250 Rosery Rd NW #328 · Largo, FL 33770

$99,900

1 bd · 1.5 ba · 621 sqft · Condo public records · 14 Days on market

Built 1966 $193/mo HOA · 14% 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 +26.0/30.0
• 1% rule +9.2/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 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 MLS

Adorable Villa in a 55+ community that is close to shopping, resturants and the beach. Very well cared for 1 bedroom 1 bath Villa with newer A/C, roof and updated electric. Furniture is available. This is your perfect Winter get away or a cozy cottage to call home.

Key facts

• Fitness center
• Billiards room
• Access to clubhouse

Tags

• PARKING DIRECTLY IN FRONT
• LOW HOA FEE
• ACCESS TO CLUBHOUSE
• HEATED COMMUNITY POOL
• FITNESS CENTER
• BILLIARDS ROOM

Property features AI

Finance

• Other: Furnished; Directions: From East Bay Dr., north on Missouri Ave to Rosery Rd NW, west on Rosery Rd to address. Unit 328 is at end of entry road then left
• Financial info: Total monthly fees $176; Total annual fees $2,112; Lease restrictions apply
• HOA & community: HOA (AmeriTech) with required approval; Monthly HOA fee $176 (includes common area taxes, pool, escrow reserves, structure maintenance, management, sewer, trash, water); Community amenities: Clubhouse, Fitness Center, Pool, Shuffleboard Court, Sidewalks; Deed-restricted senior community; Pets allowed (cats and dogs), max pet weight 35 lbs; Vehicle restrictions

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential villa; One story; South-facing entry
• Construction: Block construction; Shingle roof; Slab foundation; Built on mature landscaping
• Exterior features: Shade shutters; Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Blinds, Shutters and Window Treatments
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.3% 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 falling (-3.5%/yr); 217 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $691 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $100k implies a 122% 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 $99,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 5.9

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,439
• Equity at exit: $14,895

10-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $914
• Equity at exit: $8,638

Cash invested: $27,972 (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 33770

• Rents YoY: -3.5%
• Active inventory: 217
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$524
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$42
• HOA: −$193
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $248

Break-even live

Break-even rent $1,106

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $304	-5% $276	+0% $248	+5% $219	+10% $191
Rent	-10% $136	-5% $192	+0% $248	+5% $304	+10% $360
Rate	-1.0pp $298	-0.5pp $273	base $248	+0.5pp $222	+1.0pp $195

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: $24,975
• Closing costs: $2,997
• 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	3d	1	0.01mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	5d	1	0.32mi
1120 Wyatt St Clearwater, FL	1.0	1.0	600	$1,150	$1.92	18d	1	0.44mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	25d	1	0.48mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	17d	1	0.48mi
1123 15th Ave NW Apt N Largo, FL	1.0	1.0	488	$1,200	$2.46	18d	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	2d	31	0.60mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	18d	1	0.70mi
1587 Scranton Ave Unit B Clearwater, FL	2.0	1.0	665	$1,450	$2.18	25d	1	0.74mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,099	$2.18	2d	25	0.79mi
1538 S Martin Luther King Jr Ave Clearwater, FL	2.0	1.0	650	$1,625	$2.50	25d	1	0.83mi
1552 S Myrtle Ave Clearwater, FL	2.0	1.5	750	$1,750	$2.33	15d	1	0.87mi
507 Cleveland Ave SW Apt 2 Largo, FL	1.0	1.0	400	$1,200	$3.00	18d	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	25d	1	1.01mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	15d	1	1.14mi
1975 West Bay Dr #115 Largo, FL	1.0	1.0	630	$1,495	$2.37	25d	1	1.28mi
2323 Belmar Dr Belleair Bluffs, FL	1.0	1.0	640	$1,580	$2.47	15d	1	1.35mi
941 Lakeview Rd Clearwater, FL	1.0	1.0	550	$1,199	$2.18	18d	1	1.43mi
1119 Tuskawilla Dr Clearwater, FL	2.0	1.0	603	$1,250	$2.07	2d	23	1.49mi
2167 Dart Ave Unit 7 Largo, FL	1.0	1.0	639	$1,395	$2.18	12d	1	1.49mi
2167 Dart Ave Unit 6 Largo, FL	1.0	1.0	630	$1,495	$2.37	14d	1	1.49mi

HOA detail condo

• Monthly dues: $193 · $2,316/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 14 DOM
2. 2026-06-17
   days on market $99,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   days on market $99,900 Active 11 DOM
5. 2026-06-13
   days on market $99,900 Active 9 DOM
6. 2026-06-09
   days on market $99,900 Active 5 DOM
7. 2026-06-08
   days on market $99,900 Active 4 DOM
8. 2026-06-07
   pricedays on marketlisting id $99,900 Active 3 DOM
9. 2026-04-09
   status Active
10. 2026-04-09
    price $112,999
11. 2026-03-30
    historical
12. 2025-10-01
    listed $114,999 Active
13. 2019-07-03
    soldstatus $45,000
14. 2019-06-28
    soldstatus $43,000 Sold 266-char remark

    Show marketing remark (266 chars)

    Adorable Villa in a 55+ community that is close to shopping, resturants and the beach. Very well cared for 1 bedroom 1 bath Villa with newer A/C, roof and updated electric. Furniture is available. This is your perfect Winter get away or a cozy cottage to call home.

15. 2019-06-12
    status Pending 266-char remark

    Show marketing remark (266 chars)

    Adorable Villa in a 55+ community that is close to shopping, resturants and the beach. Very well cared for 1 bedroom 1 bath Villa with newer A/C, roof and updated electric. Furniture is available. This is your perfect Winter get away or a cozy cottage to call home.

16. 2019-06-04
    status Active 266-char remark

    Show marketing remark (266 chars)

    Adorable Villa in a 55+ community that is close to shopping, resturants and the beach. Very well cared for 1 bedroom 1 bath Villa with newer A/C, roof and updated electric. Furniture is available. This is your perfect Winter get away or a cozy cottage to call home.

17. 2019-05-21
    status Pending 266-char remark

    Show marketing remark (266 chars)

    Adorable Villa in a 55+ community that is close to shopping, resturants and the beach. Very well cared for 1 bedroom 1 bath Villa with newer A/C, roof and updated electric. Furniture is available. This is your perfect Winter get away or a cozy cottage to call home.

18. 2019-05-04
    listed $48,000 Active 266-char remark

    Show marketing remark (266 chars)

    Adorable Villa in a 55+ community that is close to shopping, resturants and the beach. Very well cared for 1 bedroom 1 bath Villa with newer A/C, roof and updated electric. Furniture is available. This is your perfect Winter get away or a cozy cottage to call home.

19. 1987-06-01
    soldstatus $10,000

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/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: $17,037
• − Mortgage interest: −$5,596
• − Property taxes: −$1,384
• − Insurance: −$500
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − HOA: −$2,316
• − Depreciation: −$2,906
• Taxable income: $1,609
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,586/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

+1030.0% since first listed

11 events — show timeline

• 2026-04-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $112,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Listed $114,999 Stellar MLS as Distributed by MLS Grid
• 2019-07-03 Sold (Public Records) $45,000 Public Records
• 2019-06-28 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-06-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-04 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 1987-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,384 · +11.0% YoY. Source: county tax records.