52 Frangipani Cir · Largo, FL 33770

$98,500

2 bd · 2.0 ba · 856 sqft · Manufactured public records · 510 Days on market

Built 1979 Est $68k · 46% over $554/mo HOA · 30% 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

NEW LOWER PRICE! Your new home awaits within the esteemed Palm Hill Country Club, a premier 55+ community offering a lifestyle full of opportunities for leisure and recreation. The amenities here are truly exceptional, featuring golf, sparkling pools, soothing jacuzzis, tennis courts, bocce ball, shuffleboard, horseshoes, billiards, and so much more. This captivating two-bedroom, two-bath home offers a peaceful and private view, perfect for unwinding after a day filled with activities. The $554.00 monthly maintenance fee includes water, sewer, garbage, lawn care, cable, and internet, enhancing the ease of your daily routine. Come inside and explore this beautifully maintained home, offering

Key facts

• Golf
• Bocce ball
• Soothing jacuzzis

Tags

• GOLF
• SPARKLING POOLS
• SOOTHING JACUZZIS
• TENNIS COURTS
• BOCCE BALL
• SHUFFLEBOARD

Property features AI

Finance

• Other: Furnished; Association contact: Megan DiBello; Total monthly fees listed as $554; total annual fees listed as $6,648
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly fee $554 (includes cable TV, pool, internet, maintenance of grounds, management, recreational facilities, sewer, trash, water, escrow reserves); Association amenities: Clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, golf course, recreation facilities, laundry, community mailbox; Buyer approval required; Senior community; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available and connected; Broadband/high-speed internet available; Electricity available and connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces south; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area total 1,612 sq ft (per public records); Living area 856 sq ft (per public records)
• Exterior features: Enclosed patio; Patio; Sidewalk; Sliding doors; Shed(s); Trees/landscaped

Interior

• Kitchen: Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 37% 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 $681 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

• It's been on market 510 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $98k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 510 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: 1.87% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $67,624
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Frangipani Cir	0.01mi	2/2.0	864 (+1%)	11mo	$75,000	$87	89
19 Pindo Palm St W	0.19mi	2/1.5	912 (+6%)	1mo	$40,000	$44	78
21 Frangipani Cir	0.04mi	2/2.0	785 (-8%)	9mo	$49,000	$62	76
38 Pindo Palm St E	0.26mi	2/2.0	864 (+1%)	19mo	$135,000	$156	71
71 Royal Palm Cir	0.61mi	2/2.0	912 (+6%)	0mo	$72,000	$79	60
79 Thatch Palm St W	0.42mi	2/2.0	944 (+10%)	12mo	$65,000	$69	54
574 Queen Palm St	0.61mi	2/2.0	948 (+11%)	1mo	$109,500	$116	53
309 Sago Palm St	0.53mi	2/2.0	952 (+11%)	6mo	$65,000	$68	52
724 Sugar Palm St	0.66mi	2/2.0	948 (+11%)	9mo	$47,500	$50	44
624 Queen Palm St	0.62mi	2/2.0	945 (+10%)	12mo	$150,000	$159	44
266 Sago Palm St	0.51mi	2/2.0	952 (+11%)	19mo	$77,000	$81	42

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-5,703
• Equity at exit: $14,687

10-year hold

• IRR: -3.2%
• Equity multiple: 0.83×
• Total profit: $-4,660
• Equity at exit: $8,516

Cash invested: $27,580 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$517
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$41
• HOA: −$554
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $240

Break-even live

Break-even rent $1,535

Max offer price $98,500

Occupancy floor 82%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	24d	1	0.38mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.46mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.54mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.55mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	0.55mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	1d	189	0.69mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	18d	1	0.69mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.70mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	0.73mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.78mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	0.80mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	2d	23	0.82mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	0.84mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	4d	1	0.85mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	0.91mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	2d	1	0.93mi
558 Clearwater Largo Rd Unit 1 Largo, FL	1.0	1.0	620	$1,400	$2.26	2d	1	0.93mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	0.97mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	14d	1	0.97mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	14d	1	1.02mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	24d	1	1.02mi
447 6th Ave NE Unit B Largo, FL	2.0	1.0	840	$1,650	$1.96	11d	1	1.04mi
1100 East Bay Dr #104 Largo, FL	2.0	2.0	840	$1,950	$2.32	4d	1	1.04mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	7d	1	1.09mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	1.12mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	1.16mi
401 Rosery Rd NE Largo, FL	2.0	1.0–2.0	850	$1,879	$2.21	1d	31	1.24mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	4d	1	1.24mi
1030 Clearwater Largo Rd N Largo, FL	2.0	1.0	849	$1,875	$2.21	24d	1	1.25mi
1753 Belleair Forest Dr Unit D7 Belleair, FL	2.0	2.0	1068	$1,800	$1.69	24d	1	1.25mi
1975 West Bay Dr #115 Largo, FL	1.0	1.0	630	$1,495	$2.37	24d	1	1.26mi
2101 West Bay Dr Largo, FL	2.0	1.0	1000	$1,650	$1.65	4d	1	1.28mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.29mi
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	1050	$2,538	$2.42	3d	20	1.30mi
2167 Dart Ave Unit 7 Largo, FL	1.0	1.0	639	$1,395	$2.18	12d	1	1.30mi
2167 Dart Ave Unit 6 Largo, FL	1.0	1.0	630	$1,495	$2.37	13d	1	1.30mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	1.32mi
601 Rosery Rd NE Largo, FL	1.0–3.0	1.0–2.5	1192	$1,830	$1.54	1d	38	1.32mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	7d	1	1.33mi
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	2d	1	1.37mi

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 19 events

1. 2026-06-18
   days on market $98,500 Active 510 DOM
2. 2026-06-17
   days on market $98,500 Active 509 DOM
3. 2026-06-16
   days on market $98,500 Active 508 DOM
4. 2026-06-15
   days on market $98,500 Active 507 DOM
5. 2026-06-13
   days on market $98,500 Active 505 DOM
6. 2026-06-09
   days on market $98,500 Active 501 DOM
7. 2026-06-08
   days on market $98,500 Active 500 DOM
8. 2026-06-07
   days on market $98,500 Active 499 DOM
9. 2026-06-04
   days on market $98,500 Active 496 DOM
10. 2026-06-03
    days on market $98,500 Active 495 DOM
11. 2026-06-01
    days on market $98,500 Active 493 DOM
12. 2026-05-31
    days on market $98,500 Active 492 DOM
13. 2026-05-01
    status Active
14. 2026-04-30
    historical
15. 2026-01-09
    price $98,500
16. 2025-11-04
    price $105,500
17. 2025-09-25
    price $109,500
18. 2025-01-23
    listed $115,000 Active
19. 2000-08-10
    soldstatus $31,500

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 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: $22,064
• − Mortgage interest: −$5,518
• − Property taxes: −$1,211
• − Insurance: −$492
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$6,648
• − Depreciation: −$2,865
• Taxable income: $1,800
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,449/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

+212.7% since first listed

7 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
• 2026-01-09 Price Changed $98,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $105,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $109,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2000-08-10 Sold (Public Records) $31,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,211 · -9.1% YoY. Source: county tax records.