12674 Seminole Blvd Unit C30 · Largo, FL 33778

$56,000

2 bd · 1.0 ba · 450 sqft · Manufactured public records · 463 Days on market

Built 1964 $182/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Discover Midway Am/Can, a distinguished 55-plus community situated in Largo, Pinellas County. This two-bedroom, one-bath home is an ideal retreat for seasonal residents. The community offers one of the most affordable maintenance fees in the area at $182 per month, covering water, sewer, garbage, and lawn service. Residents can enjoy amenities such as a welcoming clubhouse, shuffleboard courts, and pay-as-you-use laundry facilities. The location provides easy access to numerous beautiful beaches and golf courses, enhancing the lifestyle experience. Additionally, there are numerous activities accessibly located just a few blocks from the park, offering a variety of shopping and dining option

Key facts

• Shuffleboard courts
• Fully furnished home
• Welcoming clubhouse

Tags

• AFFORDABLE MAINTENANCE FEES
• WELCOMING CLUBHOUSE
• SHUFFLEBOARD COURTS
• EASY ACCESS TO BEACHES
• EASY ACCESS TO GOLF COURSES
• FULLY FURNISHED HOME

Property features AI

Finance

• Other: Furnished; Association contact: Stephanie Nistor
• Financial info: Total monthly fees $182; total annual fees $2,184; Lease/restrictions apply
• HOA & community: Monthly HOA $182 (includes water, sewer, trash, management, maintenance of grounds, escrow reserves fund); Association amenities: clubhouse, laundry, shuffleboard court; Buyer/association approval required; Senior community; No pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Water and sewer available and connected
• Home design: Mobile home (single wide); One story; North-facing
• Construction: Metal siding; Roof over; Crawlspace foundation; Building area approximately 827 sq ft (public records)
• Exterior features: Private mailbox; Shed(s); Paved lot; Asphalt road

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s); Electric water heater
• Interior features: Eat-in kitchen; Window treatments
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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; 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 $387 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 463 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 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 $13k; list at $56k implies a 321% 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 $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 463 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 1964 — 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: 3.08% ✓
• Cap rate: 23.92%
• Cash-on-cash: 62.96%
• DSCR: 3.80
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $24,750
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12674 Seminole Blvd Unit M1	0.00mi	1/1.0 (-1)	420 (-7%)	4mo	$23,000	$55	81

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: 59.9%
• Equity multiple: 3.59×
• Total profit: $40,672
• Equity at exit: $8,350

10-year hold

• IRR: 64.0%
• Equity multiple: 6.89×
• Total profit: $92,374
• Equity at exit: $4,842

Cash invested: $15,680 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$23
• HOA: −$182
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $823

Break-even live

Break-even rent $685

Max offer price $56,000

Occupancy floor 47%

Sensitivity live

Price	-10% $854	-5% $838	+0% $823	+5% $807	+10% $791
Rent	-10% $686	-5% $754	+0% $823	+5% $891	+10% $959
Rate	-1.0pp $851	-0.5pp $837	base $823	+0.5pp $808	+1.0pp $793

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $182 · $2,184/yr
• Likely covers: watersewertrash

Listing history 23 events

1. 2026-06-18
   days on market $56,000 Active 463 DOM
2. 2026-06-17
   days on market $56,000 Active 462 DOM
3. 2026-06-16
   days on market $56,000 Active 461 DOM
4. 2026-06-15
   days on market $56,000 Active 460 DOM
5. 2026-06-13
   days on market $56,000 Active 458 DOM
6. 2026-06-09
   days on market $56,000 Active 454 DOM
7. 2026-06-08
   days on market $56,000 Active 453 DOM
8. 2026-06-07
   days on market $56,000 Active 452 DOM
9. 2026-06-04
   days on market $56,000 Active 449 DOM
10. 2026-06-03
    days on market $56,000 Active 448 DOM
11. 2026-06-01
    days on market $56,000 Active 446 DOM
12. 2026-05-31
    days on market $56,000 Active 445 DOM
13. 2026-05-01
    status Active
14. 2026-04-30
    historical
15. 2026-01-31
    status Active
16. 2026-01-30
    historical
17. 2025-10-31
    status Active
18. 2025-10-30
    historical
19. 2025-06-06
    status Active
20. 2025-06-05
    historical
21. 2025-03-08
    listed $56,000 Active
22. 2011-09-03
    soldstatus $13,300
23. 2002-06-01
    soldstatus $10,000

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $506 · $42/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: $20,716
• − Mortgage interest: −$3,137
• − Property taxes: −$506
• − Insurance: −$280
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$2,184
• − Depreciation: −$1,629
• Taxable income: $9,666
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $7,552/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

+460.0% since first listed

11 events — show timeline

• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-08 Listed $56,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-03 Sold (Public Records) $13,300 Public Records
• 2002-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $506 · +0.9% YoY. Source: county tax records.