104 Dove Rd · Largo, FL 33764

$65,000

1 bd · 1.0 ba · 480 sqft · Manufactured public records · 17 Days on market

Built 1969 4,094 sqft lot $155/mo HOA · 9% of rent

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

1969, 12×40', 1 Bedrooms, 1 Bathroom + BONUS Bedroom or Den. 10×20' Porch, 6×10' Shed, Central HVAC & Heat, Ceiling Fans, Washer & Dryer, Fully Furnished, Roof Over, Vinyl Siding. Charming Clean, Bright and Sunny Unit. New Carport/Porch Siding

Key facts

• Central hvac
• 10x20 porch
• Washer and dryer

Tags

• 10X20 PORCH
• 6X10 SHED
• CENTRAL HVAC
• CEILING FANS
• WASHER AND DRYER
• FULLY FURNISHED

Property features AI

Finance

• Other: Turn right onto FL-686 then U.S. 19 Frontage Rd; inside Ranch Mobile Home Park (directions provided)
• Financial info: Total monthly fees $155; Total annual fees $1,860; Furnished
• HOA & community: HOA (Faith) with required monthly fee of $155; HOA amenities include pool, clubhouse, fitness center, laundry, park, tennis and basketball courts, racquetball, shuffleboard, spa/hot tub, recreation facilities; Association fee includes pool, grounds maintenance, recreational facilities, sewer, trash and water; Community features include sidewalks, street lights, no truck/RV/motorcycle parking, golf carts allowed, senior community; Pets not allowed

Exterior

• Parking: Covered parking; Driveway; Guest parking; 2-space carport
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Underground utilities; Water connected; Sewer connected
• Home design: Residential modular home; One story; Faces west; Slab foundation; Inside a mobile home park
• Construction: Metal frame construction; Vinyl siding; Metal roof; Built on slab
• Exterior features: Covered front porch; Side porch; Covered patio/porch; Dog run; Outdoor grill; Rain gutters; Storage shed(s); Tennis court(s); Other storage; Level lot; Trees and landscaped; Near public transit; Paved road

Interior

• Kitchen: Built-in oven; Range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Space heater; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Blinds; Shutters; Fire alarm; Smoke detectors
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.8% 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 (-5.2%/yr); 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $65k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.51% ✓
• Cap rate: 19.77%
• Cash-on-cash: 48.12%
• DSCR: 3.14
• GRM: 3.3

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: 41.9%
• Equity multiple: 2.72×
• Total profit: $31,253
• Equity at exit: $9,692

10-year hold

• IRR: 46.5%
• Equity multiple: 4.79×
• Total profit: $68,937
• Equity at exit: $5,620

Cash invested: $18,200 (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 33764

• Rents YoY: -5.2%
• Active inventory: 261
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$27
• HOA: −$155
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $730

Break-even live

Break-even rent $711

Max offer price $65,000

Occupancy floor 50%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15672 US Hwy 19 N Clearwater, FL	—	1.0	300	$2,099	$7.00	7d	1	0.48mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 12 events

1. 2026-06-18
   days on market $65,000 Active 17 DOM
2. 2026-06-17
   days on market $65,000 Active 16 DOM
3. 2026-06-16
   days on market $65,000 Active 15 DOM
4. 2026-06-15
   days on market $65,000 Active 14 DOM
5. 2026-06-13
   days on market $65,000 Active 12 DOM
6. 2026-06-09
   days on market $65,000 Active 8 DOM
7. 2026-06-08
   days on market $65,000 Active 7 DOM
8. 2026-06-07
   days on market $65,000 Active 6 DOM
9. 2026-06-04
   days on market $65,000 Active 3 DOM
10. 2026-06-03
    days on market $65,000 Active 2 DOM
11. 2026-06-02
    remarks 247-char remark
12. 2026-06-02
    listed $65,000 Active 1 DOM

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$78/yr (+$6/mo · 16.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,614
• − Mortgage interest: −$3,641
• − Property taxes: −$462
• − Insurance: −$325
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$1,860
• − Depreciation: −$1,891
• Taxable income: $8,297
• Est. tax owed @ 24.0%: −$1,991
• After-tax cash flow: $6,767/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): 27,311
• Household income: $67,256
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1118.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% German 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 4% 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: ▼ -350.08%
• Current HPI: 315.4133
• Rent YoY: ▼ -5.24%
• 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

+622.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2002-12-01 Sold (Public Records) $22,000 Public Records
• 2001-02-01 Sold (Public Records) $11,000 Public Records
• 1997-04-23 Sold (Public Records) $9,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $462 · -60.2% YoY. Source: county tax records.