26 Royal Palm Cir · Largo, FL 33778

$154,900

2 bd · 2.0 ba · 1,164 sqft · Manufactured public records · 40 Days on market

Built 1979 Est $155k · at est. $595/mo HOA · 28% 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 +18.9/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful 2 bedroom 2 bath home in the Pet Section at Palm Hill COuntry Club. This home has been lovingly cared for and has an enormous backyard with a serene view. The home is a must see and the fabulous view from the rear patio. Great parquet floors are in good shape and it is light, bright and airy throughout. It's a short walk to the community pool, clubhouse, tennis courts and shuffleboard courts. If you're a golfer you will love the great executive course. It is 2 mils from the Gulf Beach. This home has a new vapor barrier and up to date air/heating system which is on a service contract. This is truly one of the most beautiful lots in the park. Either move in or tear down and build a brand new home to your specs. Thishome is priced to sell FAST! The lot os so beautiful it's truly magical, serene and IN THE PET SECTION. What more could you ask for?

Key facts

• Refaced cabinets
• Screened porch
• Bay windows

Tags

• SCREENED PORCH
• EXPANSIVE BACKYARD
• BAY WINDOWS
• REFACED CABINETS
• QUARTZ COUNTER TOPS
• UPDATED SINK

Property features AI

Finance

• Other: Pets allowed with number and size limits (max pet weight ~20 lbs); Vehicle restrictions per association
• Financial info: Total monthly HOA $595 (total annual $7,140); Association approval required for residency; Furnished: Yes; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $595); Association amenities include clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, golf course access, community cable TV; Association fee includes cable TV, pool, internet, grounds maintenance, management, private road maintenance, sewer, trash, water, escrow reserves; Buyer/association approval required; Association-managed community with on-site property manager; Senior community; Deed restrictions; Golf carts allowed; Community features include street lights, sidewalks, community mailbox, recreation facilities

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Water connected; Underground utilities
• Home design: Manufactured home (double wide); One story; Faces north
• Construction: Metal frame construction; Vinyl siding; Roof over; Pillar/post/pier foundation; Built as double wide manufactured home
• Exterior features: Screened patio/porch; Rain gutters; Sidewalk; Near golf course; Landscaped; City limits location; Private lot; Paved; Private maintained road; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater; Eat-in kitchen layout
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Living room / dining room combo; Window treatments; Double pane windows
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.3% 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.
• Zoned schools: Fuguitt Elementary School (math 48% / reading 50%, grade D, #1,134 of 2,144 statewide, top 54%, 479 students, 68% FRL); Largo Middle School (math 38% / reading 35%, grade F, #405 of 571 statewide, top 72%, 882 students, 66% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL).
• Market conditions: Rents rising (+1.4%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 39% 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 $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $155k implies a 416% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1979 — 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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $154,812
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Royal Palm Cir	0.27mi	2/2.0	1,128 (-3%)	1mo	$110,000	$98	82
672 Sugar Palm St	0.09mi	2/2.0	1,296 (+11%)	2mo	$173,000	$133	76
18 Sabal Palm Dr	0.59mi	2/2.0	1,152 (-1%)	1mo	$149,000	$129	70
775 Royal Palm Cir	0.12mi	2/2.0	1,008 (-13%)	20mo	$135,350	$134	55
135 Royal Palm Cir	0.25mi	2/2.0	1,008 (-13%)	14mo	$149,000	$148	54
8 Pindo Palm St E	0.56mi	2/2.0	1,248 (+7%)	18mo	$144,000	$115	47

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-18,102
• Equity at exit: $23,096

10-year hold

• IRR: -5.9%
• Equity multiple: 0.65×
• Total profit: $-14,969
• Equity at exit: $13,393

Cash invested: $43,372 (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: 140
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$812
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$65
• HOA: −$595
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $158

Break-even live

Break-even rent $1,899

Max offer price $154,900

Occupancy floor 87%

Sensitivity live

Price	-10% $246	-5% $202	+0% $158	+5% $114	+10% $-114
Rent	-10% $-8	-5% $75	+0% $158	+5% $241	+10% $324
Rate	-1.0pp $236	-0.5pp $197	base $158	+0.5pp $118	+1.0pp $77

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	5d	1	0.03mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	26d	1	0.09mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	6d	1	0.10mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	4d	23	0.16mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	26d	1	0.22mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	26d	1	0.29mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	9d	1	0.48mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	4d	1	0.53mi
13250 Ridge Rd Largo, FL	2.0–3.0	2.0	1167	$1,975	$1.69	0d	2	0.56mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	6d	1	0.65mi
908 N Palm Dr Largo, FL	3.0	2.0	1078	$2,305	$2.14	0d	1	0.70mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	6d	1	0.74mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	6d	1	0.81mi
1665 134th Ave Largo, FL	3.0	1.0	1075	$875	$0.81	0d	1	0.86mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	6d	1	0.87mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.89mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	1	0.89mi
11960 133rd Ave Apt 1 Largo, FL	3.0	1.0	936	$2,150	$2.30	0d	1	0.90mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.90mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	9d	1	0.91mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	3	0.92mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.92mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	26d	1	0.94mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	26d	1	0.94mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	6d	1	0.95mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	26d	1	0.96mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	9d	1	0.96mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	0d	185	0.99mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,150	$2.48	0d	2	1.02mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	20d	1	1.06mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	26d	1	1.06mi
504 7th St SE Largo, FL	2.0	1.0	888	$2,250	$2.53	0d	1	1.12mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	6d	1	1.13mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	26d	1	1.17mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	6d	1	1.20mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	16d	1	1.20mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	26d	1	1.22mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	26d	1	1.26mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	18d	1	1.30mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	5d	1	1.30mi

HOA detail

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

Listing history 17 events

1. 2026-06-22
   days on market $154,900 Active 40 DOM
2. 2026-06-18
   days on market $154,900 Active 37 DOM
3. 2026-06-17
   days on market $154,900 Active 36 DOM
4. 2026-06-16
   days on market $154,900 Active 35 DOM
5. 2026-06-15
   days on market $154,900 Active 34 DOM
6. 2026-06-13
   days on market $154,900 Active 32 DOM
7. 2026-06-09
   days on market $154,900 Active 28 DOM
8. 2026-06-08
   days on market $154,900 Active 27 DOM
9. 2026-06-07
   pricedays on market $154,900 Active 26 DOM
10. 2026-06-04
    days on market $179,900 Active 23 DOM
11. 2026-06-03
    days on market $179,900 Active 22 DOM
12. 2026-06-01
    days on market $179,900 Active 20 DOM
13. 2026-05-31
    days on market $179,900 Active 19 DOM
14. 2026-05-12
    listed $179,900 Active
15. 2011-07-21
    soldstatus $29,999 876-char remark

    Show marketing remark (876 chars)

    This is a beautiful 2 bedroom 2 bath home in the Pet Section at Palm Hill COuntry Club. This home has been lovingly cared for and has an enormous backyard with a serene view. The home is a must see and the fabulous view from the rear patio. Great parquet floors are in good shape and it is light, bright and airy throughout. It's a short walk to the community pool, clubhouse, tennis courts and shuffleboard courts. If you're a golfer you will love the great executive course. It is 2 mils from the Gulf Beach. This home has a new vapor barrier and up to date air/heating system which is on a service contract. This is truly one of the most beautiful lots in the park. Either move in or tear down and build a brand new home to your specs. Thishome is priced to sell FAST! The lot os so beautiful it's truly magical, serene and IN THE PET SECTION. What more could you ask for?

16. 2011-07-20
    soldstatus $30,000
17. 2011-02-05
    listed $29,999 876-char remark

    Show marketing remark (876 chars)

    This is a beautiful 2 bedroom 2 bath home in the Pet Section at Palm Hill COuntry Club. This home has been lovingly cared for and has an enormous backyard with a serene view. The home is a must see and the fabulous view from the rear patio. Great parquet floors are in good shape and it is light, bright and airy throughout. It's a short walk to the community pool, clubhouse, tennis courts and shuffleboard courts. If you're a golfer you will love the great executive course. It is 2 mils from the Gulf Beach. This home has a new vapor barrier and up to date air/heating system which is on a service contract. This is truly one of the most beautiful lots in the park. Either move in or tear down and build a brand new home to your specs. Thishome is priced to sell FAST! The lot os so beautiful it's truly magical, serene and IN THE PET SECTION. What more could you ask for?

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$948/yr (+$79/mo · 280.5%)

ⓘ 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: $25,186
• − Mortgage interest: −$8,677
• − Property taxes: −$338
• − Insurance: −$774
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$7,140
• − Depreciation: −$4,506
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,964/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): 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

+499.7% since first listed

4 events — show timeline

• 2026-05-12 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2011-07-21 Sold (MLS) $29,999 Stellar MLS as Distributed by MLS Grid
• 2011-07-20 Sold (Public Records) $30,000 Public Records
• 2011-02-05 Listed $29,999 Stellar MLS as Distributed by MLS Grid

Property tax history

-5.9%/yr

Latest (2025): $338 · +10.5% YoY. Source: county tax records.