12760 Indian Rocks Rd #546 · Largo, FL 33774

$137,500

2 bd · 1.0 ba · 987 sqft · Condo public records · 257 Days on market

Built 1972 $738/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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the vibrant New Atlantis Club, perfectly nestled along the stunning Intracoastal Waterway! This FULLY FURNISHED, TURNKEY 2-bedroom, 1-bath condominium on the 2nd floor of BUILDING #5 offers 987 sqft of pure delight. Dive into a world of luxury with amenities that include an on-site manager and a fabulous clubhouse at your fingertips. For those who love an active lifestyle, enjoy exclusive community access to Bonner Park, a nature preserve, along with shuffleboard and tennis courts right on the waterway. Conveniently store your kayaks and bicycles by the tennis courts for spontaneous adventures. Indulge in the community's fantastic outside amenities: Shuffleboard courts, tennis cour

Key facts

• Shuffleboard courts
• Tennis courts
• On-site manager

Tags

• ON-SITE MANAGER
• EXCLUSIVE COMMUNITY ACCESS
• NATURE PRESERVE
• SHUFFLEBOARD COURTS
• TENNIS COURTS
• COMMUNITY LAUNDRY ROOMS

Property features AI

Finance

• Other: Furnished; Buyer directions: Drive north on Indian Rocks Rd, turn left at address, stay left at gate, drive west to Building #5
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $738 (total annual fees $8,856); Association managed by Resource Property Management; Association fees include cable TV, internet, pool, sewer, water, trash, pest control, management, maintenance of grounds, recreational facilities, escrow reserves and common area taxes; Community features include clubhouse, community mailbox, pool, tennis courts, sidewalks, street lights, deed restrictions and buyer approval required; Pets not allowed

Exterior

• Parking: Assigned and deeded parking; Ground level parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; BB/HS internet available; Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium; Completed condition; Unit located on 2nd floor; Faces east; One level interior living within a 3-story building
• Construction: Block and cement siding construction; Built-up and membrane roof; Slab foundation; Building identified as #5
• Exterior features: Lighting; Outdoor grill; Private mailbox; Sidewalks; Metered sprinkler system; Tennis court(s); Pool with heated in-ground gunite construction, lighting and outside bath access; Heated in-ground spa / swim spa

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closet(s); Window treatments (blinds, drapes with rods)
• Laundry & utility: Laundry inside building (common area); Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Anona Elementary School (math 80% / reading 67%, grade A, #260 of 2,144 statewide, top 13%, 473 students, 45% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 210 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 39% of the median local income ($79k/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 $951 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 257 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $138k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.89% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,054
• Equity at exit: $20,502

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $3,724
• Equity at exit: $11,888

Cash invested: $38,500 (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 33774

• Rents YoY: 2.0%
• Active inventory: 210
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$721
• Tax from tax record: −$228 /mo · $2,736/yr
• Insurance: −$57
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$738
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $239

Break-even live

Break-even rent $2,292

Max offer price $137,500

Occupancy floor 86%

Sensitivity live

Price	-10% $317	-5% $278	+0% $239	+5% $200	+10% $161
Rent	-10% $34	-5% $136	+0% $239	+5% $341	+10% $444
Rate	-1.0pp $308	-0.5pp $274	base $239	+0.5pp $203	+1.0pp $167

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12760 Indian Rocks Rd Largo, FL	1.0–2.0	1.0–2.0	923	$2,500	$2.71	5d	6	0.06mi
9 Jeff Rd Largo, FL	2.0	1.0	964	$2,150	$2.23	5d	1	0.22mi
14130 Rosemary Ln Largo, FL	2.0	1.5	880	$1,725	$1.96	21d	2	0.40mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0–3.0	1.0–2.0	1177	$3,200	$2.72	25d	2	0.47mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0	1.0–2.0	997	$3,875	$3.88	3d	2	0.47mi
1 Windrush Blvd #63 Indian Rocks Beach, FL	2.0	1.0	955	$5,000	$5.24	25d	1	0.51mi
14531 Walsingham Rd Largo, FL	2.0	1.0–2.0	657	$2,600	$3.96	25d	3	0.56mi
1000 Bay Pine Blvd Indian Rocks Beach, FL	3.0	1.0	936	$3,595	$3.84	5d	1	0.61mi
717 E Gulf Blvd Unit 1 Indian Rocks Beach, FL	2.0	1.0	850	$2,300	$2.71	21d	1	0.64mi
717 E Gulf Blvd Unit 3 Indian Rocks Beach, FL	2.0	1.0	850	$2,650	$3.12	21d	1	0.64mi
720 E Gulf Blvd Unit B Indian Rocks Beach, FL	2.0	1.0	748	$2,600	$3.48	21d	1	0.68mi
206 Bates Ave Unit E Indian Rocks Beach, FL	1.0	1.0	600	$1,945	$3.24	5d	1	0.70mi
1210 Bay Palm Blvd Indian Rocks Beach, FL	3.0	2.0	1118	$4,495	$4.02	5d	1	0.73mi
1209 1st St Indian Rocks Beach, FL	2.0	1.5	768	$2,400	$3.12	25d	1	0.74mi
13200 Wilcox Rd Largo, FL	2.0	2.0	932	$1,755	$1.88	4d	2	0.89mi
12800 Vonn Rd Largo, FL	1.0–2.0	1.0	810	$1,458	$1.80	3d	16	0.91mi
1400 Gulf Blvd Unit 2B Indian Rocks Beach, FL	2.0	2.0	1074	$5,900	$5.49	25d	1	0.92mi
13125 Wilcox Rd Largo, FL	1.0–2.0	1.0–2.0	840	$1,830	$2.18	3d	8	0.99mi
2200 Gladys St Largo, FL	1.0–2.0	1.0–1.5	677	$1,595	$2.35	25d	1	1.05mi
13300 Walsingham Rd Largo, FL	1.0–4.0	1.0–2.0	1060	$1,788	$1.69	25d	1	1.10mi
2110 Gulf Blvd #11 Indian Rocks Beach, FL	2.0	1.0	775	$2,950	$3.81	25d	1	1.21mi
2505 Bay Blvd #1 Indian Rocks Beach, FL	2.0	2.0	1090	$3,475	$3.19	5d	1	1.31mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,800	$3.15	25d	1	1.33mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,450	$2.76	22d	1	1.33mi
2502 Bay Blvd Unit 6 Indian Rocks Beach, FL	2.0	1.0	800	$1,950	$2.44	25d	1	1.33mi
2502 Bay Blvd Unit 1 Indian Rocks Beach, FL	2.0	1.0	800	$2,950	$3.69	21d	1	1.33mi
3223 Dryer Ave Largo, FL	2.0	1.0	1000	$1,800	$1.80	25d	1	1.39mi
3054 Adrian Ave Largo, FL	2.0	1.0	1059	$3,500	$3.31	5d	1	1.40mi
1884 Pine St Largo, FL	3.0	1.5	1012	$2,499	$2.47	22d	1	1.48mi
2704 2nd St Indian Rocks Beach, FL	1.0	1.0	624	$2,350	$3.77	4d	3	1.48mi

HOA detail condo

• Monthly dues: $738 · $8,856/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $137,500 Active 257 DOM
2. 2026-06-17
   days on market $137,500 Active 256 DOM
3. 2026-06-16
   days on market $137,500 Active 255 DOM
4. 2026-06-15
   days on market $137,500 Active 254 DOM
5. 2026-06-13
   days on market $137,500 Active 252 DOM
6. 2026-06-09
   days on market $137,500 Active 248 DOM
7. 2026-06-08
   days on market $137,500 Active 247 DOM
8. 2026-06-07
   days on market $137,500 Active 246 DOM
9. 2026-06-04
   days on market $137,500 Active 243 DOM
10. 2026-06-03
    days on market $137,500 Active 242 DOM
11. 2026-06-01
    days on market $137,500 Active 240 DOM
12. 2026-05-31
    days on market $137,500 Active 239 DOM
13. 2026-04-08
    price $137,500
14. 2026-01-16
    price $143,000
15. 2025-10-04
    listed $150,000 Active
16. 1989-01-05
    soldstatus $43,000
17. 1982-11-01
    soldstatus $44,000

ⓘ 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: $2,736 · $228/mo
• Projected year-2 tax: $2,736 · $228/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $31,136
• − Mortgage interest: −$7,702
• − Property taxes: −$2,736
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$8,856
• − Depreciation: −$4,000
• Taxable income: $1,375
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,537/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): 19,799
• Household income: $79,139
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 546.0

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 (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Hispanic 2%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -383.61%
• Current HPI: 336.629
• Rent YoY: ▲ 2.01%
• 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

+212.5% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $137,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $143,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1989-01-05 Sold (Public Records) $43,000 Public Records
• 1982-11-01 Sold (Public Records) $44,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,736 · +7.4% YoY. Source: county tax records.