12760 Indian Rocks Rd #516 · Largo, FL 33774

$149,500

2 bd · 2.0 ba · 1,151 sqft · Condo public records · 259 Days on market

Built 1972 $860/mo HOA · 32% 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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to New Atlantis Club, a gated waterfront community located directly on the Intracoastal Waterway, this is all about location, location, location . .. This residence in Building 5 offers 2 bedrooms and 2 baths across 1,151 square feet of living space. The open layout features a split-bedroom plan, spacious living and dining area, and an inside laundry room for added convenience. The primary suite includes a walk-in closet and en-suite bath walk-in shower, while the second bedroom and bath provide comfortable guest accommodations. Residents enjoy a resort-style setting with two community pools, a heated spa, clubhouse, fitness center, shuffleboard and tennis courts, kayak and bike sto

Key facts

• Split-bedroom plan
• Walk-in closet
• Resort-style setting

Tags

• GATED WATERFRONT COMMUNITY
• SPLIT-BEDROOM PLAN
• INSIDE LAUNDRY ROOM
• WALK-IN CLOSET
• EN-SUITE BATH WALK-IN SHOWER
• RESORT-STYLE SETTING

Property features AI

Finance

• Other: Association name: Resource Property Management
• Financial info: Total annual association fees $10,320; Lease restrictions apply
• HOA & community: Monthly HOA fee of $860; HOA covers cable TV, common area taxes, pool, escrow reserves, structure and grounds maintenance, management, pest control, security, sewer, trash and water; Association amenities: clubhouse, pool, tennis courts; Association approval required; Buyer approval required for community; Deed restrictions; Community mailbox; Sidewalks; Pets not allowed

Exterior

• Parking: Paved road access
• Security: Community security included in association services
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Irrigation equipment
• Home design: Residential condominium; One level; Faces east; Floor 1 of building 5
• Construction: Block construction; Built-up and membrane roof; Slab foundation; Built in 3-story building
• Exterior features: Outdoor lighting; Outdoor grill; Rain gutters; Sidewalk; Tennis courts

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; 3 total rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 rising (+2.0%/yr); 209 active listings in the ZIP; 40 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 41% 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 $1k 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 259 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $150k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1972 — 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. 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: 1.82% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 4.6

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-18,481
• Equity at exit: $22,291

10-year hold

• IRR: -5.6%
• Equity multiple: 0.66×
• Total profit: $-14,222
• Equity at exit: $12,926

Cash invested: $41,860 (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: 209
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,717 high
• Mortgage (P&I): −$784
• Tax from tax record: −$252 /mo · $3,023/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$860
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $122

Break-even live

Break-even rent $2,563

Max offer price $149,500

Occupancy floor 91%

Sensitivity live

Price	-10% $207	-5% $164	+0% $122	+5% $80	+10% $37
Rent	-10% $-93	-5% $15	+0% $122	+5% $229	+10% $337
Rate	-1.0pp $197	-0.5pp $160	base $122	+0.5pp $83	+1.0pp $44

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12760 Indian Rocks Rd Largo, FL	1.0–2.0	1.0–2.0	923	$2,500	$2.71	5d	6	0.06mi
14472 Valentine Dr Largo, FL	2.0	2.0	1271	$2,300	$1.81	18d	1	0.20mi
9 Jeff Rd Largo, FL	2.0	1.0	964	$2,150	$2.23	5d	1	0.22mi
14130 Rosemary Ln Largo, FL	2.0	1.5	880	$1,725	$1.96	21d	2	0.40mi
349 La Hacienda Dr Indian Rocks Beach, FL	3.0	2.0	1254	$5,000	$3.99	25d	1	0.44mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0	1.0–2.0	997	$3,875	$3.88	3d	2	0.47mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0–3.0	1.0–2.0	1177	$3,200	$2.72	25d	2	0.47mi
318 Windrush Blvd #9 Indian Rocks Beach, FL	2.0	2.5	1390	$2,850	$2.05	25d	1	0.48mi
1 Windrush Blvd #63 Indian Rocks Beach, FL	2.0	1.0	955	$5,000	$5.24	25d	1	0.51mi
14531 Walsingham Rd Largo, FL	2.0	1.0–2.0	657	$2,600	$3.96	25d	3	0.56mi
1000 Bay Pine Blvd Indian Rocks Beach, FL	3.0	1.0	936	$3,595	$3.84	4d	1	0.61mi
12497 136th Ln Largo, FL	3.0	2.0	1350	$2,950	$2.19	25d	1	0.62mi
717 E Gulf Blvd Unit 1 Indian Rocks Beach, FL	2.0	1.0	850	$2,300	$2.71	20d	1	0.64mi
717 E Gulf Blvd Unit 3 Indian Rocks Beach, FL	2.0	1.0	850	$2,650	$3.12	20d	1	0.64mi
14283 Sharon Dr Largo, FL	3.0	2.0	1314	$2,590	$1.97	25d	1	0.65mi
13584 Twig Ter Largo, FL	3.0	2.0	1278	$4,200	$3.29	5d	1	0.68mi
720 E Gulf Blvd Unit B Indian Rocks Beach, FL	2.0	1.0	748	$2,600	$3.48	21d	1	0.68mi
1214 Bay Pine Blvd Unit B Indian Rocks Beach, FL	1.0	1.0	1480	$2,000	$1.35	25d	1	0.71mi
1210 Bay Palm Blvd Indian Rocks Beach, FL	3.0	2.0	1118	$4,495	$4.02	4d	1	0.73mi
1209 1st St Indian Rocks Beach, FL	2.0	1.5	768	$2,400	$3.12	25d	1	0.74mi
1005 Gulf Blvd Indian Rocks Beach, FL	2.0	1.5	1155	$4,000	$3.46	8d	1	0.79mi
115 Canal Ave #3 Indian Rocks Beach, FL	2.0	2.0	1415	$4,500	$3.18	25d	1	0.83mi
13200 Wilcox Rd Largo, FL	2.0	2.0	932	$1,755	$1.88	4d	2	0.89mi
12800 Vonn Rd Largo, FL	1.0–2.0	1.0	810	$1,458	$1.80	3d	16	0.91mi
1400 Gulf Blvd Unit 2B Indian Rocks Beach, FL	2.0	2.0	1074	$5,900	$5.49	25d	1	0.92mi
11500 Shipwatch Dr #1365 Largo, FL	2.0	2.0	1235	$2,400	$1.94	17d	1	0.93mi
13125 Wilcox Rd Largo, FL	1.0–2.0	1.0–2.0	840	$1,830	$2.18	2d	8	0.99mi
11300 Harbor Way #1734 Largo, FL	2.0	2.0	1235	$2,800	$2.27	5d	1	1.00mi
1907 2nd St Indian Rocks Beach, FL	2.0	2.0	1154	$4,400	$3.81	25d	1	1.03mi
2200 Gladys St Largo, FL	1.0–2.0	1.0–1.5	677	$1,595	$2.35	25d	1	1.05mi
13300 Walsingham Rd Largo, FL	1.0–4.0	1.0–2.0	1060	$1,788	$1.69	25d	1	1.10mi
2110 Gulf Blvd #11 Indian Rocks Beach, FL	2.0	1.0	775	$2,950	$3.81	25d	1	1.21mi
1387 Hill Dr Largo, FL	2.0	2.0	1450	$2,850	$1.97	24d	1	1.22mi
2503 Mary Sue St SW Largo, FL	3.0	2.0	1260	$2,211	$1.75	14d	1	1.26mi
2316 Fulton Way Largo, FL	3.0	2.0	1209	$2,699	$2.23	4d	1	1.30mi
2505 Bay Blvd #1 Indian Rocks Beach, FL	2.0	2.0	1090	$3,475	$3.19	5d	1	1.31mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,450	$2.76	22d	1	1.33mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,800	$3.15	25d	1	1.33mi
2502 Bay Blvd Unit 1 Indian Rocks Beach, FL	2.0	1.0	800	$2,950	$3.69	21d	1	1.33mi
2502 Bay Blvd Unit 6 Indian Rocks Beach, FL	2.0	1.0	800	$1,950	$2.44	25d	1	1.33mi

HOA detail condo

• Monthly dues: $860 · $10,320/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $149,500 Active 259 DOM
2. 2026-06-17
   days on market $149,500 Active 258 DOM
3. 2026-06-16
   days on market $149,500 Active 257 DOM
4. 2026-06-15
   days on market $149,500 Active 256 DOM
5. 2026-06-13
   days on market $149,500 Active 254 DOM
6. 2026-06-09
   days on market $149,500 Active 250 DOM
7. 2026-06-08
   days on market $149,500 Active 249 DOM
8. 2026-06-07
   days on market $149,500 Active 248 DOM
9. 2026-06-04
   pricedays on market $149,500 Active 245 DOM
10. 2026-06-03
    days on market $159,500 Active 244 DOM
11. 2026-06-01
    days on market $159,500 Active 242 DOM
12. 2026-05-31
    days on market $159,500 Active 241 DOM
13. 2025-10-29
    price $159,500
14. 2025-10-16
    price $162,000
15. 2025-10-02
    listed $180,000 Active
16. 1989-10-01
    soldstatus $43,000
17. 1984-01-01
    soldstatus $55,500

ⓘ 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: $3,023 · $252/mo
• Projected year-2 tax: $3,023 · $252/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $32,609
• − Mortgage interest: −$8,374
• − Property taxes: −$3,023
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − HOA: −$10,320
• − Depreciation: −$4,349
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,518/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): 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

+187.4% since first listed

5 events — show timeline

• 2025-10-29 Price Changed $159,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $162,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 1989-10-01 Sold (Public Records) $43,000 Public Records
• 1984-01-01 Sold (Public Records) $55,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,023 · +7.4% YoY. Source: county tax records.