911 Washington Ave #304 · Largo, FL 33770

$99,900

2 bd · 1.0 ba · 847 sqft · Condo public records · 21 Days on market

Built 1969 $551/mo HOA · 31% 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 +21.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

This top floor 2 BR/1 BA condo in the Town Arms Condominiums has a large living room, bonus room off the kitchen. The kitchen has a gas cooktop Kitchen and bathroom with tile floor and Laminate flooring in living room, dining room and bedrooms. The building has an ELEVATOR, security cameras and a community laundry room. This complex is close to everything: shopping, banks, dining, beach is 10 minutes away, parks, bike trails and the LARGO MEDICAL CENTER. Monthly fees include water, sewer, trash, gas (for kitchen cooktop, heating and cooling and community water heater). This property can also be rented as there is no minimum ownership period requirement. Enclosed Florida room can be used as

Key facts

• Gas cooktop
• Tile floor
• Laminate flooring

Tags

• LARGE LIVING ROOM
• BONUS ROOM
• GAS COOKTOP
• TILE FLOOR
• LAMINATE FLOORING
• ELEVATOR

Property features AI

Finance

• Other: Living area: 847 square feet; Lot acreage: approximately 1.4 acres; Road surface: asphalt; Unfurnished
• Financial info: Total annual fees: $6,612; Lease restrictions apply
• HOA & community: Monthly condo fee: $551; Condo fees include escrow reserves, gas, structure and grounds maintenance, management, sewer, trash and water; Association approval required; Association fee paid monthly; Community features include street lights and buyer approval required; Pets not allowed

Exterior

• Parking: Assigned parking space (#304) in the rear of the property
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Residential condominium; Third floor unit; North-facing; One level (single-level living)
• Construction: Stucco construction; Shingle roof; Slab foundation; Building name: TOWN ARMS; Built as part of a 3-story building
• Exterior features: Sliding doors

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Ceiling fans; Living room/dining room combo; Window treatments; Blinds
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Zoned schools: Mildred Helms Elementary School (math 54% / reading 49%, grade C-, #1,035 of 2,144 statewide, top 49%, 514 students, 65% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL).
• Market conditions: Rents falling (-3.5%/yr); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% 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 $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

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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.
• Current owner paid $44k; list at $100k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 1.77% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 4.7

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: -12.5%
• Equity multiple: 0.57×
• Total profit: $-12,023
• Equity at exit: $14,895

10-year hold

• IRR: -14.2%
• Equity multiple: 0.38×
• Total profit: $-17,428
• 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: 4.7×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$524
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$42
• HOA: −$551
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $141

Break-even live

Break-even rent $1,591

Max offer price $99,900

Occupancy floor 87%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	0.02mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	0.36mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.37mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	0.39mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	15d	1	0.42mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	18d	1	0.47mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	0.48mi
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	24d	1	0.51mi
558 Clearwater Largo Rd Unit 1 Largo, FL	1.0	1.0	620	$1,400	$2.26	2d	1	0.54mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	2d	1	0.55mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	4d	1	0.61mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	0.62mi
1975 West Bay Dr #115 Largo, FL	1.0	1.0	630	$1,495	$2.37	24d	1	0.72mi
2101 West Bay Dr Largo, FL	2.0	1.0	1000	$1,650	$1.65	4d	1	0.77mi
1753 Belleair Forest Dr Unit D7 Belleair, FL	2.0	2.0	1068	$1,800	$1.69	24d	1	0.77mi
2167 Dart Ave Unit 7 Largo, FL	1.0	1.0	639	$1,395	$2.18	12d	1	0.79mi
2167 Dart Ave Unit 6 Largo, FL	1.0	1.0	630	$1,495	$2.37	13d	1	0.79mi
641 Mehlenbacher Rd Unit 1/2 Belleair Bluffs, FL	2.0	1.0	900	$1,350	$1.50	3d	1	0.86mi
2301 West Bay Dr Largo, FL	1.0	1.0	600	$1,375	$2.29	24d	1	0.87mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	4d	1	0.88mi
1030 Clearwater Largo Rd N Largo, FL	2.0	1.0	849	$1,875	$2.21	24d	1	0.88mi
1712 Belleair Forest Dr Unit D Belleair, FL	2.0	1.0	931	$1,495	$1.61	24d	1	0.91mi
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	1050	$2,538	$2.42	3d	20	0.92mi
821 14th Ave NW Largo, FL	3.0	1.0	900	$1,795	$1.99	24d	1	1.04mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	1.04mi
2525 West Bay Dr Belleair Bluffs, FL	1.0–2.0	1.0–2.0	767	$1,600	$2.08	2d	5	1.05mi
489 Jewel Ct Unit 1 Belleair Bluffs, FL	2.0	2.0	950	$1,800	$1.89	18d	1	1.05mi
2323 Belmar Dr Belleair Bluffs, FL	1.0	1.0	640	$1,580	$2.47	15d	1	1.08mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	1.09mi
675 Indian Rocks Rd N Belleair Bluffs, FL	1.0–2.0	1.0–2.0	770	$1,650	$2.14	8d	4	1.09mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	1.09mi
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	3d	1	1.11mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	15d	1	1.11mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	24d	1	1.11mi
447 6th Ave NE Unit B Largo, FL	2.0	1.0	840	$1,650	$1.96	11d	1	1.11mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.13mi
215 Valencia Blvd Largo, FL	2.0	2.0	969	$2,400	$2.48	24d	1	1.14mi
250 Rosery Rd NW #283 Largo, FL	2.0	1.0	764	$1,395	$1.83	20d	1	1.15mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	1.15mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	1.17mi

HOA detail condo

• Monthly dues: $551 · $6,612/yr
• Likely covers: watersewertrashgassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $99,900 Active 21 DOM
2. 2026-06-17
   days on market $99,900 Active 20 DOM
3. 2026-06-16
   days on market $99,900 Active 19 DOM
4. 2026-06-15
   days on market $99,900 Active 18 DOM
5. 2026-06-13
   days on market $99,900 Active 16 DOM
6. 2026-06-09
   days on market $99,900 Active 12 DOM
7. 2026-06-08
   days on market $99,900 Active 11 DOM
8. 2026-06-07
   days on market $99,900 Active 10 DOM
9. 2026-06-04
   days on market $99,900 Active 7 DOM
10. 2026-06-03
    days on market $99,900 Active 6 DOM
11. 2026-06-02
    days on market $99,900 Active 5 DOM
12. 2026-06-01
    days on market $99,900 Active 4 DOM
13. 2026-05-31
    days on market $99,900 Active 3 DOM
14. 2026-05-28
    listed $99,900 Active
15. 2023-12-13
    historical
16. 2023-10-03
    price $148,000
17. 2023-07-20
    price $155,000
18. 2023-06-14
    listed $175,000 Active
19. 2022-09-14
    historical
20. 2022-06-24
    listed $189,000 Active
21. 2015-12-14
    soldstatus $43,500
22. 2015-12-02
    soldstatus $43,500 Sold
23. 2015-10-29
    historical Contingent - Inspections
24. 2015-10-23
    price $45,900
25. 2015-08-05
    status Active
26. 2015-07-16
    historical
27. 2015-06-18
    listed $42,900 Active
28. 2013-02-04
    soldstatus $35,000
29. 2013-02-01
    soldstatus $35,000
30. 2012-01-17
    listed $34,900
31. 2006-03-02
    soldstatus $109,900
32. 2006-02-27
    soldstatus $109,900
33. 2005-12-21
    listed $109,900
34. 2005-12-21
    soldstatus $82,500
35. 1994-12-19
    soldstatus $35,700

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $1,683 · $140/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 · 20 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: $21,231
• − Mortgage interest: −$5,596
• − Property taxes: −$1,683
• − Insurance: −$500
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$6,612
• − Depreciation: −$2,906
• Taxable income: $537
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $1,562/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

+179.8% since first listed

22 events — show timeline

• 2026-05-28 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-03 Price Changed $148,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-20 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-14 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-06-24 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-14 Sold (Public Records) $43,500 Public Records
• 2015-12-02 Sold (MLS) $43,500 Stellar MLS as Distributed by MLS Grid
• 2015-10-29 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-10-23 Price Changed $45,900 Stellar MLS as Distributed by MLS Grid
• 2015-08-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-07-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-18 Listed $42,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-04 Sold (Public Records) $35,000 Public Records
• 2013-02-01 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-17 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-02 Sold (Public Records) $109,900 Public Records
• 2006-02-27 Sold (MLS) $109,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-21 Sold (Public Records) $82,500 Public Records
• 2005-12-21 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 1994-12-19 Sold (Public Records) $35,700 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,683 · +1.1% YoY. Source: county tax records.