11485 Oakhurst Rd Unit 200-306 · Largo, FL 33774

$105,000

2 bd · 2.0 ba · 980 sqft · Condo · 260 Days on market

Built 1974 Fair condition $923/mo HOA · 43% of rent ↓ 32% since listing

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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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED TO SELL!!DON'T LET THIS OPPORTUNITY PASS YOU BY!!!!! Corner condo in a vibrant 55+ community with endless amenities. Both bedrooms feature Hurricane Impact Windows, and the primary bedroom boasts a walk-in closet and ensuite bath. Enjoy your morning beverage or evenings on the screened in balcony. The layout is a split plan which is great privacy for family or guests. The community offers a HEATED pool with SPA, and each floor has a convenient laundry room. The clubhouse includes exercise equipment, a library, a pool table, ping pong table, card table, a cozy living room with a large-screen TV, a piano for music lovers, and shuffleboard. Stroll down to the large waterfront gaz

Key facts

• Walk-in closet
• Ensuite bath
• Screened in balcony

Tags

• HURRICANE IMPACT WINDOWS
• WALK-IN CLOSET
• ENSUITE BATH
• SCREENED IN BALCONY
• HEATED POOL
• WATERFRONT GAZEBO

Property features AI

Finance

• Other: Senior community; Directions: Oakhurst Rd just south of Walsingham and north of 137th; Waters Edge is on the east side of Oakhurst
• Financial info: Association fee includes cable TV, pool, escrow reserves, insurance, internet, structure and grounds maintenance, management, recreational facilities, sewer, trash and water
• HOA & community: Has HOA; Monthly condo fee: $923; Total annual fees: $11,076; Community clubhouse; Community pool; Association recreation owned; Recreation facilities; Laundry (association); Storage; Buyer approval required; No pets (senior community)

Exterior

• Parking: Assigned parking; Guest parking
• Security: Lobby key required
• Utilities: Public water; Public sewer; Electricity available; Water connected; Sewer connected
• Home design: Condominium; Residential property; Completed condition; Faces east; Located on 3rd floor; One level
• Construction: Block, concrete and frame construction; Other roof; Slab foundation; Building name: WATERS EDGE
• Exterior features: Sliding doors; Lakefront location with fishing pier; Mature landscaping; Asphalt road access; On waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Walk-in closet(s); Window treatments; Building elevator
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $50 ($603/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Oakhurst Elementary School (math 72% / reading 68%, grade A-, #345 of 2,144 statewide, top 17%, 664 students, 38% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL).
• Market conditions: Rents rising (+2.0%/yr); 210 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 33% of the median local income ($79k/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 $726 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 260 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 2.05% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-15,333
• Equity at exit: $15,656

10-year hold

• IRR: -9.1%
• Equity multiple: 0.48×
• Total profit: $-15,325
• Equity at exit: $9,078

Cash invested: $29,400 (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 33774

• Rents YoY: 2.0%
• Active inventory: 210
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$923
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $50

Break-even live

Break-even rent $2,087

Max offer price $105,000

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $87	+0% $50	+5% $14	+10% $-22
Rent	-10% $-120	-5% $-35	+0% $50	+5% $135	+10% $220
Rate	-1.0pp $103	-0.5pp $77	base $50	+0.5pp $23	+1.0pp $-5

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14130 Rosemary Ln Largo, FL	2.0	1.5	880	$1,725	$1.96	21d	2	0.49mi
13300 Walsingham Rd Largo, FL	1.0–4.0	1.0–2.0	1060	$1,788	$1.69	25d	1	0.53mi
14531 Walsingham Rd Largo, FL	2.0	1.0–2.0	657	$2,600	$3.96	25d	3	0.57mi
9 Jeff Rd Largo, FL	2.0	1.0	964	$2,150	$2.23	5d	1	0.90mi
12760 Indian Rocks Rd Largo, FL	1.0–2.0	1.0–2.0	923	$2,500	$2.71	5d	6	0.94mi
1 Windrush Blvd #63 Indian Rocks Beach, FL	2.0	1.0	955	$5,000	$5.24	25d	1	1.00mi
10350 Imperial Point Dr W #10 Largo, FL	1.0	1.0	815	$1,550	$1.90	4d	1	1.02mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	25d	1	1.02mi
12800 Vonn Rd Largo, FL	1.0–2.0	1.0	810	$1,458	$1.80	3d	16	1.02mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0–3.0	1.0–2.0	1177	$3,200	$2.72	25d	2	1.02mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0	1.0–2.0	997	$3,875	$3.88	3d	2	1.02mi
10351 Regal Dr Largo, FL	1.0	1.0–1.5	837	$1,700	$2.03	21d	2	1.04mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	5d	1	1.09mi
13200 Wilcox Rd Largo, FL	2.0	2.0	932	$1,755	$1.88	4d	2	1.11mi
10216 Regal Dr #201 Largo, FL	2.0	2.0	1100	$2,000	$1.82	16d	1	1.11mi
13125 Wilcox Rd Largo, FL	1.0–2.0	1.0–2.0	840	$1,830	$2.18	3d	8	1.24mi
717 E Gulf Blvd Unit 3 Indian Rocks Beach, FL	2.0	1.0	850	$2,650	$3.12	21d	1	1.24mi
717 E Gulf Blvd Unit 1 Indian Rocks Beach, FL	2.0	1.0	850	$2,300	$2.71	21d	1	1.24mi
720 E Gulf Blvd Unit B Indian Rocks Beach, FL	2.0	1.0	748	$2,600	$3.48	21d	1	1.27mi
206 Bates Ave Unit E Indian Rocks Beach, FL	1.0	1.0	600	$1,945	$3.24	5d	1	1.28mi
13870 Oakwood Ln Seminole, FL	2.0	2.0	865	$2,600	$3.01	5d	1	1.30mi
9224 Mission Oaks Blvd Seminole, FL	2.0	1.5	805	$1,800	$2.24	25d	1	1.37mi
13827 Mission Oaks Blvd Seminole, FL	2.0	2.0	865	$2,400	$2.77	25d	1	1.37mi
13850 Oakwood Ln Seminole, FL	2.0	1.0	805	$1,400	$1.74	4d	1	1.37mi
1000 Bay Pine Blvd Indian Rocks Beach, FL	3.0	1.0	936	$3,595	$3.84	5d	1	1.42mi
2200 Gladys St Largo, FL	1.0–2.0	1.0–1.5	677	$1,595	$2.35	25d	1	1.43mi
13925 Mission Oaks Blvd #13714 Seminole, FL	2.0	2.0	865	$2,200	$2.54	25d	1	1.50mi

HOA detail condo

• Monthly dues: $923 · $11,076/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 260 DOM
2. 2026-06-17
   days on market $105,000 Active 259 DOM
3. 2026-06-16
   days on market $105,000 Active 258 DOM
4. 2026-06-15
   days on market $105,000 Active 257 DOM
5. 2026-06-13
   days on market $105,000 Active 255 DOM
6. 2026-06-09
   days on market $105,000 Active 251 DOM
7. 2026-06-08
   days on market $105,000 Active 250 DOM
8. 2026-06-07
   days on market $105,000 Active 249 DOM
9. 2026-06-04
   days on market $105,000 Active 246 DOM
10. 2026-06-03
    days on market $105,000 Active 245 DOM
11. 2026-06-01
    days on market $105,000 Active 243 DOM
12. 2026-05-31
    days on market $105,000 Active 242 DOM
13. 2026-05-19
    price $105,000
14. 2026-04-21
    price $110,000
15. 2026-04-09
    price $118,000
16. 2026-03-18
    price $125,000
17. 2026-02-24
    price $130,000
18. 2026-01-08
    price $139,000
19. 2025-11-10
    price $150,000
20. 2025-10-01
    listed $155,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,806
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$11,076
• − Depreciation: −$3,055
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $708/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This property is in fair condition with some repairs and maintenance needed. The roof and exterior siding require attention, and the interior walls and paint could benefit from a fresh coat. The property has good curb appeal and amenities, making it a good investment opportunity.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage and discoloration.
• Minor exterior siding — The exterior siding appears to have some minor wear and tear.
• Minor interior walls/paint — The interior walls and paint appear to have some minor wear and tear.
• Minor landscaping — The landscaping appears to have some minor overgrowth and needs trimming.

Value-add opportunities

• Both paint exterior — Painting the exterior will improve the curb appeal and increase the property's value.
• Both repair roof — Repairing the roof will improve the property's structural integrity and increase its value.
• Both landscaping — Trimming and maintaining the landscaping will improve the property's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition with visible damage and discoloration.	Major	$15,000–50,000
exterior siding · The exterior siding appears to have some minor wear and tear.	Minor	$500–3,000
interior walls/paint · The interior walls and paint appear to have some minor wear and tear.	Minor	$500–3,000
landscaping · The landscaping appears to have some minor overgrowth and needs trimming.	Minor	$500–3,000
Total estimated repair cost · 4 items		$16,500–59,000

Value-add ROI direction

• Both paint exterior — Painting the exterior will improve the curb appeal and increase the property's value. ↑
• Both repair roof — Repairing the roof will improve the property's structural integrity and increase its value. ↑
• Both landscaping — Trimming and maintaining the landscaping will improve the property's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,799
• Household income: $79,139
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 546.0

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 (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Hispanic 2%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -383.61%
• Current HPI: 336.629
• Rent YoY: ▲ 2.01%
• 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

-32.3% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Listed $155,000 Stellar MLS as Distributed by MLS Grid