250 NW Rosery Rd #314 · Largo, FL 33770

$117,777

1 bd · 1.5 ba · 654 sqft · Condo public records · 457 Days on market

Built 1967 $174/mo HOA · 12% 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 +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a new condo to call home, welcome to 250 Rosery Rd. Unit #314 located in Sunny Largo, FL. This beautiful 55+ community is the definition of prime location and a quiet place to reside. This condo is 654 Sq. FT 1 Bedroom/ 1.5 Bathroom with an additional bonus room, New roof (2025). Plenty of space to entertain guests and enjoy your own personal space. The unit has all new wood floors throughout, with new vinyl flooring in each of the bathrooms. The entire unit is freshly painted and newly installed lighting. The living room is spacious with plenty of room for oneself or to host guests. The kitchen is equipped with all appliances, new refrigerator, oven, microwave and dishwasher. T

Key facts

• New wood floors
• Bonus room
• Freshly painted

Tags

• BONUS ROOM
• NEW WOOD FLOORS
• NEW VINYL FLOORING
• FRESHLY PAINTED
• NEWLY INSTALLED LIGHTING
• GRANITE VANITY

Property features AI

Finance

• Other: Taxes listed (not included per instructions)
• Financial info: Total annual fees $2,088; Lease restrictions apply
• HOA & community: Monthly HOA $174 (includes pool); Association requires approval; Association recreation owned; Clubhouse; Fitness center; Pool; Sidewalks; Senior community; Cats and dogs allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public sewer (connected); Water available and connected; Electricity available and connected; Cable available
• Home design: Residential villa; Single-story; Faces west; Condo on floor 1
• Construction: Block construction; Membrane roof; Slab foundation; Building/unit number #314
• Exterior features: Awning(s); Sidewalk

Interior

• Kitchen: Cooktop; Range hood; Dishwasher; Disposal; Microwave; Refrigerator; Freezer; Electric water heater; Other appliance(s)
• Bedrooms: 1 bedroom
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Walk-in closet(s); Bonus room; 6 total rooms
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Zoned schools: Ponce De Leon Elementary School (math 43% / reading 43%, grade F, #1,366 of 2,144 statewide, top 64%, 568 students, 79% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.5%/yr); 217 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $815 of loan paydown is wiped out by about $4k 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 457 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $118k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,643 (12.0% below list)

Questions for the listing agent

1. It's been on market 457 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 1967 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.54×
• Total profit: $-15,285
• Equity at exit: $17,561

10-year hold

• IRR: -11.3%
• Equity multiple: 0.43×
• Total profit: $-18,780
• Equity at exit: $10,183

Cash invested: $32,978 (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 33770

• Rents YoY: -3.5%
• Active inventory: 217
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$618
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$49
• HOA: −$174
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $123

Break-even live

Break-even rent $1,267

Max offer price $117,777

Occupancy floor 86%

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: $29,444
• Closing costs: $3,533
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	2d	1	0.01mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	4d	1	0.32mi
1120 Wyatt St Clearwater, FL	1.0	1.0	600	$1,150	$1.92	17d	1	0.44mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	24d	1	0.48mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	16d	1	0.48mi
1123 15th Ave NW Apt N Largo, FL	1.0	1.0	488	$1,200	$2.46	17d	1	0.57mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	2d	1	0.58mi
558 Clearwater Largo Rd Unit 1 Largo, FL	1.0	1.0	620	$1,400	$2.26	2d	1	0.60mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,549	$1.82	1d	31	0.60mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	17d	1	0.70mi
1587 Scranton Ave Unit B Clearwater, FL	2.0	1.0	665	$1,450	$2.18	24d	1	0.74mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,099	$2.18	1d	25	0.79mi
1538 S Martin Luther King Jr Ave Clearwater, FL	2.0	1.0	650	$1,625	$2.50	24d	1	0.83mi
1552 S Myrtle Ave Clearwater, FL	2.0	1.5	750	$1,750	$2.33	14d	1	0.87mi
507 Cleveland Ave SW Apt 2 Largo, FL	1.0	1.0	400	$1,200	$3.00	17d	1	0.97mi
1516 Carmel Ave Clearwater, FL	2.0	1.0	740	$1,650	$2.23	4d	1	0.97mi
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	24d	1	1.01mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	14d	1	1.14mi
1975 West Bay Dr #115 Largo, FL	1.0	1.0	630	$1,495	$2.37	24d	1	1.28mi
2323 Belmar Dr Belleair Bluffs, FL	1.0	1.0	640	$1,580	$2.47	14d	1	1.35mi
941 Lakeview Rd Clearwater, FL	1.0	1.0	550	$1,199	$2.18	17d	1	1.43mi
1119 Tuskawilla Dr Clearwater, FL	2.0	1.0	603	$1,250	$2.07	1d	23	1.49mi
2167 Dart Ave Unit 7 Largo, FL	1.0	1.0	639	$1,395	$2.18	11d	1	1.49mi
2167 Dart Ave Unit 6 Largo, FL	1.0	1.0	630	$1,495	$2.37	13d	1	1.49mi

HOA detail condo

• Monthly dues: $174 · $2,088/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $117,777 Active 457 DOM
2. 2026-06-17
   days on market $117,777 Active 456 DOM
3. 2026-06-16
   days on market $117,777 Active 455 DOM
4. 2026-06-15
   days on market $117,777 Active 454 DOM
5. 2026-06-13
   days on market $117,777 Active 452 DOM
6. 2026-06-09
   days on market $117,777 Active 448 DOM
7. 2026-06-08
   days on market $117,777 Active 447 DOM
8. 2026-06-07
   days on market $117,777 Active 446 DOM
9. 2026-06-04
   days on market $117,777 Active 443 DOM
10. 2026-06-03
    days on market $117,777 Active 442 DOM
11. 2026-06-01
    days on market $117,777 Active 440 DOM
12. 2026-05-31
    days on market $117,777 Active 439 DOM
13. 2026-05-01
    status Active
14. 2026-04-30
    historical
15. 2026-03-02
    status Active
16. 2026-02-28
    historical
17. 2025-11-03
    status Active
18. 2025-10-31
    historical
19. 2025-07-22
    price $117,777
20. 2025-05-23
    price $114,999
21. 2025-05-12
    price $117,499
22. 2025-04-17
    price $119,999
23. 2025-03-30
    price $124,777
24. 2025-03-12
    listed $129,999 Active
25. 2024-11-15
    soldstatus $65,100
26. 1985-12-01
    soldstatus $23,300
27. 1985-11-01
    soldstatus $23,300

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥108°F today · 22 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: $17,068
• − Mortgage interest: −$6,597
• − Property taxes: −$1,919
• − Insurance: −$589
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − HOA: −$2,088
• − Depreciation: −$3,426
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,544/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): 25,368
• Household income: $59,815
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1404.0

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% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▼ -317.05%
• Current HPI: 353.8484
• Rent YoY: ▼ -3.47%
• 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

+405.5% since first listed

15 events — show timeline

• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-22 Price Changed $117,777 Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Price Changed $114,999 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Price Changed $117,499 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $119,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-30 Price Changed $124,777 Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Listed $129,999 Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Sold (Public Records) $65,100 Public Records
• 1985-12-01 Sold (Public Records) $23,300 Public Records
• 1985-11-01 Sold (Public Records) $23,300 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,919 · +23335.5% YoY. Source: county tax records.