1001 Starkey Rd #663 · Largo, FL 33771

$179,500

3 bd · 2.0 ba · 1,776 sqft · Manufactured public records · 69 Days on market

Built 1998 2,400 sqft lot Est $309k · 42% under $461/mo HOA · 19% 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 +23.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +7.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to relaxed Florida living in Paradise Island—one of Pinellas County’s most sought-after 55+ communities! This spacious three-bedroom, two-bath manufactured home offers 1,776 square feet of comfortable living space, perfectly designed for both everyday living and entertaining. New roof! Inside, you’ll find a well-maintained interior with an extra-large family room that provides ample space for gatherings, hobbies, or simply relaxing in style. The home flows effortlessly into a 23-foot-long back porch—an ideal spot to enjoy Florida’s beautiful weather year-round. This home includes a much-desired owner's share, ensuring a low HOA fee of $461.40 for water,

Key facts

• 2,400 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Total living area approximately 1,776 sq ft (public records); Building area approximately 2,434 sq ft (public records); Located on approximately 0.06 acre lot; Association/annual fees reported
• Financial info: Lease restrictions apply
• HOA & community: Paradise Island Co-Op association; Monthly association fee of $461.40; Association fee includes cable TV, pool, grounds maintenance, sewer, trash, and water; Association approval required; Part of a senior community; Pets allowed with breed restrictions (max 40 lbs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces north; Crawlspace foundation
• Construction: Vinyl siding construction; Shingle roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Vinyl siding; Shingle roof; Storage; Sliding doors; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Florida room; Sliding doors; Storage
• Laundry & utility: Washer; Dryer; Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 soft (-1.1%/yr); 225 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $2,367/mo this rent would consume 47% of the median local household income ($60k/yr) (locally 1243% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 69 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $168,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.32% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $309,024
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Belcher Lot 128 Rd S #128	0.52mi	3/2.0	1,836 (+3%)	18mo	$239,000	$130	55
1100 Belcher Rd S #414	0.52mi	2/2.0 (-1)	1,566 (-12%)	9mo	$290,000	$185	43
1100 Belcher Rd S #686	0.52mi	2/2.0 (-1)	1,550 (-13%)	17mo	$270,000	$174	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-14,909
• Equity at exit: $26,764

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-11,986
• Equity at exit: $15,520

Cash invested: $50,260 (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 33771

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 225
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$941
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$75
• HOA: −$461
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $328

Break-even live

Break-even rent $1,951

Max offer price $179,500

Occupancy floor 81%

Sensitivity live

Price	-10% $430	-5% $379	+0% $328	+5% $277	+10% $226
Rent	-10% $141	-5% $235	+0% $328	+5% $422	+10% $515
Rate	-1.0pp $418	-0.5pp $374	base $328	+0.5pp $282	+1.0pp $234

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Whispering Dr N Largo, FL	3.0	2.0	1348	$3,600	$2.67	25d	1	0.35mi
8775 Christie Dr Largo, FL	2.0	3.0	1300	$2,198	$1.69	19d	1	0.36mi
960 Starkey Rd #8402 Largo, FL	2.0	2.0	1324	$2,200	$1.66	25d	1	0.42mi
960 Starkey Rd #8206 Largo, FL	3.0	2.0	1836	$2,700	$1.47	25d	1	0.44mi
960 Starkey Rd #5105 Largo, FL	2.0	2.0	1324	$2,295	$1.73	25d	1	0.46mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	16d	1	0.52mi
9122 Jakes Path Largo, FL	3.0	2.5	1461	$2,600	$1.78	25d	1	0.55mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	5d	1	0.56mi
1200 Country Club Dr #4102 Largo, FL	2.0	2.0	1324	$2,100	$1.59	5d	1	0.56mi
1200 Country Club Dr #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	5d	1	0.56mi
1200 Country Club Dr #6204 Largo, FL	3.0	2.0	1575	$2,600	$1.65	5d	1	0.56mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$2,199	$2.24	4d	21	0.66mi
44 Countryclub Dr #44 Largo, FL	2.0	2.0	1278	$2,300	$1.80	25d	1	0.73mi
2045 E Bay Dr Largo, FL	1.0–2.0	1.0–2.0	1114	$1,830	$1.64	3d	15	0.79mi
225 Country Club Dr #1404 Largo, FL	2.0	2.0	1440	$1,700	$1.18	5d	1	0.80mi
69 Country Club Dr Largo, FL	2.0	2.0	1278	$2,000	$1.56	25d	1	0.81mi
68 Country Club Dr Largo, FL	2.0	2.0	1396	$2,100	$1.50	25d	1	0.81mi
84 21st Ter SE Unit 1502691P Largo, FL	3.0	2.0	1291	$5,914	$4.58	8d	1	0.83mi
14875 Cromwell Dr Clearwater, FL	3.0	2.0	1485	$2,195	$1.48	17d	1	0.96mi
200 Country Club Dr #1505 Largo, FL	3.0	2.0	1255	$1,980	$1.58	16d	1	0.99mi
11310 92nd St Largo, FL	3.0	2.0	1600	$3,100	$1.94	5d	1	1.16mi
221 Lake Ave NE Largo, FL	1.0–2.0	1.0–2.0	1095	$2,160	$1.97	4d	11	1.24mi
2234 Rose Ln Clearwater, FL	2.0	2.0	1462	$2,400	$1.64	5d	1	1.33mi
7236 Darien Way Clearwater, FL	3.0	2.0	1852	$2,945	$1.59	5d	1	1.36mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	1.40mi
897 Imperial Dr Unit 1244950P Largo, FL	4.0	3.0	1646	$6,372	$3.87	4d	1	1.40mi
802 Embassy Rd Largo, FL	4.0	2.0	2225	$3,499	$1.57	5d	1	1.41mi

HOA detail

• Monthly dues: $461 · $5,532/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-18
   days on market $179,500 Active 69 DOM
2. 2026-06-17
   days on market $179,500 Active 68 DOM
3. 2026-06-16
   days on market $179,500 Active 67 DOM
4. 2026-06-15
   days on market $179,500 Active 66 DOM
5. 2026-06-13
   days on market $179,500 Active 64 DOM
6. 2026-06-09
   days on market $179,500 Active 60 DOM
7. 2026-06-08
   days on market $179,500 Active 59 DOM
8. 2026-06-07
   days on market $179,500 Active 58 DOM
9. 2026-06-04
   days on market $179,500 Active 55 DOM
10. 2026-06-03
    days on market $179,500 Active 54 DOM
11. 2026-06-01
    days on market $179,500 Active 52 DOM
12. 2026-05-31
    days on market $179,500 Active 51 DOM
13. 2026-04-10
    listed $179,500 Active

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$716/yr (+$60/mo · 92.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $28,399
• − Mortgage interest: −$10,055
• − Property taxes: −$774
• − Insurance: −$898
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$5,532
• − Depreciation: −$5,222
• Taxable income: $1,376
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $3,606/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): 27,596
• Household income: $59,993
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1243.0

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% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Guatemala
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -135.36%
• Current HPI: 313.5044
• Rent YoY: ▼ -1.06%
• 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

• 2026-04-10 Listed $179,500 Stellar MLS as Distributed by MLS Grid

Property tax history

-4.9%/yr

Latest (2025): $774 · +8.7% YoY. Source: county tax records.