96 Royal Palm Cir · Largo, FL 33778

$85,000

2 bd · 2.0 ba · 1,108 sqft · Manufactured public records · 31 Days on market

Built 1975 Est $127k · 33% under $595/mo HOA · 28% 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

Now available on the market, this bright and airy 1,248-square-foot home in Palm Hill Country Club presents an exceptional opportunity to enjoy a sought-after 55+ lifestyle in desirable Pinellas County. The layout of the home includes two bedrooms, each with its own private en suite bathroom, creating a functional living environment. A warm, inviting setting makes it easy to feel at home, and one small pet is welcome to share the space with you. A generously sized yard with no rear neighbors offers a peaceful, open backdrop that’s hard to find. Whether you prefer staying active with golf, tennis, pickleball, or shuffleboard, or unwinding beside the community’s pools and jacuzzis

Key facts

• Laminate flooring
• Community pools
• Breakfast bar

Tags

• PRIVATE EN SUITE BATHROOM
• GENEROUSLY SIZED YARD
• COMMUNITY POOLS
• LAMINATE FLOORING
• BREAKFAST BAR
• BUILT-IN MIRRORED BUFFET

Property features AI

Finance

• Other: Unit is furnished; Living area reported from public records; Directions available to the community
• Financial info: Total annual association fees listed as $7,140; Lease restrictions apply
• HOA & community: Monthly HOA fee of $595; association approval required; HOA includes cable TV, internet, pool, water, sewer, trash, management, maintenance of grounds, recreational facilities, and escrow reserves; Community amenities: clubhouse, pool, tennis courts, pickleball courts, shuffleboard, spa/hot tub, golf, community mailboxes, sidewalks; buyer approval required; Senior community; Pets allowed (cats and dogs) with size and number limits; max pet weight 20 lbs

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available and connected; Water connected; Sewer connected
• Home design: Residential mobile home; Double-wide body type; One story; South-facing
• Construction: Vinyl siding; Built-up roof; Crawlspace foundation; Built in (year not provided)
• Exterior features: Enclosed patio/porch (Florida room); Awnings; Sidewalks; Paved lot; Asphalt road access; Shed(s)

Interior

• Kitchen: Built-in oven; Cooktop; Range hood; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (includes split-bedroom layout)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Split-bedroom layout; Thermostat; Walk-in closet(s); Window treatments; Aluminum window frames
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.52% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.84%
• DSCR: 2.15
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $127,420
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Royal Palm Cir	0.29mi	2/2.0	1,128 (+2%)	1mo	$110,000	$98	83
18 Sabal Palm Dr	0.38mi	2/2.0	1,152 (+4%)	1mo	$149,000	$129	75
574 Queen Palm St	0.14mi	2/2.0	948 (-14%)	1mo	$109,500	$116	68
309 Sago Palm St	0.10mi	2/2.0	952 (-14%)	6mo	$65,000	$68	67
135 Royal Palm Cir	0.20mi	2/2.0	1,008 (-9%)	14mo	$149,000	$148	64
724 Sugar Palm St	0.19mi	2/2.0	948 (-14%)	9mo	$47,500	$50	59
266 Sago Palm St	0.04mi	2/2.0	952 (-14%)	19mo	$77,000	$81	59
775 Royal Palm Cir	0.22mi	2/2.0	1,008 (-9%)	20mo	$135,350	$134	58
624 Queen Palm St	0.16mi	2/2.0	945 (-15%)	12mo	$150,000	$159	58
79 Thatch Palm St W	0.22mi	2/2.0	944 (-15%)	12mo	$65,000	$69	55
8 Pindo Palm St E	0.35mi	2/2.0	1,248 (+13%)	17mo	$144,000	$115	48

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: 17.0%
• Equity multiple: 1.66×
• Total profit: $15,826
• Equity at exit: $12,674

10-year hold

• IRR: 23.8%
• Equity multiple: 2.84×
• Total profit: $43,761
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$595
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $513

Break-even live

Break-even rent $1,497

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $571	-5% $542	+0% $513	+5% $483	+10% $454
Rent	-10% $343	-5% $428	+0% $513	+5% $597	+10% $682
Rate	-1.0pp $555	-0.5pp $534	base $513	+0.5pp $491	+1.0pp $468

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	24d	1	0.10mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.15mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.17mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.23mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.30mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.34mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.43mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	4d	1	0.44mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.65mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.65mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	0.71mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.83mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	0.85mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	24d	1	0.90mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	5d	1	0.94mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	5d	1	0.98mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.99mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	1	0.99mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.00mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	1.00mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.01mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	3	1.01mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	1.02mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	1.09mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	5d	1	1.11mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	5d	1	1.11mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	1.12mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	18d	1	1.12mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	1.13mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	24d	1	1.15mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	1.15mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	15d	1	1.15mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	1.20mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.20mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.22mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	17d	1	1.24mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	24d	1	1.26mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	1.27mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	1.28mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	15d	1	1.31mi

HOA detail

• Monthly dues: $595 · $7,140/yr
• Likely covers: pool

Listing history 9 events

1. 2026-06-13
   statusdays on market $85,000 Pending 31 DOM
2. 2026-06-09
   days on market $85,000 Active 28 DOM
3. 2026-06-08
   days on market $85,000 Active 27 DOM
4. 2026-06-07
   days on market $85,000 Active 26 DOM
5. 2026-06-04
   days on market $85,000 Active 23 DOM
6. 2026-06-03
   days on market $85,000 Active 22 DOM
7. 2026-06-01
   days on market $85,000 Active 20 DOM
8. 2026-05-31
   days on market $85,000 Active 19 DOM
9. 2026-05-12
   listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥108°F today · 18 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: $25,746
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$7,140
• − Depreciation: −$2,473
• Taxable income: $5,553
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,818/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

1 event — show timeline

• 2026-05-12 Listed $85,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-11.6%/yr

Latest (2025): $128 · +20.7% YoY. Source: county tax records.