13225 101st St #356 · Largo, FL 33773

$174,900

2 bd · 2.0 ba · 1,284 sqft · Manufactured public records · 59 Days on market

Built 1975 Est $193k · 9% under $285/mo HOA · 14% 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 +22.4/30.0
• ARV discount +11.6/15.0
• DSCR +7.2/10.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ultimate Florida lifestyle in this sun-drenched 1,284 sq. ft. home located in the inviting Four Seasons Estates 55+ community. Perched right on the water’s edge with serene canal views, this property offers a peaceful retreat filled with gentle coastal breezes. Whether you’re unwinding by the sparkling heated pool, casting a line for some quiet lakeside fishing, or joining friends at the bustling clubhouse for a game of shuffleboard, every day feels like a vacation. Best of all, you are just a short, scenic drive from the world-famous, sugar-sand beaches of the Gulf of Mexico. Living is effortless and budget-friendly here with a monthly maintenance fee of only $28

Key facts

• Rear paver patio
• Storage shed
• Lowered florida room

Tags

• CANAL VIEWS
• HEATED POOL
• LOWERED FLORIDA ROOM
• REAR PAVER PATIO
• STORAGE SHED

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• Financial info: Total monthly fees $285; Total annual fees $3,420
• HOA & community: Has HOA (Doc Holliday) with required association approval; Monthly HOA fee of $285 (includes pool, sewer, water, trash, maintenance of grounds, management, escrow reserves fund); Community amenities: clubhouse, pool, recreation facilities, shuffleboard court, laundry; Association recreation owned; Buyer approval required; Senior community; No pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Residential mobile home (double wide); Single-story; Faces west; One-level entry
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Double wide body type
• Exterior features: Enclosed patio; Patio; Private mailbox; Sidewalks; Shed(s); Level lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Open floorplan with living/dining combo; Split bedroom layout; Thermostat; Window treatments; Double pane windows
• Laundry & utility: Washer; Dryer; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 falling (-3.4%/yr); 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 32% of the median local income ($77k/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 59 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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'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. 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: 1.18% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $192,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13225 101st St #363	0.18mi	2/2.0	1,239 (-4%)	7mo	$190,000	$153	80
9900 Ulmerton Rd #236	0.19mi	2/2.0	1,152 (-10%)	13mo	$172,500	$150	63
13225 101st St #350	0.18mi	2/2.0	1,152 (-10%)	18mo	$80,000	$69	59
9900 Ulmerton Rd #214	0.19mi	2/2.0	1,152 (-10%)	20mo	$156,500	$136	57

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-19,965
• Equity at exit: $26,078

10-year hold

• IRR: -8.4%
• Equity multiple: 0.55×
• Total profit: $-21,808
• Equity at exit: $15,122

Cash invested: $48,972 (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 33773

• Rents YoY: -3.4%
• Active inventory: 118
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$917
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$285
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $224

Break-even live

Break-even rent $1,787

Max offer price $174,900

Occupancy floor 84%

Sensitivity live

Price	-10% $323	-5% $274	+0% $224	+5% $175	+10% $125
Rent	-10% $61	-5% $143	+0% $224	+5% $306	+10% $388
Rate	-1.0pp $312	-0.5pp $269	base $224	+0.5pp $179	+1.0pp $133

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	5d	1	0.03mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	18d	1	0.34mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	0.46mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	14d	1	0.60mi
12217 104th Ln Largo, FL	3.0	2.0	1534	$2,495	$1.63	5d	1	0.60mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	5d	1	0.61mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	4d	1	0.66mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.69mi
11310 92nd St Largo, FL	3.0	2.0	1600	$3,100	$1.94	5d	1	0.78mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.81mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.82mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.84mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.86mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	3d	1	0.86mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	25d	2	0.88mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.93mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	25d	1	0.95mi
10495 118th Ave Largo, FL	3.0	2.0	1169	$2,250	$1.92	5d	1	0.95mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	1.04mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	1.07mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,119	$2.48	3d	1	1.10mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.10mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	1.12mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	1.17mi
10560 114th Ter Largo, FL	3.0	1.0	1232	$3,000	$2.44	5d	1	1.21mi
1200 Country Club Dr #4102 Largo, FL	2.0	2.0	1324	$2,100	$1.59	4d	1	1.24mi
1200 Country Club Dr #6204 Largo, FL	3.0	2.0	1575	$2,600	$1.65	4d	1	1.24mi
1200 Country Club Dr #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	4d	1	1.24mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	4d	1	1.24mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	4d	1	1.26mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	1.27mi
8775 Christie Dr Largo, FL	2.0	3.0	1300	$2,198	$1.69	18d	1	1.28mi
11557 124th Ter Largo, FL	3.0	2.0	1601	$3,495	$2.18	18d	1	1.28mi
960 Starkey Rd #8206 Largo, FL	3.0	2.0	1836	$2,700	$1.47	25d	1	1.28mi
960 Starkey Rd #8402 Largo, FL	2.0	2.0	1324	$2,200	$1.66	25d	1	1.28mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	15d	1	1.29mi
960 Starkey Rd #5105 Largo, FL	2.0	2.0	1324	$2,295	$1.73	25d	1	1.32mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	5d	1	1.33mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	1.35mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	5d	1	1.38mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: waterpool

Listing history 13 events

1. 2026-06-18
   days on market $174,900 Active 59 DOM
2. 2026-06-17
   days on market $174,900 Active 58 DOM
3. 2026-06-16
   days on market $174,900 Active 57 DOM
4. 2026-06-15
   days on market $174,900 Active 56 DOM
5. 2026-06-13
   days on market $174,900 Active 54 DOM
6. 2026-06-09
   days on market $174,900 Active 50 DOM
7. 2026-06-08
   days on market $174,900 Active 49 DOM
8. 2026-06-07
   days on market $174,900 Active 48 DOM
9. 2026-06-04
   days on market $174,900 Active 45 DOM
10. 2026-06-03
    days on market $174,900 Active 44 DOM
11. 2026-06-01
    days on market $174,900 Active 42 DOM
12. 2026-05-31
    days on market $174,900 Active 41 DOM
13. 2026-04-20
    listed $174,900 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: $845 · $70/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$607/yr (+$51/mo · 71.8%)

ⓘ 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 6 d/yr ≥107°F today · 19 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: $24,855
• − Mortgage interest: −$9,797
• − Property taxes: −$845
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$3,420
• − Depreciation: −$5,088
• Taxable income: $56
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,679/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): 16,741
• Household income: $76,867
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 314.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 8% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 5% Vietnamese 3% Other Indo-European 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: ▼ -367.92%
• Current HPI: 319.4536
• Rent YoY: ▼ -3.37%
• 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

• 2026-04-20 Listed $174,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $845 · +8.0% YoY. Source: county tax records.