12766 Seminole Blvd #3 · Largo, FL 33778

$56,599

1 bd · 1.0 ba · 480 sqft · Manufactured public records · 185 Days on market

Built 1970 $143/mo HOA · 9% 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 MLS

Owner is selling a completely refurbished mobile home. All of the floors of been replaced including the structural support of the floors. The mobile was completely redone. New windows, new doors, new plumbing, new kitchen, new laminate floors, fresh paint. Comes with small shed in the parking space. Location is Oasis Mobile Home Park just south of ulmerton off Seminole Road unit number three. Land value is 19,900 I am asking 24,999. This is a 55+ park monthly fees are $85 per month that includes everything except water electric. Welcome to your new home make me an offer. Credit and background check is a must for the park. Renting after owning for 1 year is approved but limited to only 6 months rental per year. Most rentals are snow birds and command a 1000-1200 per month rent. No Dogs allowed unless certified as as service animal. Cats no more than 2. Park has no pool but has club house, Laundry facility within 200' of unit. Club house is also within 200' , Work shed with tools available for owners. Close to Largo Mall (Walking Distance )

Key facts

• Updated kitchen
• Mature landscaping
• Parking

Tags

• PRIVATE DRIVEWAY PARKING AREA
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED LAMINATE FLOORING
• MATURE LANDSCAPING
• AWNING COVERED WINDOWS

Property features AI

Finance

• Other: Furnished; Directions: Seminole Blvd. just south of Ulmerton Road; past the Largo Mall look for Oasis and follow numbered homes to unit 3
• Financial info: Total monthly association fees $143; total annual fees $1,716; Lease restrictions apply
• HOA & community: Monthly HOA fee of $143 (includes escrow reserves, grounds maintenance, management, sewer, trash, water); Association requires approval; Association amenities: clubhouse, laundry, shuffleboard court; Senior community; Pets allowed (cats OK, number limit); Association name: Gloria Reed

Exterior

• Parking: Carport with space for 1 vehicle
• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected; Sewer available and connected
• Home design: Single wide mobile home; Residential property; One story; South-facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built as single-level
• Exterior features: Enclosed porch/patio; Private mailbox; Paved lot; Asphalt road

Interior

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $391 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 185 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $57k implies a 152% 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 $49,807 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 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: 2.72% ✓
• Cap rate: 21.20%
• Cash-on-cash: 53.22%
• DSCR: 3.37
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $26,400
• 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	0.04mi	1/1.0	420 (-12%)	4mo	$23,000	$55	74

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: 49.3%
• Equity multiple: 3.10×
• Total profit: $33,223
• Equity at exit: $8,439

10-year hold

• IRR: 54.1%
• Equity multiple: 5.87×
• Total profit: $77,161
• Equity at exit: $4,894

Cash invested: $15,848 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$297
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$24
• HOA: −$143
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $703

Break-even live

Break-even rent $650

Max offer price $56,599

Occupancy floor 49%

Sensitivity live

Price	-10% $735	-5% $719	+0% $703	+5% $687	+10% $671
Rent	-10% $581	-5% $642	+0% $703	+5% $764	+10% $825
Rate	-1.0pp $731	-0.5pp $717	base $703	+0.5pp $688	+1.0pp $673

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: $14,150
• Closing costs: $1,698
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $143 · $1,716/yr
• Likely covers: waterelectricpool

Listing history 24 events

1. 2026-06-18
   days on market $56,599 Active 185 DOM
2. 2026-06-17
   days on market $56,599 Active 184 DOM
3. 2026-06-16
   pricedays on market $56,599 Active 183 DOM
4. 2026-06-15
   days on market $55,599 Active 182 DOM
5. 2026-06-13
   pricedays on market $55,599 Active 180 DOM
6. 2026-06-09
   days on market $58,599 Active 178 DOM
7. 2026-06-08
   days on market $58,599 Active 177 DOM
8. 2026-06-07
   days on market $58,599 Active 176 DOM
9. 2026-06-04
   days on market $58,599 Active 173 DOM
10. 2026-06-03
    days on market $58,599 Active 172 DOM
11. 2026-06-01
    days on market $58,599 Active 170 DOM
12. 2026-05-31
    days on market $58,599 Active 169 DOM
13. 2026-03-27
    price $58,599
14. 2026-02-12
    price $60,599
15. 2026-01-09
    price $62,599
16. 2025-12-13
    listed $64,599 Active
17. 2025-12-05
    historical
18. 2025-10-05
    price $67,999
19. 2025-06-05
    status Active
20. 2025-06-04
    historical
21. 2025-03-04
    listed $70,000 Active
22. 2018-11-02
    soldstatus $22,499 Sold 1054-char remark

    Show marketing remark (1054 chars)

    Owner is selling a completely refurbished mobile home. All of the floors of been replaced including the structural support of the floors. The mobile was completely redone. New windows, new doors, new plumbing, new kitchen, new laminate floors, fresh paint. Comes with small shed in the parking space. Location is Oasis Mobile Home Park just south of ulmerton off Seminole Road unit number three. Land value is 19,900 I am asking 24,999. This is a 55+ park monthly fees are $85 per month that includes everything except water electric. Welcome to your new home make me an offer. Credit and background check is a must for the park. Renting after owning for 1 year is approved but limited to only 6 months rental per year. Most rentals are snow birds and command a 1000-1200 per month rent. No Dogs allowed unless certified as as service animal. Cats no more than 2. Park has no pool but has club house, Laundry facility within 200' of unit. Club house is also within 200' , Work shed with tools available for owners. Close to Largo Mall (Walking Distance )

23. 2018-10-02
    status Pending 1054-char remark

    Show marketing remark (1054 chars)

    Owner is selling a completely refurbished mobile home. All of the floors of been replaced including the structural support of the floors. The mobile was completely redone. New windows, new doors, new plumbing, new kitchen, new laminate floors, fresh paint. Comes with small shed in the parking space. Location is Oasis Mobile Home Park just south of ulmerton off Seminole Road unit number three. Land value is 19,900 I am asking 24,999. This is a 55+ park monthly fees are $85 per month that includes everything except water electric. Welcome to your new home make me an offer. Credit and background check is a must for the park. Renting after owning for 1 year is approved but limited to only 6 months rental per year. Most rentals are snow birds and command a 1000-1200 per month rent. No Dogs allowed unless certified as as service animal. Cats no more than 2. Park has no pool but has club house, Laundry facility within 200' of unit. Club house is also within 200' , Work shed with tools available for owners. Close to Largo Mall (Walking Distance )

24. 2018-07-25
    listed $24,999 Active 1054-char remark

    Show marketing remark (1054 chars)

    Owner is selling a completely refurbished mobile home. All of the floors of been replaced including the structural support of the floors. The mobile was completely redone. New windows, new doors, new plumbing, new kitchen, new laminate floors, fresh paint. Comes with small shed in the parking space. Location is Oasis Mobile Home Park just south of ulmerton off Seminole Road unit number three. Land value is 19,900 I am asking 24,999. This is a 55+ park monthly fees are $85 per month that includes everything except water electric. Welcome to your new home make me an offer. Credit and background check is a must for the park. Renting after owning for 1 year is approved but limited to only 6 months rental per year. Most rentals are snow birds and command a 1000-1200 per month rent. No Dogs allowed unless certified as as service animal. Cats no more than 2. Park has no pool but has club house, Laundry facility within 200' of unit. Club house is also within 200' , Work shed with tools available for owners. Close to Largo Mall (Walking Distance )

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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: $18,480
• − Mortgage interest: −$3,170
• − Property taxes: −$604
• − Insurance: −$283
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − HOA: −$1,716
• − Depreciation: −$1,647
• Taxable income: $8,103
• Est. tax owed @ 24.0%: −$1,945
• After-tax cash flow: $6,490/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

+134.4% since first listed

12 events — show timeline

• 2026-03-27 Price Changed $58,599 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $60,599 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $62,599 Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Listed $64,599 Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Price Changed $67,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-02 Sold (MLS) $22,499 Stellar MLS as Distributed by MLS Grid
• 2018-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-25 Listed $24,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $604 · +1.8% YoY. Source: county tax records.