57 Royal Palm Cir · Largo, FL 33778

$115,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 39 Days on market

Built 1980 Est $150k · 23% under $595/mo HOA · 28% 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 +28.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the ease of resort-style living at Palm Hill Country Club. This prominent 55+ community offers a carefree lifestyle with non-stop social activities and recreation. This well-thought-out neighborhood features an outstanding selection of amenities, including three inviting swimming pools, two calming spas, tennis courts, a 9-hole golf course, and popular pickleball courts, catering to a wide range of interests. An active social scene includes organized events, clubs, and planned excursions, making it easy to build friendships and stay involved. The monthly maintenance fee of $595.00 provides excellent value, covering water, sewer, lawn service, trash removal, cable, and internet for

Key facts

• 9 hole golf course
• Pickleball courts
• No rear neighbors

Tags

• THREE SWIMMING POOLS
• TWO SPAS
• TENNIS COURTS
• 9 HOLE GOLF COURSE
• PICKLEBALL COURTS
• NO REAR NEIGHBORS

Property features AI

Finance

• Other: Furnished; Directions available
• Financial info: Total monthly HOA fees $595 (total annual fees $7,140); Lease restrictions apply
• HOA & community: Has HOA (monthly fee $595) with required approval; HOA includes cable TV, pool, internet, grounds maintenance, management, recreational facilities, sewer, trash, water, escrow reserves; Association amenities: clubhouse, golf course, pool, recreation facilities, tennis, pickleball, shuffleboard, spa/hot tub, laundry; Senior community; Pets allowed (cats and dogs, with number/size limits)

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available and connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Single-story; East-facing; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Screened patio/porch; Sidewalks; Landscaped grounds; Paved surfaces

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Window treatments
• Laundry & utility: Washer; Other laundry features; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+1.4%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($65k/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 $795 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 39 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $115k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.82% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $150,024
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Royal Palm Cir	0.00mi	2/2.0	1,128 (0%)	1mo	$110,000	$98	100
18 Sabal Palm Dr	0.52mi	2/2.0	1,152 (+2%)	1mo	$149,000	$129	72
672 Sugar Palm St	0.19mi	2/2.0	1,296 (+15%)	2mo	$173,000	$133	65
775 Royal Palm Cir	0.15mi	2/2.0	1,008 (-11%)	20mo	$135,350	$134	59
135 Royal Palm Cir	0.46mi	2/2.0	1,008 (-11%)	14mo	$149,000	$148	49
8 Pindo Palm St E	0.56mi	2/2.0	1,248 (+11%)	17mo	$144,000	$115	42

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 · 1.38% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,047
• Equity at exit: $17,147

10-year hold

• IRR: 9.1%
• Equity multiple: 1.63×
• Total profit: $20,315
• Equity at exit: $9,943

Cash invested: $32,200 (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 33778

• Rents YoY: 1.4%
• Active inventory: 139
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$48
• HOA: −$595
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $372

Break-even live

Break-even rent $1,623

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	3d	1	0.15mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.22mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	2d	1	0.24mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	7d	1	0.36mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	2d	23	0.37mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	17d	1	0.40mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.42mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	24d	1	0.42mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	3d	1	0.51mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.67mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	1	0.67mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.69mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	7d	1	0.69mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	3	0.70mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	0.70mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	3d	1	0.70mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	0.71mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	3d	1	0.71mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	1d	1	0.74mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	7d	1	0.77mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	4d	1	0.81mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	0.84mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	0.98mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	1.00mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	24d	1	1.02mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	1.06mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	16d	1	1.07mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	4d	1	1.09mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	1.09mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	1d	189	1.17mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	1.20mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	24d	1	1.22mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	17d	1	1.30mi
1884 Pine St Largo, FL	3.0	1.5	1012	$2,499	$2.47	21d	1	1.30mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	4d	1	1.30mi
1628 Pine St Largo, FL	1.0	1.0	850	$1,650	$1.94	24d	1	1.31mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	24d	1	1.33mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	21d	2	1.33mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	14d	1	1.33mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	4d	1	1.35mi

HOA detail

• Monthly dues: $595 · $7,140/yr
• Likely covers: watersewertrashinternetcablepool

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-04
   listed $115,000 Active
3. 2009-11-06
   soldstatus $25,000
4. 2004-09-01
   soldstatus $72,500

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$521/yr (+$43/mo · 120.4%)

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

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 6 d/yr ≥108°F today · 18 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: $25,129
• − Mortgage interest: −$6,442
• − Property taxes: −$433
• − Insurance: −$575
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$7,140
• − Depreciation: −$3,345
• Taxable income: $3,173
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $3,706/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): 16,807
• Household income: $65,355
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 261.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 11% Black 9% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 6%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 3%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 10% Vietnamese 1% French/Haitian/Cajun 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: ▼ -320.64%
• Current HPI: 369.3008
• Rent YoY: ▲ 1.38%
• 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

+58.6% since first listed

4 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-06 Sold (Public Records) $25,000 Public Records
• 2004-09-01 Sold (Public Records) $72,500 Public Records

Property tax history

-3.9%/yr

Latest (2025): $433 · +6.9% YoY. Source: county tax records.