ 24.0%: −$2,502
• After-tax cash flow: $7,871/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

+41.0% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-27 Sold (MLS) $31,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-17 Listed $39,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $969 · +14.4% YoY. Source: county tax records.