2660 Adrian Ave · Largo, FL 33774

$160,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 4 Days on market

Built 1966

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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 +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Was moved in 1999. New foundation. Needs everything except electrical. Goes up for auction on July 9, 2026 at https://www. pinellas. realforeclose.com/ Was appraised in March 2025 for $210K. Email me for appraisal report.

Key facts

• Built 1966
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 14.6% 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: Ridgecrest Elementary School (math 67% / reading 64%, grade B+, #500 of 2,144 statewide, top 24%, 574 students, 59% FRL); Seminole Middle School (math 55% / reading 53%, grade B-, #196 of 571 statewide, top 36%, 824 students, 49% 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 (+2.0%/yr); 212 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 43% of the median local income ($79k/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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.60%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $442,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2592 14th Ave SW	0.26mi	3/2.0	1,450 (-3%)	7mo	$470,000	$324	77
3370 Harbor Lake Dr	0.48mi	3/2.0	1,500 (0%)	1mo	$474,500	$316	77
2542 Wilson Ave	0.24mi	3/1.5	1,410 (-6%)	5mo	$225,100	$160	73
2213 Gladys St	0.46mi	3/2.0	1,402 (-6%)	2mo	$370,000	$264	66
2225 Nellie St	0.37mi	3/2.0	1,353 (-10%)	1mo	$400,000	$296	65
1361 Oakbrook Dr	0.30mi	2/2.0 (-1)	1,363 (-9%)	3mo	$402,500	$295	63
1630 Trotter Rd	0.16mi	2/1.0 (-1)	1,298 (-14%)	3mo	$315,000	$243	59
605 25th St SW	0.73mi	3/2.0	1,430 (-5%)	2mo	$440,000	$308	56
12041 134th Pl	0.66mi	3/2.0	1,587 (+6%)	6mo	$238,229	$150	54
2809 Fulton St SW	0.63mi	3/2.0	1,401 (-7%)	6mo	$475,000	$339	54
12832 Campbell Ln	0.74mi	4/2.0 (+1)	1,424 (-5%)	1mo	$322,000	$226	51
3294 Harbor Lake Dr	0.42mi	2/2.0 (-1)	1,283 (-14%)	4mo	$366,500	$286	48

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.93×
• Total profit: $41,719
• Equity at exit: $23,857

10-year hold

• IRR: 30.3%
• Equity multiple: 3.59×
• Total profit: $115,984
• Equity at exit: $13,834

Cash invested: $44,800 (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 33774

• Rents YoY: 2.0%
• Active inventory: 212
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$839
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,105

Break-even live

Break-even rent $1,413

Max offer price $160,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,195	-5% $1,150	+0% $1,105	+5% $1,060	+10% $1,014
Rent	-10% $883	-5% $994	+0% $1,105	+5% $1,216	+10% $1,327
Rate	-1.0pp $1,185	-0.5pp $1,146	base $1,105	+0.5pp $1,063	+1.0pp $1,021

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 Dryer Ave Largo, FL	3.0	2.0	1872	$3,000	$1.60	26d	1	0.14mi
2543 Sunny Breeze Ave Unit 1520129P Largo, FL	3.0	3.0	1905	$5,929	$3.11	0d	1	0.17mi
3054 Adrian Ave Largo, FL	2.0	1.0	1059	$3,500	$3.31	6d	1	0.27mi
1830 30th Ln SW Largo, FL	3.0	2.0	1400	$2,725	$1.95	16d	1	0.31mi
1635 Gladys St Unit 2 Largo, FL	3.0	1.0	1194	$1,900	$1.59	10d	1	0.36mi
1635 Gladys St Unit 2 Largo, FL	3.0	1.0	1200	$2,000	$1.67	19d	1	0.36mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	19d	1	0.37mi
2316 Fulton Way Largo, FL	3.0	2.0	1209	$2,699	$2.23	6d	1	0.43mi
2173 Gladys St Largo, FL	3.0	2.0	1071	$2,795	$2.61	0d	1	0.45mi
3381 19th Pl SW Largo, FL	3.0	2.0	1770	$2,950	$1.67	26d	1	0.50mi
1031 Honeysuckle Rd Largo, FL	3.0	2.0	1382	$2,675	$1.94	20d	1	0.51mi
2503 Mary Sue St SW Largo, FL	3.0	2.0	1260	$2,211	$1.75	16d	1	0.52mi
13264 120th Ln Largo, FL	4.0	1.0	1050	$2,700	$2.57	26d	1	0.72mi
13264 120th Ln Largo, FL	4.0	1.0	1050	$2,300	$2.19	10d	1	0.72mi
1665 134th Ave Largo, FL	3.0	1.0	1075	$875	$0.81	0d	1	0.72mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	19d	3	0.74mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.74mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.75mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	19d	1	0.76mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	26d	1	0.76mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	6d	1	0.81mi
1387 Hill Dr Largo, FL	2.0	2.0	1450	$2,850	$1.97	26d	1	0.82mi
12813 128th Ave Largo, FL	4.0	3.0	1919	$2,800	$1.46	17d	1	0.84mi
1261 12th Ct SW Largo, FL	3.0	2.0	2086	$4,200	$2.01	22d	1	0.85mi
2887 Bel Forest Dr Belleair Bluffs, FL	2.0	2.0	1054	$2,150	$2.04	0d	1	0.89mi
1767 10th St SW Largo, FL	4.0	2.0	1374	$2,995	$2.18	6d	1	0.93mi
13250 Ridge Rd Largo, FL	2.0–3.0	2.0	1167	$2,090	$1.79	0d	2	1.06mi
740 16th Ave SW Largo, FL	4.0	2.0	1346	$2,695	$2.00	19d	1	1.08mi
908 N Palm Dr Largo, FL	3.0	2.0	1078	$2,305	$2.14	0d	1	1.08mi
2131 W Bay Dr Unit B Largo, FL	2.0	1.0	1578	$1,700	$1.08	22d	1	1.09mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	6d	1	1.09mi
4397 Harbor Hills Dr Largo, FL	3.0	2.0	2024	$3,500	$1.73	12d	1	1.10mi
2942 West Bay Dr Belleair Bluffs, FL	1.0–2.0	1.0–1.5	925	$2,695	$2.91	6d	1	1.14mi
11786 126th Ter Largo, FL	4.0	2.0	1242	$2,650	$2.13	22d	1	1.17mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	6d	1	1.18mi
147 Bluff View Dr Belleair Bluffs, FL	2.0	2.0	1133	$2,000	$1.77	6d	1	1.23mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	26d	1	1.24mi
147 Bluff View Dr #303 Belleair Bluffs, FL	2.0	2.0	1133	$1,995	$1.76	6d	1	1.24mi
233 E Overbrook St Unit 1053145P Largo, FL	4.0	3.0	1840	$9,009	$4.90	24d	1	1.26mi
12497 136th Ln Largo, FL	3.0	2.0	1350	$2,950	$2.19	26d	1	1.27mi

Listing history 3 events

1. 2026-06-22
   days on market $160,000 Active 4 DOM
2. 2026-06-18
   remarks 223-char remark
3. 2026-06-18
   listed $160,000 Active 1 DOM

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,531 · $211/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 ≥107°F today · 24 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: $33,745
• − Mortgage interest: −$8,962
• − Property taxes: −$2,531
• − Insurance: −$800
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$4,655
• Taxable income: $11,398
• Est. tax owed @ 24.0%: −$2,735
• After-tax cash flow: $10,523/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): 19,799
• Household income: $79,139
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 546.0

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% Black 11% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Hispanic 2%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -383.61%
• Current HPI: 336.629
• Rent YoY: ▲ 2.01%
• 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

+28.0% since first listed

4 events — show timeline

• 2026-06-18 Listed $160,000 FSBO.com
• 2019-07-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-24 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $2,531 · +1.3% YoY. Source: county tax records.