13250 Ridge Rd Unit 3B3 · Largo, FL 33778

$165,000

2 bd · 2.0 ba · 1,110 sqft · Condo public records · 15 Days on market

Built 1981 $500/mo HOA · 24% 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 +18.2/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

Enjoy easy, low-maintenance living in this beautifully maintained second-floor condo featuring 2 bedrooms, 2 bathrooms, and 1,110 square feet of thoughtfully designed living space. Move-in ready and tastefully updated with modern laminate flooring, this home offers a bright, open-concept layout that feels both spacious and inviting. The kitchen features a cozy eat-in dining area, perfect for casual meals, morning coffee, or entertaining guests. Flowing seamlessly into the living room, the space is filled with natural light and provides a comfortable setting for relaxing or gathering with family and friends. Retreat to the generously sized primary suite, complete with a walk-in closet and pr

Key facts

• Second floor
• Walk-in closet
• Roof replaced

Tags

• SECOND FLOOR
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATH
• COZY EAT-IN DINING AREA
• ROOF REPLACED

Property features AI

Finance

• Other: Turnkey furnished; Association requires approval for buyers
• Financial info: Total monthly fees $500; Total annual fees $6,000; Lease restrictions apply
• HOA & community: HOA managed by AMERI-TECH PROPERTY MANAGEMENT INC; Monthly HOA fee $500 (includes pool, maintenance of structure, sewer, trash); Association approval required; Community amenities: Clubhouse, Pool; Pets allowed (max 20 lbs); Vehicle restrictions

Exterior

• Parking: Assigned parking; Guest parking; No Truck/RV/Motorcycle parking allowed in community
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected
• Home design: Condominium; Two-story building; unit on the second floor; West-facing
• Construction: Block and stucco construction; Other roof; Slab foundation; Built as part of building number 13250
• Exterior features: Exterior lighting; Paved road access; Irrigation equipment

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms (second floor unit)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Walk-in closet(s); Fire alarm; Smoke detectors
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Fuguitt Elementary School (math 48% / reading 50%, grade D, #1,134 of 2,144 statewide, top 54%, 479 students, 68% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL).
• Market conditions: Rents rising (+1.4%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 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 15 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $165k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.29% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.38% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-20,505
• Equity at exit: $24,602

10-year hold

• IRR: -6.8%
• Equity multiple: 0.61×
• Total profit: $-18,223
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$865
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$69
• HOA: −$500
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $147

Break-even live

Break-even rent $1,938

Max offer price $165,000

Occupancy floor 88%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	17d	1	0.01mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	7d	1	0.10mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	3d	1	0.29mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.39mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	1	0.39mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	7d	1	0.41mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.41mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	7d	1	0.42mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.42mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	3	0.42mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	4d	1	0.42mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	0.45mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.47mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	3d	1	0.48mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	0.48mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	2d	1	0.57mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	2d	23	0.58mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	0.70mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.76mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	24d	1	0.80mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	0.94mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	0.95mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	24d	1	0.95mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	3d	1	1.01mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	1.03mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	1d	1	1.08mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	3d	1	1.10mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	16d	1	1.12mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,119	$2.48	2d	1	1.17mi
2316 Fulton Way Largo, FL	3.0	2.0	1209	$2,699	$2.23	3d	1	1.17mi
2503 Mary Sue St SW Largo, FL	3.0	2.0	1260	$2,211	$1.75	13d	1	1.17mi
1884 Pine St Largo, FL	3.0	1.5	1012	$2,499	$2.47	21d	1	1.19mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	4d	1	1.19mi
1628 Pine St Largo, FL	1.0	1.0	850	$1,650	$1.94	24d	1	1.23mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,450	$2.76	21d	1	1.24mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,800	$3.15	24d	1	1.24mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	4d	1	1.26mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	13d	1	1.27mi
10495 118th Ave Largo, FL	3.0	2.0	1169	$2,250	$1.92	4d	1	1.30mi
3054 Adrian Ave Largo, FL	2.0	1.0	1059	$3,500	$3.31	3d	1	1.33mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $165,000 Active 15 DOM
2. 2026-06-17
   days on market $165,000 Active 14 DOM
3. 2026-06-16
   days on market $165,000 Active 13 DOM
4. 2026-06-15
   days on market $165,000 Active 12 DOM
5. 2026-06-13
   days on market $165,000 Active 10 DOM
6. 2026-06-09
   days on market $165,000 Active 6 DOM
7. 2026-06-08
   days on market $165,000 Active 5 DOM
8. 2026-06-07
   days on market $165,000 Active 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $165,000 Active 1 DOM

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$203/yr (+$17/mo · 17.4%)

ⓘ 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 · 26 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: $25,494
• − Mortgage interest: −$9,243
• − Property taxes: −$1,167
• − Insurance: −$825
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$6,000
• − Depreciation: −$4,800
• Taxable loss: −$619
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,914/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

+271.6% since first listed

4 events — show timeline

• 2026-06-03 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-06 Sold (Public Records) $108,000 Public Records
• 1999-11-19 Sold (Public Records) $47,000 Public Records
• 1981-08-01 Sold (Public Records) $44,400 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,167 · +7.2% YoY. Source: county tax records.