1001 Starkey Rd #99 · Largo, FL 33771

$174,900

2 bd · 2.5 ba · 1,518 sqft · Manufactured public records · 77 Days on market

Built 1986 Est $225k · 22% under $461/mo HOA · 21% 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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +5.3/10.0
• 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

PERIMETER SHARE PROPERTY MOVE IN READY. What a great opportunity to own a share perimeter home that has everything you need. For easy access, this home is located in the front of the park. Here is a list of improvements. NEW SHINGLED ROOF 2026-AC UNIT INSTALLED 2019 (YEARLY MAINTENANCE SERVICE)- HOT WATER TANK 2022 -ALL PVC PLUMBING THROUGHOUT SHINGLED ROOF INSTALLED 2026 NEW DOUBLE PANED WINDOWS RHEEM WATER SOFTNER 2022 * * INTERIOR OF HOME REPAINTED 2 NEWER TV SETS 58” AND 65” SAMSUNG WASHER N DRYER 2022 NEW TALL TOILETS (2) VINYL FLOORING IN BOTH BATHROOMS NEW FANS AND LIGHTING REPAINTED KITCHEN CABINETS SPRINKLER SYSTEM * * NEWER FLOORING IN LIVING ROOM, DINING ROOM, P

Key facts

• 2 parking spots
• Community pool
• Built 1986

Property features AI

Finance

• Other: Furnished; Association contact: Richard Palmer; Lease restrictions apply
• HOA & community: Has HOA with required monthly fee; Monthly association fee $461.40; Association amenities include cable TV, clubhouse, pool, spa/hot tub, recreation facilities, shuffleboard court, management, maintenance of grounds, common area taxes, escrow reserves, internet; Buyer/association approval required; Senior community; Golf carts allowed; Sidewalks and street lights; Pets allowed (dogs and cats) with size/number limits; max pet weight 40 lbs

Exterior

• Parking: Covered parking; Carport (2 spaces); Golf cart parking
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable connected; Fire hydrant nearby
• Home design: Residential manufactured double-wide; Single-story (one level); South-facing entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Side porch; Awnings; Private mailbox; Rain gutters; Sidewalk; Sliding doors; Paved lot with asphalt road

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Solid surface counters; Vaulted ceilings; Walk-in closets; Window treatments (blinds, shades, shutters, double-pane windows)
• Laundry & utility: Washer hookup; Washer included; Dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 43% of the median local income ($60k/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 77 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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: 1.23% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $224,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Starkey Rd #434	0.00mi	3/2.0 (+1)	1,475 (-3%)	0mo	$190,000	$129	88
1001 Starkey Rd #82	0.00mi	2/2.0	1,469 (-3%)	14mo	$143,000	$97	81
1001 Starkey Rd #259	0.00mi	2/2.0	1,428 (-6%)	10mo	$159,900	$112	80
1100 Belcher Rd S #414	0.52mi	2/2.0	1,566 (+3%)	9mo	$290,000	$185	61
1100 Belcher Rd S #448	0.52mi	2/2.0	1,475 (-3%)	13mo	$320,000	$217	58
1100 Belcher Rd S #469	0.52mi	2/2.0	1,390 (-8%)	3mo	$265,000	$191	57
1100 Belcher Rd S #686	0.52mi	2/2.0	1,550 (+2%)	17mo	$270,000	$174	56
1100 Belcher Rd S #473	0.52mi	2/2.0	1,372 (-10%)	3mo	$230,900	$168	56
1100 Belcher Rd S #760	0.52mi	2/2.0	1,321 (-13%)	1mo	$175,000	$132	52
1100 Belcher Rd S #783	0.52mi	2/2.0	1,352 (-11%)	10mo	$200,000	$148	48
1100 Belcher Rd S #366	0.52mi	2/2.0	1,300 (-14%)	3mo	$193,000	$148	47
1100 Belcher Rd S #105	0.52mi	2/2.0	1,290 (-15%)	7mo	$175,000	$136	43

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: -16.1%
• Equity multiple: 0.45×
• Total profit: $-26,993
• Equity at exit: $26,078

10-year hold

• IRR: -16.6%
• Equity multiple: 0.24×
• Total profit: $-37,281
• 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 33771

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 220
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$917
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$73
• HOA: −$461
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $116

Break-even live

Break-even rent $2,004

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $215	-5% $165	+0% $116	+5% $66	+10% $17
Rent	-10% $-54	-5% $31	+0% $116	+5% $201	+10% $286
Rate	-1.0pp $204	-0.5pp $160	base $116	+0.5pp $71	+1.0pp $25

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
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	18d	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
3331 Whispering Dr N Largo, FL	2.0	2.0	1053	$2,190	$2.08	24d	1	0.46mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	15d	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 #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	4d	1	0.56mi
1200 Country Club Dr #4102 Largo, FL	2.0	2.0	1324	$2,100	$1.59	4d	1	0.56mi
1200 Country Club Dr #6204 Largo, FL	3.0	2.0	1575	$2,600	$1.65	4d	1	0.56mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	4d	1	0.56mi
1601 Palm Way Largo, FL	3.0	1.0	1084	$1,950	$1.80	25d	1	0.56mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	21d	1	0.64mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,774	$1.81	3d	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	2d	15	0.79mi
225 Country Club Dr #1404 Largo, FL	2.0	2.0	1440	$1,700	$1.18	4d	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
3377 Sherwood Dr Unit A Largo, FL	2.0	1.0	1064	$1,650	$1.55	8d	1	0.95mi
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	15d	1	0.99mi
301 Seacrest Dr Largo, FL	1.0–2.0	1.0–1.5	975	$1,625	$1.67	22d	1	1.10mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	18d	1	1.13mi
11310 92nd St Largo, FL	3.0	2.0	1600	$3,100	$1.94	5d	1	1.16mi
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,810	$1.99	3d	35	1.18mi
221 Lake Ave NE Largo, FL	1.0–2.0	1.0–2.0	1095	$2,160	$1.97	3d	11	1.24mi
2227 Rose Ln Clearwater, FL	2.0	1.5	1200	$3,200	$2.67	25d	1	1.30mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	1.30mi
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
7360 Ulmerton Rd Unit NA Largo, FL	2.0	2.0	1155	$2,050	$1.77	25d	1	1.40mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	1.40mi
4500 E Bay Dr #138 Clearwater, FL	2.0	2.0	1050	$1,350	$1.29	25d	1	1.40mi
4500 E Bay Dr #149 Clearwater, FL	2.0	2.0	1050	$1,850	$1.76	25d	1	1.40mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	1.43mi
7001 142nd Ave N Lot 179 Largo, FL	2.0	2.0	1100	$2,495	$2.27	17d	1	1.45mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	5d	1	1.45mi

HOA detail

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

Listing history 15 events

1. 2026-06-18
   days on market $174,900 Active 77 DOM
2. 2026-06-17
   days on market $174,900 Active 76 DOM
3. 2026-06-16
   days on market $174,900 Active 75 DOM
4. 2026-06-15
   days on market $174,900 Active 74 DOM
5. 2026-06-13
   days on market $174,900 Active 72 DOM
6. 2026-06-09
   days on market $174,900 Active 68 DOM
7. 2026-06-08
   days on market $174,900 Active 67 DOM
8. 2026-06-07
   days on market $174,900 Active 66 DOM
9. 2026-06-04
   days on market $174,900 Active 63 DOM
10. 2026-06-03
    days on market $174,900 Active 62 DOM
11. 2026-06-01
    days on market $174,900 Active 60 DOM
12. 2026-05-31
    days on market $174,900 Active 59 DOM
13. 2026-04-23
    price $174,900
14. 2026-04-02
    listed $179,000 Active
15. 2011-04-18
    soldstatus $55,000

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,581 · $132/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 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: $25,804
• − Mortgage interest: −$9,797
• − Property taxes: −$1,581
• − Insurance: −$874
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$5,532
• − Depreciation: −$5,088
• Taxable loss: −$1,197
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,679/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): 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

+218.0% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2011-04-18 Sold (Public Records) $55,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,581 · +6.2% YoY. Source: county tax records.