12674 Seminole Blvd Unit C39 · Largo, FL 33778

$58,900

1 bd · 2.0 ba · 984 sqft · Manufactured public records · 110 Days on market

Built 1970 Est $107k · 45% under $192/mo HOA · 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover the charm of this welcoming 55+ mobile home community, often described by residents as friendly, peaceful, and exceptionally well-regarded. At the heart of the neighborhood is a lively clubhouse that serves as the central hub for social gatherings, activities, and connecting with neighbors. New sewers and improved roads are being added to enhance infrastructure and support the community's growth. Enjoy on-site shuffleboard courts for a friendly little competition, with several local golf courses just a short drive away for even more recreation. Conveniently located across the highway from Largo Mall and only minutes' drive from several stunning Gulf Coast beaches, you’ll love

Key facts

• Fully furnished home
• Lively clubhouse
• Low maintenance fee

Tags

• MOBILE HOME COMMUNITY
• LIVELY CLUBHOUSE
• ON-SITE SHUFFLEBOARD COURTS
• SEVERAL LOCAL GOLF COURSES
• LOW MAINTENANCE FEE
• FULLY FURNISHED HOME

Property features AI

Finance

• Other: Furnished: Yes
• Financial info: Total monthly fees $192; Total annual fees $2,304; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $192); Association amenities include clubhouse, laundry, shuffleboard court; Association fee covers reserves, grounds maintenance, management, sewer, trash and water; Association approval required; Senior community; Cats allowed (limits apply); Golf carts allowed; Buyer approval required

Exterior

• Parking: Has carport; 2 carport spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available and connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; South-facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area 956 square feet; Living area 480 square feet
• Exterior features: Awning(s); Private mailbox; Shed(s); Asphalt road access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Window treatments; Aluminum window frames
• Laundry & utility: Washer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 $407 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 + 1.4% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $59k implies a 140% 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 2.92% ✓
• Cap rate: 21.53%
• Cash-on-cash: 54.43%
• DSCR: 3.42
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $107,256
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12240 Seminole Blvd #14	0.31mi	2/2.0 (+1)	1,032 (+5%)	11mo	$35,000	$34	63
13225 101st St #166	0.72mi	2/2.0 (+1)	960 (-2%)	7mo	$152,500	$159	52
13225 101st St #411	0.72mi	2/2.0 (+1)	1,056 (+7%)	18mo	$115,000	$109	34

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: 50.6%
• Equity multiple: 3.15×
• Total profit: $35,492
• Equity at exit: $8,782

10-year hold

• IRR: 55.2%
• Equity multiple: 5.97×
• Total profit: $81,909
• Equity at exit: $5,093

Cash invested: $16,492 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$309
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$25
• HOA: −$192
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $748

Break-even live

Break-even rent $773

Max offer price $58,900

Occupancy floor 52%

Sensitivity live

Price	-10% $781	-5% $765	+0% $748	+5% $731	+10% $715
Rent	-10% $612	-5% $680	+0% $748	+5% $816	+10% $884
Rate	-1.0pp $778	-0.5pp $763	base $748	+0.5pp $733	+1.0pp $717

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	25d	1	0.38mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$1,695	$1.95	5d	2	0.40mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	0.42mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,410	$1.64	8d	1	0.61mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$1,895	$1.86	3d	23	0.64mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.69mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.79mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	3d	1	0.80mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	25d	2	0.82mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	25d	1	0.86mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.92mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.97mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,295	$1.21	2d	1	1.13mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	25d	1	1.34mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	1.36mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	25d	1	1.37mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	21d	1	1.42mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	25d	1	1.42mi

HOA detail

• Monthly dues: $192 · $2,304/yr
• Likely covers: sewer

Listing history 10 events

1. 2026-06-07
   days on market $58,900 Active 110 DOM
2. 2026-06-04
   days on market $58,900 Active 107 DOM
3. 2026-06-03
   days on market $58,900 Active 106 DOM
4. 2026-06-01
   days on market $58,900 Active 104 DOM
5. 2026-05-31
   days on market $58,900 Active 103 DOM
6. 2026-05-16
   status Active
7. 2026-05-15
   historical
8. 2026-02-16
   listed $58,900 Active
9. 2001-02-01
   soldstatus $24,500
10. 1997-09-24
    soldstatus $15,400

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/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 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: $20,644
• − Mortgage interest: −$3,299
• − Property taxes: −$1,027
• − Insurance: −$294
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$2,304
• − Depreciation: −$1,713
• Taxable income: $8,703
• Est. tax owed @ 24.0%: −$2,089
• After-tax cash flow: $6,888/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

+282.5% since first listed

5 events — show timeline

• 2026-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Listed $58,900 Stellar MLS as Distributed by MLS Grid
• 2001-02-01 Sold (Public Records) $24,500 Public Records
• 1997-09-24 Sold (Public Records) $15,400 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,027 · +7.1% YoY. Source: county tax records.