12781 118th St · Ridgecrest, FL 33778

$259,900

3 bd · 1.5 ba · 1,128 sqft · SingleFamily public records · 6 Days on market

Built 1971 5,998 sqft lot Est $326k · 20% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Investor special in desirable Largo/Seminole area! Solid three-bedroom, one-bathroom block home with a 1-car garage ready for renovation. This charming home just needs cosmetic updates throughout, making it an ideal project for investors or handy buyers looking to add value. Features include a large screened front lanai, living room with two closets and front facing window, kitchen with a pantry (no appliances), and washer/dryer hookups in the garage. The primary bedroom has newer laminate flooring, and the bathroom already has some updates. Situated on a fully fenced lot with an additional fenced side area for vehicle parking, multiple storage sheds,

Key facts

• Washer dryer hookups
• Fully fenced lot
• 5,998 sq ft lot

Tags

• LARGE SCREENED FRONT LANAI
• KITCHEN WITH A PANTRY
• WASHER DRYER HOOKUPS
• FULLY FENCED LOT
• ADDITIONAL FENCED SIDE AREA
• MULTIPLE STORAGE SHEDS

Property features AI

Finance

• Other: Zoning: R-3
• Financial info: Lease restrictions: none indicated
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer; Electricity available; No water source listed
• Home design: Single family residence; One story; Faces northwest
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built area reported (building area total 1,629 sq ft; living area 1,128 sq ft)
• Exterior features: Asphalt road access; Lot dimensions approximately 60 x 100; Lot size about 0.14 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No interior features listed
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (8.6% below list).
• Recommended offer: $238k (8.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#323 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, commute A-; Watch: schools D-, amenities F, employment 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 rising (+1.4%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 44% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,577 (8.6% below list)

Questions for the listing agent

1. Built in 1971 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $325,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12781 118th St	0.00mi	3/1.5	1,128 (0%)	0mo	$259,900	$230	100
11780 129th Ter	0.11mi	3/2.0	1,224 (+8%)	3mo	$375,000	$306	76
12295 Ridge Rd	0.42mi	3/1.0	1,192 (+6%)	4mo	$345,000	$289	66
13248 120th Ln	0.37mi	4/2.0 (+1)	1,100 (-2%)	10mo	$218,000	$198	63
11791 128th Ave	0.04mi	4/2.5 (+1)	1,231 (+9%)	13mo	$275,000	$223	63
13698 120th St	0.63mi	3/2.0	1,163 (+3%)	6mo	$290,000	$249	58
13097 120th St	0.24mi	3/2.0	1,296 (+15%)	5mo	$345,000	$266	58
11491 118th Pl	0.61mi	2/2.0 (-1)	1,080 (-4%)	2mo	$360,000	$333	55
12939 116th St	0.26mi	3/2.0	1,250 (+11%)	17mo	$542,500	$434	54
12448 114th St	0.39mi	2/1.0 (-1)	1,030 (-9%)	9mo	$380,000	$369	53
12156 114th St	0.51mi	3/2.0	1,245 (+10%)	9mo	$310,000	$249	50
921 Orangeview Dr	0.73mi	3/1.5	1,095 (-3%)	16mo	$320,000	$292	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 · 1.38% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-23,769
• Equity at exit: $38,752

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-7,663
• Equity at exit: $22,471

Cash invested: $72,772 (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 33778

• Rents YoY: 1.4%
• Active inventory: 140
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $350

Break-even live

Break-even rent $1,933

Max offer price $259,900

Occupancy floor 80%

Sensitivity live

Price	-10% $497	-5% $423	+0% $350	+5% $276	+10% $203
Rent	-10% $162	-5% $256	+0% $350	+5% $444	+10% $538
Rate	-1.0pp $481	-0.5pp $416	base $350	+0.5pp $283	+1.0pp $214

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11786 126th Ter Largo, FL	4.0	2.0	1242	$2,650	$2.13	21d	1	0.11mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	5d	1	0.13mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	0.18mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	0.18mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	1	0.35mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.35mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	0.35mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.36mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.36mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	3	0.36mi
13264 120th Ln Largo, FL	4.0	1.0	1050	$2,300	$2.19	8d	1	0.37mi
13264 120th Ln Largo, FL	4.0	1.0	1050	$2,700	$2.57	25d	1	0.37mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	25d	1	0.45mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	0.45mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	5d	1	0.45mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.53mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	0.62mi
1767 10th St SW Largo, FL	4.0	2.0	1374	$2,995	$2.18	5d	1	0.85mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	0.89mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.92mi
2503 Mary Sue St SW Largo, FL	3.0	2.0	1260	$2,211	$1.75	15d	1	0.93mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	5d	1	0.94mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	25d	1	0.97mi
2316 Fulton Way Largo, FL	3.0	2.0	1209	$2,699	$2.23	5d	1	0.97mi
740 16th Ave SW Largo, FL	4.0	2.0	1346	$2,695	$2.00	17d	1	1.00mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	25d	1	1.01mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,895	$2.84	3d	23	1.01mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	4d	1	1.03mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,450	$2.76	22d	1	1.10mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,800	$3.15	25d	1	1.10mi
1884 Pine St Largo, FL	3.0	1.5	1012	$2,499	$2.47	22d	1	1.10mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,119	$2.48	4d	1	1.11mi
13125 Wilcox Rd Largo, FL	1.0–2.0	1.0–2.0	840	$1,830	$2.18	3d	8	1.13mi
12800 Vonn Rd Largo, FL	1.0–2.0	1.0	810	$1,458	$1.80	3d	16	1.17mi
13200 Wilcox Rd Largo, FL	2.0	2.0	932	$1,755	$1.88	4d	2	1.21mi
2200 Gladys St Largo, FL	1.0–2.0	1.0–1.5	677	$1,595	$2.35	25d	1	1.22mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	1.22mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	25d	1	1.22mi
1830 30th Ln SW Largo, FL	3.0	2.0	1400	$2,725	$1.95	15d	1	1.23mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	1.23mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-14
   status Pending
4. 2026-04-13
   listed $259,900 Active

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$1,489/yr (+$124/mo · 222.8%)

ⓘ 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 · 25 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: $28,509
• − Mortgage interest: −$14,558
• − Property taxes: −$668
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$7,561
• Taxable loss: −$139
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $4,233/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 — Ridgecrest

• Score: 72/100
• State rank: #323
• US rank: #5732

Category grades

Amenities F Commute A- Cost of living A- Crime A+ Employment F Housing B Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, FL
• County: Pinellas County · 939,478 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 16,807
• Household income: $65,355
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 261.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 11% Black 9% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 6%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 3%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 10% Vietnamese 1% French/Haitian/Cajun 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: ▼ -320.64%
• Current HPI: 369.3008
• Rent YoY: ▲ 1.38%
• 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

4 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $259,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-4.9%/yr

Latest (2025): $668 · +4.4% YoY. Source: county tax records.