1100 E Bay Dr #35 · Largo, FL 33770

$137,500

2 bd · 1.0 ba · 795 sqft · Condo public records · 156 Days on market

Built 1974 $348/mo HOA · 19% of rent ↓ 11% 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 +18.4/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Seller is motivated! Discover the perfect blend of comfort and convenience in this beautifully updated 55+ community condo featuring 2 bedrooms and 1 bathroom. This bright and airy residence showcases all-new flooring and contemporary paint throughout, creating a fresh, modern feel. Recent upgrades within the past year include a new front door, HVAC system, water heater, and electrical panel, offering peace of mind for years to come. Additional improvements include updated closet shelving and secure locks on the storage unit. Enjoy relaxing in the enclosed porch, now enhanced with new flooring—an ideal spot to unwind. Optional furnishings provide flexibility and may be kept by the bu

Key facts

• Water heater
• Updated flooring
• New front door

Tags

• UPDATED FLOORING
• NEW FRONT DOOR
• HVAC SYSTEM
• WATER HEATER
• ELECTRICAL PANEL
• UPDATED CLOSET SHELVING

Property features AI

Finance

• Other: Partially furnished; Condo land included; Unit on first floor; Lot about 1.98 acres
• Financial info: Total annual fees $4,176; Lease restrictions apply
• HOA & community: Monthly condo fee $348 (includes pool, insurance, structure and grounds maintenance, pest control, recreational facilities, sewer, trash, water); Association amenities: clubhouse, fitness center, laundry, pool, recreation facilities, sauna, shuffleboard court, spa/hot tub, storage; Community features: association recreation (owned), buyer approval required, clubhouse, deed restrictions, fitness center, pool, sidewalks; Senior community; Pets not allowed; Association name: Holiday Isles Property Management/Susan Sables

Exterior

• Parking: Assigned parking; Guest parking
• Security: Community security
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Residential condominium; Single-story (one level); Faces west; Completed condition
• Construction: Block, stucco and frame construction; Built-up roof and other roof types; Other foundation
• Exterior features: Rear screened porch; Outdoor lighting; Outdoor grill; Sidewalk; Sliding doors; Exterior storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat
• Laundry & utility: Common area laundry; Electric water heater; Storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 5d 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 37% 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 $951 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 156 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $28k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1974 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 6.2

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: -14.5%
• Equity multiple: 0.50×
• Total profit: $-19,253
• Equity at exit: $20,502

10-year hold

• IRR: -14.4%
• Equity multiple: 0.32×
• Total profit: $-26,018
• Equity at exit: $11,888

Cash invested: $38,500 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$721
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$57
• HOA: −$348
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $128

Break-even live

Break-even rent $1,674

Max offer price $137,500

Occupancy floor 88%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 East Bay Dr #104 Largo, FL	2.0	2.0	840	$1,950	$2.32	4d	1	0.02mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	0.21mi
221 Lake Ave NE Largo, FL	1.0–2.0	1.0–2.0	1095	$2,160	$1.97	3d	11	0.36mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	14d	1	0.38mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	23d	1	0.38mi
447 6th Ave NE Unit B Largo, FL	2.0	1.0	840	$1,650	$1.96	10d	1	0.41mi
601 Rosery Rd NE Largo, FL	1.0–3.0	1.0–2.5	1192	$1,830	$1.54	1d	38	0.58mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,879	$2.21	1d	31	0.59mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	1d	189	0.63mi
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,810	$1.99	2d	35	0.70mi
2045 E Bay Dr Largo, FL	1.0–2.0	1.0–2.0	1114	$1,830	$1.64	2d	15	0.71mi
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	24d	1	0.82mi
1845 S Highland Ave Clearwater, FL	2.0	2.0	904	$1,525	$1.69	2d	2	0.82mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	20d	1	0.82mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	21d	1	0.82mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,774	$1.81	3d	21	0.87mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	0.94mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	17d	1	0.97mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	4d	1	0.97mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	20d	1	1.01mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	1.07mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	1.07mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	1.07mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	1.11mi
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	2d	1	1.14mi
250 Rosery Rd NW #283 Largo, FL	2.0	1.0	764	$1,395	$1.83	20d	1	1.17mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	2d	1	1.18mi
558 Clearwater Largo Rd Unit 1 Largo, FL	1.0	1.0	620	$1,400	$2.26	2d	1	1.20mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	4d	1	1.28mi
1030 Clearwater Largo Rd N Largo, FL	2.0	1.0	849	$1,875	$2.21	23d	1	1.29mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	1.30mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	10d	1	1.32mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	4d	1	1.32mi
636 Lake Palms Dr Unit Stylish Largo, FL	2.0	2.0	870	$2,000	$2.30	4d	1	1.32mi
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	24d	1	1.32mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	1.35mi
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	1050	$2,538	$2.42	3d	20	1.35mi
3073 Pine Tree Ave Largo, FL	2.0	1.0	825	$1,350	$1.64	24d	1	1.38mi
3135 Pine Tree Ave Unit A Largo, FL	2.0	1.0	923	$1,395	$1.51	21d	1	1.41mi
199 Fulton St NE Unit 4 Largo, FL	2.0	1.0	760	$1,600	$2.11	14d	1	1.41mi

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $137,500 Active 156 DOM
2. 2026-06-17
   days on market $137,500 Active 155 DOM
3. 2026-06-16
   days on market $137,500 Active 154 DOM
4. 2026-06-15
   days on market $137,500 Active 153 DOM
5. 2026-06-13
   pricedays on market $137,500 Active 151 DOM
6. 2026-06-09
   days on market $142,500 Active 147 DOM
7. 2026-06-08
   days on market $142,500 Active 146 DOM
8. 2026-06-07
   days on market $142,500 Active 145 DOM
9. 2026-06-04
   days on market $142,500 Active 142 DOM
10. 2026-06-03
    days on market $142,500 Active 141 DOM
11. 2026-06-01
    days on market $142,500 Active 139 DOM
12. 2026-05-31
    days on market $142,500 Active 138 DOM
13. 2026-04-17
    price $142,500
14. 2026-04-04
    price $147,500
15. 2026-02-23
    price $149,900
16. 2026-01-21
    price $155,000
17. 2026-01-13
    listed $165,000 Active
18. 2025-01-20
    historical
19. 2024-09-26
    listed $187,500 Active
20. 2024-09-21
    historical
21. 2024-08-06
    status Active
22. 2024-07-12
    price $150,000
23. 2024-07-10
    status Active
24. 2024-07-08
    status Pending
25. 2024-05-31
    listed $132,000 Active
26. 2024-05-08
    price $139,000
27. 2024-02-23
    price $149,000
28. 2024-01-19
    listed $160,000 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: $2,349 · $196/mo
• Projected year-2 tax: $2,349 · $196/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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 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: $22,026
• − Mortgage interest: −$7,702
• − Property taxes: −$2,349
• − Insurance: −$688
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − HOA: −$4,176
• − Depreciation: −$4,000
• Taxable loss: −$412
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,635/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

-10.9% since first listed

16 events — show timeline

• 2026-04-17 Price Changed $142,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $147,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-26 Listed $187,500 Stellar MLS as Distributed by MLS Grid
• 2024-09-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-31 Listed $132,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-19 Listed $160,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.0%/yr

Latest (2025): $2,349 · +78.6% YoY. Source: county tax records.