12651 Seminole Blvd Unit 28A · Largo, FL 33778

$139,500

2 bd · 1.5 ba · 840 sqft · Manufactured public records · 150 Days on market

Built 1972 Est $134k · at est. $300/mo HOA · 16% of rent ↓ 10% 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 +21.2/30.0
• 1% rule +8.3/10.0
• DSCR +6.8/10.0
• ARV discount +5.5/15.0
• 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

ONE OF THE BEST PRICED SHARE PROPERTIES IN THE COMMUNITY! Wake up every day feeling like you’re on vacation at Pointe West Mobile Home Park, a well-known 55+ community situated on beautiful Lake Seminole. Presenting a new listing of a 2-bedroom 1.5-bathroom home with no rear neighbors, allowing for privacy. This inviting neighborhood places you just a few miles from stunning beaches and within close proximity to shopping, restaurants, and entertainment, while offering a quick jaunt to the airport—perfect for residents who enjoy seasonal living at the park. Within the community, amenities are designed to keep you active and foster camaraderie among neighbors, whether you’re

Key facts

• Lake seminole
• No rear neighbors
• Remodeled in 2021

Tags

• LAKE SEMINOLE
• NO REAR NEIGHBORS
• CLOSE PROXIMITY TO SHOPPING
• EASY ACCESS TO FISHING
• REMODELED IN 2021
• FULLY FURNISHED

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $300; total annual fees $3,600
• HOA & community: Has HOA (Condominium Associates); Monthly HOA $300; Association amenities: Clubhouse, Laundry, Pool, Recreation facilities, Shuffleboard court; Association fee includes: Pool, Escrow reserves, Grounds maintenance, Management, Recreational facilities, Sewer, Trash, Water; Association approval required; Senior community; Pets not allowed; Golf carts allowed; Sidewalks and community recreation owned

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; Faces north
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Enclosed patio; Patio; Private mailbox; Sidewalk; Shed(s)

Interior

• Kitchen: Range; Microwave; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Stone counters; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 rising (+1.4%/yr); 139 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $964 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 150 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $133,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9900 Ulmerton Rd #226	0.58mi	2/2.0	768 (-9%)	1mo	$118,000	$154	55
13225 101st St #166	0.39mi	2/2.0	960 (+14%)	6mo	$152,500	$159	50

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-12,543
• Equity at exit: $20,800

10-year hold

• IRR: -2.2%
• Equity multiple: 0.86×
• Total profit: $-5,364
• Equity at exit: $12,061

Cash invested: $39,060 (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: 139
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$732
• Tax est. 1.5%: −$174 /mo · $2,092/yr
• Insurance: −$58
• HOA: −$300
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $201

Break-even live

Break-even rent $1,600

Max offer price $139,500

Occupancy floor 84%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	0.03mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	3d	1	0.51mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	24d	2	0.53mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	0.58mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	0.71mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	2d	23	0.80mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	4d	1	0.88mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	24d	1	0.90mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.91mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	7d	1	0.95mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	1.01mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	1.04mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	1.06mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	1.16mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	24d	1	1.19mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	1.21mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	24d	1	1.26mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	1.32mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	7d	1	1.33mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	20d	1	1.41mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	24d	1	1.41mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	7d	1	1.41mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	1.50mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 15 events

1. 2026-06-18
   days on market $139,500 Active 150 DOM
2. 2026-06-17
   days on market $139,500 Active 149 DOM
3. 2026-06-16
   days on market $139,500 Active 148 DOM
4. 2026-06-15
   days on market $139,500 Active 147 DOM
5. 2026-06-13
   days on market $139,500 Active 145 DOM
6. 2026-06-09
   days on market $139,500 Active 141 DOM
7. 2026-06-08
   days on market $139,500 Active 140 DOM
8. 2026-06-07
   days on market $139,500 Active 139 DOM
9. 2026-06-04
   days on market $139,500 Active 136 DOM
10. 2026-06-03
    days on market $139,500 Active 135 DOM
11. 2026-06-01
    days on market $139,500 Active 133 DOM
12. 2026-05-31
    days on market $139,500 Active 132 DOM
13. 2026-05-22
    price $139,500
14. 2026-03-28
    price $144,500
15. 2026-01-19
    listed $154,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 23 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: $22,260
• − Mortgage interest: −$7,814
• − Property taxes: −$2,092
• − Insurance: −$698
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$3,600
• − Depreciation: −$4,058
• Taxable income: $436
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,312/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

-9.7% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $139,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $144,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $154,500 Stellar MLS as Distributed by MLS Grid

Property tax history

-13.3%/yr

Latest (2025): $114 · +18.3% YoY. Source: county tax records.