2131 Ridge Rd S #99 · Largo, FL 33778

$179,000

2 bd · 2.5 ba · 1,035 sqft · Townhouse public records · 41 Days on market

Built 1984 782 sqft lot Est $191k · 7% under $467/mo HOA · 22% 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 +17.7/30.0
• ARV discount +10.4/15.0
• 1% rule +6.7/10.0
• DSCR +5.5/10.0
• 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

Welcome to Coastal Ridge community, an all-ages community offering comfort, convenience, and exceptional value in the heart of Largo. This well-maintained two-story townhome features 2 bedrooms, 2.5 bathrooms, and a layout designed for both everyday living and easy entertaining. Located toward the back of the community, this unit offers added privacy along with a spacious patio area that feels like your own private outdoor retreat which is perfect for morning coffee, grilling, or unwinding after a long day. Inside, you’ll find thoughtful updates that provide peace of mind, including a newer central A/C system replaced just one year ago and a brand-new washer and dryer installed in Oct

Key facts

• Community amenities
• Spacious patio area
• Swimming pool

Tags

• SPACIOUS PATIO AREA
• NEWER CENTRAL A/C SYSTEM
• COMMUNITY AMENITIES
• SWIMMING POOL
• TENNIS COURTS
• GRILLING AREA

Property features AI

Finance

• Financial info: Total monthly association fees: $467 (total annual $5,604)
• HOA & community: Monthly HOA fee of $467; HOA covers common area taxes, pool, pest control, private road maintenance, recreational facilities, sewer, trash and water; Association: Ameri-Tech Community Management; Community features include pool, tennis courts, dog park, community mailbox and street lights; Lease restrictions apply; Pets allowed with restrictions (cats and dogs OK; breed restrictions)

Exterior

• Parking: Private paved access; Vehicle restrictions per association
• Security: Child safety fence at pool
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; High-speed internet available; Sewer and water included in association services
• Home design: Townhouse; Two stories; Faces north; Completed condition
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of Coastal Ridge community
• Exterior features: Covered front porch; Patio; Outdoor grill; Outdoor shower; Dog run; Sidewalk; Tennis courts; Mature landscaping; Gazebo; Deck; Child safety pool fence; In-ground heated pool with lighting

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Parquet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface counters; Split bedroom layout; Thermostat; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $179k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 41 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $179k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $191,475
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2131 Ridge Rd S #130	0.17mi	2/2.5	1,035 (0%)	12mo	$215,000	$208	82
2131 Ridge Rd S #135	0.19mi	2/2.0	930 (-10%)	0mo	$154,000	$166	72
2131 Ridge Rd S #112	0.11mi	2/2.0	995 (-4%)	22mo	$242,500	$244	68
13250 Ridge Rd Unit 10-4	0.49mi	2/2.0	1,110 (+7%)	2mo	$168,000	$151	62
13250 Ridge Rd Unit 6A3	0.49mi	2/2.0	1,110 (+7%)	2mo	$117,000	$105	61
13250 Ridge Rd Unit 4B3	0.49mi	2/2.0	1,110 (+7%)	8mo	$205,000	$185	56
13250 Ridge Rd Unit 6B4	0.49mi	2/2.0	1,110 (+7%)	22mo	$220,000	$198	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 · 1.38% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-23,020
• Equity at exit: $26,689

10-year hold

• IRR: -7.1%
• Equity multiple: 0.58×
• Total profit: $-20,825
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$939
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$75
• HOA: −$467
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $144

Break-even live

Break-even rent $1,920

Max offer price $179,000

Occupancy floor 88%

Sensitivity live

Price	-10% $245	-5% $194	+0% $144	+5% $93	+10% $42
Rent	-10% $-22	-5% $61	+0% $144	+5% $227	+10% $310
Rate	-1.0pp $234	-0.5pp $189	base $144	+0.5pp $97	+1.0pp $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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	26d	1	0.04mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	4d	1	0.10mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	4d	23	0.12mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	5d	1	0.12mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	26d	1	0.27mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	26d	1	0.35mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	9d	1	0.44mi
13250 Ridge Rd Largo, FL	2.0–3.0	2.0	1167	$1,975	$1.69	0d	2	0.52mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	3d	1	0.58mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	5d	1	0.72mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	5d	1	0.72mi
908 N Palm Dr Largo, FL	3.0	2.0	1078	$2,305	$2.14	0d	1	0.76mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	6d	1	0.83mi
1665 134th Ave Largo, FL	3.0	1.0	1075	$875	$0.81	0d	1	0.84mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.86mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	5d	1	0.87mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	1	0.87mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	9d	1	0.88mi
11960 133rd Ave Apt 1 Largo, FL	3.0	1.0	936	$2,150	$2.30	0d	1	0.88mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.88mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	26d	1	0.88mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.90mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	3	0.90mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	6d	1	0.90mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	26d	1	0.91mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	26d	1	0.92mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	9d	1	0.93mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,150	$2.48	0d	2	0.95mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	0d	185	1.04mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	19d	1	1.05mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	26d	1	1.10mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	26d	1	1.12mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	6d	1	1.14mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	15d	1	1.15mi
504 7th St SE Largo, FL	2.0	1.0	888	$2,250	$2.53	0d	1	1.17mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	6d	1	1.19mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	26d	1	1.23mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	5d	1	1.24mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	26d	1	1.27mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,050	$2.42	0d	1	1.29mi

HOA detail

• Monthly dues: $467 · $5,604/yr

Listing history 19 events

1. 2026-06-22
   days on market $179,000 Active 41 DOM
2. 2026-06-18
   days on market $179,000 Active 38 DOM
3. 2026-06-17
   days on market $179,000 Active 37 DOM
4. 2026-06-16
   days on market $179,000 Active 36 DOM
5. 2026-06-15
   days on market $179,000 Active 35 DOM
6. 2026-06-13
   days on market $179,000 Active 33 DOM
7. 2026-06-09
   days on market $179,000 Active 29 DOM
8. 2026-06-08
   days on market $179,000 Active 28 DOM
9. 2026-06-07
   days on market $179,000 Active 27 DOM
10. 2026-06-04
    pricedays on market $179,000 Active 24 DOM
11. 2026-06-03
    days on market $185,000 Active 23 DOM
12. 2026-06-01
    days on market $185,000 Active 21 DOM
13. 2026-05-31
    days on market $185,000 Active 20 DOM
14. 2026-05-11
    listed $185,000 Active
15. 2004-07-27
    soldstatus $108,000
16. 1999-01-29
    soldstatus $60,800
17. 1997-08-19
    soldstatus $55,000
18. 1996-03-12
    soldstatus $47,000
19. 1984-06-01
    soldstatus $48,900

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$1,043/yr (+$87/mo · 235.9%)

ⓘ 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 7 d/yr ≥107°F today · 25 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: $25,228
• − Mortgage interest: −$10,027
• − Property taxes: −$442
• − Insurance: −$895
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − HOA: −$5,604
• − Depreciation: −$5,207
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $1,961/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

+278.3% since first listed

6 events — show timeline

• 2026-05-11 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-27 Sold (Public Records) $108,000 Public Records
• 1999-01-29 Sold (Public Records) $60,800 Public Records
• 1997-08-19 Sold (Public Records) $55,000 Public Records
• 1996-03-12 Sold (Public Records) $47,000 Public Records
• 1984-06-01 Sold (Public Records) $48,900 Public Records

Property tax history

-0.6%/yr

Latest (2025): $442 · +5.4% YoY. Source: county tax records.