11176 100th St #48 · Largo, FL 33773

$119,900

2 bd · 2.0 ba · 816 sqft · Manufactured public records · 372 Days on market

Built 1973 Est $99k · 21% over $231/mo HOA · 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

New low price! Updated 2 bedroom, 2 bath, 912 sq. ft. Doublewide, waiting for you to relax & enjoy! Fully Furnished, with Insulated Double Roof, and Vinyl Siding! Brand new Central Air/Heat Unit! Easy care Laminate Floors, attractive Oak Kitchen Cabinets, with fully equipped updated kitchen appliances! Lovely view of Lake Seminole from your front kitchen to enjoy! Lots of extras & plenty of storage to see! Large 8x16 Workshop/Shed, with convenient Washer/Dryer! Rear paver patio for you cookouts & parties! Small Pet Ok! Cash only! Now Asking $119,900. Includes the $55k Share! Low $231. mo. fee. Do not wait to see this fun & active 55+, 5 Star, Lake Seminole Resort, wi

Key facts

• Oak kitchen cabinets
• Vinyl siding
• Large workshop shed

Tags

• INSULATED DOUBLE ROOF
• VINYL SIDING
• OAK KITCHEN CABINETS
• UPDATED KITCHEN APPLIANCES
• VIEW OF LAKE SEMINOLE
• LARGE WORKSHOP SHED

Property features AI

Finance

• Other: Directions: Seminole Blvd to 110th Ave N, go east down to lake, turn left into park
• Financial info: Total monthly fees reported $231; Total annual fees reported $2,772; Lease restrictions apply
• HOA & community: HOA: Marlaine (monthly fee $231); HOA fee includes reserves, structure and grounds maintenance, management, pool, private road, sewer, trash and water; Association amenities: Clubhouse, Laundry, Maintenance, Pool, Shuffleboard court, Spa/Hot Tub, Storage; Association approval required; Senior community; Street lights; Pets allowed (cats and dogs), max pet weight 20 lbs

Exterior

• Parking: Covered parking; 2-space carport
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Residential double-wide mobile home; One level; Faces east; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area reported from public records
• Exterior features: Awnings; Exterior lighting; Private mailbox; Sidewalk; Storage; Heated in-ground pool; Heated in-ground spa

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 (-3.4%/yr); 119 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 372 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $120k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $98,736
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11045 102nd St N #159	0.06mi	1/1.0 (-1)	756 (-7%)	3mo	$82,500	$109	74
10350 106th Ave #11	0.49mi	2/2.0	912 (+12%)	6mo	$110,000	$121	53

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: -15.1%
• Equity multiple: 0.49×
• Total profit: $-17,256
• Equity at exit: $17,877

10-year hold

• IRR: -17.9%
• Equity multiple: 0.24×
• Total profit: $-25,481
• Equity at exit: $10,367

Cash invested: $33,572 (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 33773

• Rents YoY: -3.4%
• Active inventory: 119
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$629
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$231
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $115

Break-even live

Break-even rent $1,743

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $183	-5% $149	+0% $115	+5% $81	+10% $47
Rent	-10% $-34	-5% $41	+0% $115	+5% $190	+10% $265
Rate	-1.0pp $176	-0.5pp $146	base $115	+0.5pp $84	+1.0pp $53

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	25d	1	0.36mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	25d	2	0.37mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,750	$1.72	4d	1	0.38mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	5d	1	0.44mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	25d	1	0.60mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	25d	1	0.73mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	25d	1	0.88mi
10932 104th Ave Largo, FL	2.0	1.0	962	$1,950	$2.03	21d	1	0.88mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	0.90mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	0.92mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.19mi
11013 Temple Ave Seminole, FL	3.0	1.0	951	$2,050	$2.16	5d	1	1.26mi
9700 Starkey Rd #322 Seminole, FL	1.0	1.0	700	$1,499	$2.14	23d	1	1.31mi
9992 86th St Seminole, FL	2.0	2.0	945	$1,900	$2.01	5d	1	1.31mi
9209 Seminole Blvd #139 Seminole, FL	2.0	1.5	1015	$1,800	$1.77	25d	1	1.33mi
10888 Temple Ave Seminole, FL	2.0	2.0	1101	$2,150	$1.95	5d	1	1.41mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,675	$1.65	5d	3	1.41mi
9209 Seminole Blvd Seminole, FL	2.0	1.5	1015	$1,700	$1.67	4d	2	1.41mi
9319 91st Ter Seminole, FL	3.0	2.0	952	$2,549	$2.68	25d	1	1.45mi
8800 Bardmoor Blvd Seminole, FL	1.0–2.0	1.5–2.5	1045	$1,950	$1.87	13d	2	1.45mi
8703 Bardmoor Blvd #201 Seminole, FL	2.0	2.0	1075	$3,000	$2.79	25d	1	1.48mi

HOA detail

• Monthly dues: $231 · $2,772/yr

Listing history 9 events

1. 2026-05-18
   status Pending
2. 2026-03-18
   price $119,900
3. 2026-01-31
   price $129,900
4. 2025-08-21
   price $139,900
5. 2025-07-21
   price $148,000
6. 2025-07-21
   price $149,000
7. 2025-05-11
   listed $154,500 Active
8. 2000-09-01
   soldstatus $43,800
9. 1994-12-01
   soldstatus $35,500

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$506/yr (+$42/mo · 103.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 21 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: $22,669
• − Mortgage interest: −$6,716
• − Property taxes: −$489
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$2,772
• − Depreciation: −$3,488
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,418/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

• County: Pinellas County · 939,478 people
• City population: 18,276
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 16,741
• Household income: $76,867
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 314.0

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% Two or more races 8% Hispanic / Latino 8% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 5% Vietnamese 3% Other Indo-European 2%

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: ▼ -367.92%
• Current HPI: 319.4536
• Rent YoY: ▼ -3.37%
• 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

+237.7% since first listed

9 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $148,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-11 Listed $154,500 Stellar MLS as Distributed by MLS Grid
• 2000-09-01 Sold (Public Records) $43,800 Public Records
• 1994-12-01 Sold (Public Records) $35,500 Public Records

Property tax history

-5.3%/yr

Latest (2025): $489 · +7.7% YoY. Source: county tax records.