1100 Belcher Rd S #113 · Largo, FL 33771

$165,000

3 bd · 2.0 ba · 912 sqft · Manufactured public records · 149 Days on market

Built 1973 Est $137k · 21% over $420/mo HOA · 22% of rent

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Why this score? — see what drove the D- 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 +12.6/30.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Less then share value! Newer Central Heat and Air installed in 2010. Share valued at $55,000,Home has a front Florida room, not included in the heated sq feet so approximately 100 sq feet of front Florida room also a Side screened room and a utility shed, 2 bedrooms 2 bath and has a Florida room that the heated sq feet is not included in the Public records so this is extra sq footage. Three par golf course community with two heated pools! Large Clubhouse overlooks the Lake, fitness center! Library, shuffle board courts! Gated Entry way, of the evening! Low monthly maintenance! $215.00 a month includes water, ewer, Cable lawn, and trash pick up! Lovely 55 plus Golf Course Community~

Key facts

• Florida room
• Open concept design
• Pergola

Tags

• OPEN CONCEPT DESIGN
• NEWLY POURED CONCRETE SLAB
• PERGOLA
• FLORIDA ROOM
• ENCLOSED FRONT FLORIDA ROOM
• ONE CAR EXTENDED CARPORT

Property features AI

Finance

• Other: Furnished; Private maintained asphalt/paved road access
• Financial info: Total monthly fees reported as $420; total annual fees reported as $5,040; Lease restrictions apply
• HOA & community: HOA required (Fairway Village/Maureen) with monthly fee of $420; HOA includes cable TV, internet, pool, common area taxes, maintenance of grounds, management, escrow reserves and other services; Community amenities: clubhouse, fitness center, pool, spa/hot tub, shuffleboard, golf, recreation facilities, sidewalks, gated, association recreation owned; Buyer approval required; on-site property manager; Pets allowed (maximum ~46 lbs); Senior community

Exterior

• Parking: Has carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sprinkler meter
• Home design: Residential mobile home (double wide); Attached property; One story; East-facing
• Construction: Metal frame and wood frame construction with vinyl siding; Roof over; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Covered, enclosed and screened porch areas (front, rear, side); Patio; Awning(s); Private mailbox; Rain gutters; Sidewalk; Sliding doors; In-ground heated spa; Pool with auto cleaner

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Fireplace in living room
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Split bedroom layout; Window treatments (blinds)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.3% 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: Southern Oak Elementary School (math 63% / reading 49%, grade C+, #832 of 2,144 statewide, top 40%, 556 students, 61% FRL); Largo Middle School (math 38% / reading 35%, grade F, #405 of 571 statewide, top 72%, 882 students, 66% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL).
• Market conditions: Rents soft (-1.1%/yr); 225 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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 $1k of loan paydown is wiped out by about $5k 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 149 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $165k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.14% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Belcher Rd S #8	0.00mi	2/2.0 (-1)	893 (-2%)	2mo	$95,000	$106	90
1100 Belcher Rd S #371	0.00mi	2/2.0 (-1)	960 (+5%)	2mo	$130,000	$135	85
1100 Belcher Rd S #720	0.00mi	2/2.0 (-1)	864 (-5%)	3mo	$130,000	$150	84
1100 Belcher Rd S #115	0.00mi	2/2.0 (-1)	880 (-4%)	10mo	$82,000	$93	81
1100 Belcher Rd S #120	0.00mi	2/2.0 (-1)	960 (+5%)	14mo	$185,000	$193	74
1100 Belcher Rd S #403	0.00mi	2/2.0 (-1)	1,008 (+10%)	8mo	$240,000	$238	70
1100 Belcher Rd S #121	0.00mi	2/2.0 (-1)	1,008 (+10%)	9mo	$190,000	$188	70
1100 Belcher Rd S #23	0.00mi	2/1.5 (-1)	1,036 (+14%)	3mo	$109,900	$106	68
1100 Belcher Rd S #559	0.00mi	2/2.0 (-1)	1,032 (+13%)	14mo	$145,000	$141	62
1100 Belcher Rd S #537	0.00mi	2/2.0 (-1)	1,044 (+14%)	12mo	$185,000	$177	61

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-33,243
• Equity at exit: $24,602

10-year hold

• IRR: -29.3%
• Equity multiple: -0.10×
• Total profit: $-50,804
• Equity at exit: $14,266

Cash invested: $46,200 (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 33771

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 225
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$865
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$69
• HOA: −$420
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-20

Break-even live

Break-even rent $1,902

Max offer price $161,518

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $27	+0% $-20	+5% $-66	+10% $-113
Rent	-10% $-168	-5% $-94	+0% $-20	+5% $54	+10% $129
Rate	-1.0pp $63	-0.5pp $22	base $-20	+0.5pp $-62	+1.0pp $-106

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Palm Way Largo, FL	3.0	1.0	1084	$1,950	$1.80	26d	1	0.24mi
3331 Whispering Dr N Largo, FL	2.0	2.0	1053	$2,190	$2.08	25d	1	0.29mi
3736 141st Pl Largo, FL	2.0	1.0	805	$1,650	$2.05	26d	1	0.30mi
779 34th St SE Unit 1319966P Largo, FL	2.0	1.0	990	$2,941	$2.97	9d	1	0.34mi
3767 138th Ave N Unit B Largo, FL	2.0	1.0	780	$1,495	$1.92	3d	1	0.48mi
2871 S Pines Dr #24 Largo, FL	2.0	1.5	1048	$1,800	$1.72	26d	1	0.50mi
3718 138th Ave N Unit 2 Largo, FL	2.0	1.0	750	$1,500	$2.00	26d	1	0.50mi
2820 S Pines Dr #132 Largo, FL	2.0	1.5	1048	$1,800	$1.72	0d	1	0.53mi
3135 Pine Tree Ave Largo, FL	2.0	1.0	923	$1,395	$1.51	12d	1	0.57mi
3135 Pine Tree Ave Unit A Largo, FL	2.0	1.0	923	$1,395	$1.51	23d	1	0.57mi
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	26d	1	0.58mi
636 Lake Palms Dr Unit Stylish Largo, FL	2.0	2.0	870	$2,000	$2.30	6d	1	0.58mi
3073 Pine Tree Ave Largo, FL	2.0	1.0	825	$1,350	$1.64	26d	1	0.59mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	6d	1	0.74mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	12d	1	0.74mi
3377 Sherwood Dr Unit A Largo, FL	2.0	1.0	1064	$1,650	$1.55	9d	1	0.88mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	26d	1	0.88mi
7001 142nd Ave N Lot 179 Largo, FL	2.0	2.0	1100	$2,495	$2.27	18d	1	0.91mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	22d	1	0.92mi
7001 142nd Ave N #157 Largo, FL	2.0	1.0	800	$1,795	$2.24	19d	1	0.94mi
199 Fulton St NE Unit 4 Largo, FL	2.0	1.0	760	$1,600	$2.11	16d	1	0.95mi
301 Seacrest Dr Largo, FL	1.0–2.0	1.0–1.5	975	$1,625	$1.67	23d	1	0.99mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$2,199	$2.24	0d	24	1.02mi
4500 E Bay Dr #149 Clearwater, FL	2.0	2.0	1050	$1,850	$1.76	26d	1	1.03mi
4500 E Bay Dr #138 Clearwater, FL	2.0	2.0	1050	$1,350	$1.29	26d	1	1.03mi
4300 E Bay Dr Unit 204 Clearwater, FL	2.0	2.0	720	$1,399	$1.94	0d	1	1.04mi
305 Glades Cir Largo, FL	1.0–3.0	1.0–1.5	875	$1,885	$2.15	0d	36	1.06mi
7298 Ulmerton Rd Largo, FL	1.0–3.0	1.0–2.0	977	$2,000	$2.05	0d	4	1.10mi
7298 Ulmerton Rd Largo, FL	1.0–3.0	1.0–2.0	977	$2,000	$2.05	19d	4	1.10mi
7298 Ulmerton Rd Largo, FL	1.0–2.0	1.0–2.0	755	$1,750	$2.32	4d	3	1.10mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	23d	1	1.11mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	22d	1	1.11mi
2045 E Bay Dr Largo, FL	1.0–2.0	1.0–2.0	1114	$1,830	$1.64	0d	16	1.18mi
19137 US Highway 19 N Unit 2 Clearwater, FL	2.0	2.0	1062	$1,738	$1.64	26d	1	1.34mi
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,810	$1.99	0d	34	1.47mi

HOA detail

• Monthly dues: $420 · $5,040/yr
• Likely covers: watertrashcablepoolgymsecurity

Listing history 18 events

1. 2026-06-22
   days on market $165,000 Active 149 DOM
2. 2026-06-18
   days on market $165,000 Active 146 DOM
3. 2026-06-17
   days on market $165,000 Active 145 DOM
4. 2026-06-16
   days on market $165,000 Active 144 DOM
5. 2026-06-15
   days on market $165,000 Active 143 DOM
6. 2026-06-13
   days on market $165,000 Active 141 DOM
7. 2026-06-09
   days on market $165,000 Active 137 DOM
8. 2026-06-08
   days on market $165,000 Active 136 DOM
9. 2026-06-07
   days on market $165,000 Active 135 DOM
10. 2026-06-04
    days on market $165,000 Active 132 DOM
11. 2026-06-03
    days on market $165,000 Active 131 DOM
12. 2026-06-01
    days on market $165,000 Active 129 DOM
13. 2026-05-31
    days on market $165,000 Active 128 DOM
14. 2026-03-15
    price $165,000
15. 2026-01-24
    listed $175,000 Active
16. 2014-02-04
    soldstatus $38,000 692-char remark

    Show marketing remark (692 chars)

    Less then share value! Newer Central Heat and Air installed in 2010. Share valued at $55,000,Home has a front Florida room, not included in the heated sq feet so approximately 100 sq feet of front Florida room also a Side screened room and a utility shed, 2 bedrooms 2 bath and has a Florida room that the heated sq feet is not included in the Public records so this is extra sq footage. Three par golf course community with two heated pools! Large Clubhouse overlooks the Lake, fitness center! Library, shuffle board courts! Gated Entry way, of the evening! Low monthly maintenance! $215.00 a month includes water, ewer, Cable lawn, and trash pick up! Lovely 55 plus Golf Course Community~

17. 2013-09-04
    listed $47,900 692-char remark

    Show marketing remark (692 chars)

    Less then share value! Newer Central Heat and Air installed in 2010. Share valued at $55,000,Home has a front Florida room, not included in the heated sq feet so approximately 100 sq feet of front Florida room also a Side screened room and a utility shed, 2 bedrooms 2 bath and has a Florida room that the heated sq feet is not included in the Public records so this is extra sq footage. Three par golf course community with two heated pools! Large Clubhouse overlooks the Lake, fitness center! Library, shuffle board courts! Gated Entry way, of the evening! Low monthly maintenance! $215.00 a month includes water, ewer, Cable lawn, and trash pick up! Lovely 55 plus Golf Course Community~

18. 2002-04-01
    soldstatus $57,500

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 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: $22,527
• − Mortgage interest: −$9,243
• − Property taxes: −$1,784
• − Insurance: −$825
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − HOA: −$5,040
• − Depreciation: −$4,800
• Taxable loss: −$2,769
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $428/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): 27,596
• Household income: $59,993
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1243.0

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% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Guatemala
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -135.36%
• Current HPI: 313.5044
• Rent YoY: ▼ -1.06%
• 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

+187.0% since first listed

5 events — show timeline

• 2026-03-15 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-04 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-04 Listed $47,900 Stellar MLS as Distributed by MLS Grid
• 2002-04-01 Sold (Public Records) $57,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,784 · +6.7% YoY. Source: county tax records.