12766 Seminole Blvd #44 · Largo, FL 33778

$87,000

2 bd · 1.0 ba · 564 sqft · Manufactured public records · 124 Days on market

Built 1972 $143/mo HOA ↓ 3% since listing

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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

LOCATION, LOCATION, LOCATION!!! Completely renovated, meticulously remodeled, and fully furnished, this stunning 2-bedroom OR 1-bedroom + flex space, 1-bath home is located in the desirable Oasis Mobile Home Park, a 55+ co-op community offering low-maintenance Florida living at its finest. Move-In Ready!!! This home has been freshly painted and features new flooring throughout, along with new lighting in both the kitchen and bathroom (and what a bathroom - totally spa-like!!!). Presented in excellent condition, the interior offers a clean, bright, and fully furnished environment, thoughtfully designed for easy, comfortable living. The updated eat-in kitchen provides

Key facts

• Generous storage
• Attached shop
• Parking

Tags

• UPDATED EAT-IN KITCHEN
• IMPRESSIVE COVERED PORCH
• ATTACHED SHOP
• GENEROUS STORAGE
• WALKING DISTANCE TO LARGO MALL

Property features AI

Finance

• Other: Furnished; Third-party listing; Directions: South on Seminole Blvd to Oasis Mobile Home Park, 2nd entrance, home on right after office
• Financial info: Total monthly fees $143; Total annual fees $1,716; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $143); HOA fee includes escrow reserves, grounds maintenance, recreational facilities, sewer, trash, and water; Association approval required; Association name: Gloria Reed; Senior community; Clubhouse; Golf carts allowed; Cats allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Fiber optics; Phone available; Broadband/high-speed internet available; Water connected
• Home design: Residential mobile home (single wide); One story; Faces south
• Construction: Metal siding; Roof over; Other foundation
• Exterior features: Private mailbox; Storage; Paved road access

Interior

• Kitchen: Cooktop; Microwave; Water filtration system
• Bedrooms: 2 bedrooms (one-level home)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ductless heating; Wall/window air conditioning units
• Interior features: Kitchen and family room combined; Window treatments; Blinds
• Laundry & utility: Laundry room; Washer; Dryer

🏢 Co-op / cooperative unit. The $87,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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); 140 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $601 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($77k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1972 — 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: 1.96% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.95%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $38,916
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12674 Seminole Blvd Unit C47	0.04mi	2/1.0	587 (+4%)	4mo	$40,750	$69	88
12766 Seminole Blvd #24	0.00mi	2/1.5	624 (+11%)	16mo	$60,000	$96	67
11300 124th Ave #69	0.29mi	2/1.0	624 (+11%)	13mo	$25,000	$40	58

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: 26.2%
• Equity multiple: 2.06×
• Total profit: $25,843
• Equity at exit: $12,972

10-year hold

• IRR: 32.8%
• Equity multiple: 3.74×
• Total profit: $66,788
• Equity at exit: $7,522

Cash invested: $24,360 (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: 140
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$456
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$36
• HOA: −$143
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $669

Break-even live

Break-even rent $861

Max offer price $87,000

Occupancy floor 56%

Sensitivity live

Price	-10% $718	-5% $694	+0% $669	+5% $644	+10% $620
Rent	-10% $534	-5% $602	+0% $669	+5% $736	+10% $804
Rate	-1.0pp $713	-0.5pp $691	base $669	+0.5pp $646	+1.0pp $623

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.57mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.57mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	3d	1	1.06mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	5d	1	1.31mi
897 10th Ave SW Unit 903 Largo, FL	1.0	1.0	468	$1,500	$3.21	25d	1	1.38mi
907 10th Ave SW Unit 909 Largo, FL	1.0	1.0	468	$1,400	$2.99	25d	1	1.39mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	25d	1	1.41mi
10464 106th Ave N Unit 2 Largo, FL	1.0	1.0	500	$1,250	$2.50	15d	1	1.43mi
10464 106th Ave N Unit 2 Largo, FL	1.0	1.0	500	$1,200	$2.40	25d	1	1.43mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	25d	1	1.43mi

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 14 events

1. 2026-06-18
   days on market $87,000 Active 124 DOM
2. 2026-06-17
   days on market $87,000 Active 123 DOM
3. 2026-06-16
   days on market $87,000 Active 122 DOM
4. 2026-06-15
   days on market $87,000 Active 121 DOM
5. 2026-06-13
   days on market $87,000 Active 119 DOM
6. 2026-06-09
   days on market $87,000 Active 115 DOM
7. 2026-06-08
   days on market $87,000 Active 114 DOM
8. 2026-06-07
   days on market $87,000 Active 113 DOM
9. 2026-06-04
   days on market $87,000 Active 110 DOM
10. 2026-06-03
    days on market $87,000 Active 109 DOM
11. 2026-06-01
    days on market $87,000 Active 107 DOM
12. 2026-05-31
    days on market $87,000 Active 106 DOM
13. 2026-03-30
    price $87,000
14. 2026-02-14
    listed $89,500 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: $534 · $44/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$188/yr (+$16/mo · 35.2%)

ⓘ 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: $20,490
• − Mortgage interest: −$4,873
• − Property taxes: −$534
• − Insurance: −$435
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − HOA: −$1,716
• − Depreciation: −$2,531
• Taxable income: $7,123
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $6,318/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

-2.8% since first listed

2 events — show timeline

• 2026-03-30 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listed $89,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $534 · +2.0% YoY. Source: county tax records.