129 Royal Palm Cir · Largo, FL 33778

$79,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 286 Days on market

Built 1979 $594/mo HOA · 28% of rent ↓ 6% 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

This generous size two bed, two bath manufactured home (1344 sq ft) located on a spacious corner lot in Palm Hill Mobile Home Park awaits new owners. Also, the roof over and gutters new in January of 2025 has a transferable warranty. It’s a short walk to one of the community’s clubhouses complete with updated pool and hot tub. This well-regarded 55+ community offers numerous opportunities for engagement, supported by an inviting and sociable atmosphere. The well thought out monthly fee of $554 includes water, sewer, lawn care, trash, recycle, and even cable and internet. Upon entry, the features of the property that have been maintained by the longtime owner are apparent. The op

Key facts

• Circular kitchen
• Updated pool
• Hot tub

Tags

• CORNER LOT
• UPDATED POOL
• HOT TUB
• OPEN FLOORPLAN
• CIRCULAR KITCHEN
• UPDATED LIGHT CABINETS

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• Financial info: Total annual fees $7,128; Monthly HOA $594 (required)
• HOA & community: Has HOA (monthly fee $594); Association amenities: Cable TV, Clubhouse, Golf Course, Laundry, Pickleball courts, Pool, Spa/Hot Tub, Tennis courts; Association fee includes: Cable TV, Pool, Escrow reserves, Internet, Grounds maintenance, Management, Private road, Sewer, Trash, Water; Association approval required; Buyer approval required; Deed restrictions; Community features: Clubhouse, Community mailbox, Sidewalks, Street lights, Golf, Pool, Tennis, Association recreation owned, Golf carts allowed; Senior community; Pets not allowed; Full-time management

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Underground utilities; Water connected
• Home design: Manufactured double wide; Residential property; One story; East facing; Entry level: One
• Construction: Metal frame construction; Vinyl siding; Roof over; Pillar/post/pier foundation; Built in public records living area of 1344 sq ft
• Exterior features: Rain gutters; Sidewalk; Near golf course; City limits; Paved; Private lot; Asphalt road; Private maintained road; In-ground heated gunite pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Walk-in closet(s); Wet bar; Window treatments; Family room
• Laundry & utility: Washer; Dryer; Laundry: other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.3% 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.
• Zoned schools: Fuguitt Elementary School (math 48% / reading 50%, grade D, #1,134 of 2,144 statewide, top 54%, 479 students, 68% FRL); Largo Middle School (math 38% / reading 35%, grade F, #405 of 571 statewide, top 72%, 882 students, 66% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL).
• Market conditions: Rents rising (+1.4%/yr); 140 active listings in the ZIP; 40 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).
• 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 $546 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($70k) 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1979 — 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: 2.69% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.88%
• DSCR: 2.46
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $173,376
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 Sugar Palm St	0.26mi	2/2.0	1,296 (-4%)	2mo	$173,000	$133	81
711 Sugar Palm St	0.17mi	2/2.0	1,440 (+7%)	14mo	$95,000	$66	68
8 Pindo Palm St E	0.48mi	2/2.0	1,248 (-7%)	18mo	$144,000	$115	51
18 Sabal Palm Dr	0.56mi	2/2.0	1,152 (-14%)	1mo	$149,000	$129	50

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: 25.6%
• Equity multiple: 2.03×
• Total profit: $22,744
• Equity at exit: $11,779

10-year hold

• IRR: 31.9%
• Equity multiple: 3.60×
• Total profit: $57,407
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$414
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$33
• HOA: −$594
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $606

Break-even live

Break-even rent $1,359

Max offer price $79,000

Occupancy floor 66%

Sensitivity live

Price	-10% $651	-5% $628	+0% $606	+5% $584	+10% $561
Rent	-10% $438	-5% $522	+0% $606	+5% $690	+10% $774
Rate	-1.0pp $646	-0.5pp $626	base $606	+0.5pp $586	+1.0pp $565

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	26d	1	0.04mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	26d	1	0.18mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	4d	1	0.21mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	4d	23	0.27mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	3d	1	0.30mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	5d	1	0.31mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	26d	1	0.32mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	5d	1	0.53mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	9d	1	0.71mi
908 N Palm Dr Largo, FL	3.0	2.0	1078	$2,305	$2.14	0d	1	0.74mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	0d	185	0.76mi
13250 Ridge Rd Largo, FL	2.0–3.0	2.0	1167	$1,975	$1.69	0d	2	0.79mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	6d	1	0.80mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	5d	1	0.83mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	26d	1	0.84mi
504 7th St SE Largo, FL	2.0	1.0	888	$2,250	$2.53	0d	1	0.90mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	19d	1	0.93mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	5d	1	0.96mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	26d	1	0.99mi
1665 134th Ave Largo, FL	3.0	1.0	1075	$875	$0.81	0d	1	1.08mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	6d	1	1.09mi
12217 104th Ln Largo, FL	3.0	2.0	1534	$2,495	$1.63	6d	1	1.11mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	1.11mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	1	1.12mi
11960 133rd Ave Apt 1 Largo, FL	3.0	1.0	936	$2,150	$2.30	0d	1	1.13mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	1.13mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	9d	1	1.13mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	1.14mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	18d	3	1.14mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	26d	1	1.16mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	6d	1	1.17mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	26d	1	1.18mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	9d	1	1.19mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,150	$2.48	0d	2	1.20mi
11557 124th Ter Largo, FL	3.0	2.0	1601	$3,495	$2.18	19d	1	1.20mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	6d	1	1.22mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	15d	1	1.24mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	6d	1	1.24mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	16d	1	1.27mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	23d	2	1.27mi

HOA detail

• Monthly dues: $594 · $7,128/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 9 events

1. 2026-05-31
   status $79,000 Pending 286 DOM
2. 2026-05-12
   price $79,000
3. 2026-04-21
   price $99,000
4. 2026-02-25
   price $105,000
5. 2026-01-25
   price $119,900
6. 2025-12-01
   price $145,000
7. 2025-10-16
   price $159,000
8. 2025-08-16
   listed $180,000 Active
9. 2005-04-01
   soldstatus $84,000

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$263/yr (+$22/mo · 67.0%)

ⓘ 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 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: $25,518
• − Mortgage interest: −$4,425
• − Property taxes: −$393
• − Insurance: −$395
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$7,128
• − Depreciation: −$2,298
• Taxable income: $6,797
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $5,641/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

-6.0% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-01 Sold (Public Records) $84,000 Public Records

Property tax history

-6.0%/yr

Latest (2025): $393 · +4.7% YoY. Source: county tax records.