1100 Belcher Rd S #190 · Largo, FL 33771

$149,900

2 bd · 1.5 ba · 1,008 sqft · Manufactured public records · 247 Days on market

Built 1973 Est $142k · 5% 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 +16.3/30.0
• 1% rule +7.7/10.0
• DSCR +5.1/10.0
• ARV discount +5.0/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to Fairway Village! Step into this beautifully maintained double-wide residence, lovingly cared for by its current owners for the past 20 years. From the moment you arrive, you’ll feel the pride of ownership that makes this home truly special. If you’ve been searching for a home that blends comfort, quality, and peace of mind, look no further. This move-in-ready gem features numerous updates designed to provide years of worry-free living. A new A/C unit and heat pump were installed in early 2024, with new ductwork completed prior to installation. The TPO roof-over, completed by Community Roofing in 2020, ensures lasting protection and energy efficiency. Additional u

Key facts

• New a/c unit
• Heat pump
• New washer and dryer

Tags

• DOUBLE-WIDE RESIDENCE
• NEW A/C UNIT
• HEAT PUMP
• TPO ROOF-OVER
• NEW WASHER AND DRYER
• NEW TIE-DOWNS

Property features AI

Finance

• Other: Property is in a deed-restricted community with sidewalks and golf-cart-friendly rules
• Financial info: Total annual association fees $5,040; Lease restrictions apply
• HOA & community: Fairway Village/Maureen association; Monthly HOA fee of $420 (fee required); Association amenities: clubhouse, fitness center, pool, spa/hot tub, golf course access, shuffleboard court, recreation facilities, security, gated community, maintenance, management, wheelchair access, vehicle restrictions, cable TV, internet; Association fee includes: cable TV, internet, pool, sewer, trash, water, maintenance of grounds, management, common area taxes, escrow reserves fund, recreational facilities, security; Buyer approval required; Senior community; No pets allowed; Full-time management

Exterior

• Parking: Driveway; 2-space carport
• Security: Gated community; Community security; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Underground utilities; Sprinkler recycled; Other utilities
• Home design: Residential mobile home (double wide); One story; Entry faces east
• Construction: Metal frame and wood frame construction with vinyl siding; Membrane roof / roof over; Crawlspace foundation; Completed condition
• Exterior features: Enclosed patio; Front porch; Private mailbox; Rain gutters; Sidewalk; Shed(s); Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $83 ($997/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 soft (-1.1%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 247 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $150k implies a 154% 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $142,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Belcher Rd S #23	0.00mi	2/1.5	1,036 (+3%)	3mo	$109,900	$106	93
1100 Belcher Rd S #403	0.00mi	2/2.0	1,008 (0%)	8mo	$240,000	$238	91
1100 Belcher Rd S #121	0.00mi	2/2.0	1,008 (0%)	9mo	$190,000	$188	90
1100 Belcher Rd S #371	0.00mi	2/2.0	960 (-5%)	2mo	$130,000	$135	89
1100 Belcher Rd S #559	0.00mi	2/2.0	1,032 (+2%)	14mo	$145,000	$141	82
1100 Belcher Rd S #537	0.00mi	2/2.0	1,044 (+4%)	12mo	$185,000	$177	82
1100 Belcher Rd S #605	0.00mi	2/2.0	1,104 (+10%)	3mo	$110,000	$100	80
1100 Belcher Rd S #120	0.00mi	2/2.0	960 (-5%)	14mo	$185,000	$193	78
1100 Belcher Rd S #8	0.00mi	2/2.0	893 (-11%)	2mo	$95,000	$106	77
1100 Belcher Rd S #232	0.00mi	2/2.0	1,152 (+14%)	1mo	$55,000	$48	73
1100 Belcher Rd S #720	0.00mi	2/2.0	864 (-14%)	3mo	$130,000	$150	72
1100 Belcher Rd S #115	0.00mi	2/2.0	880 (-13%)	10mo	$82,000	$93	69

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: -17.0%
• Equity multiple: 0.42×
• Total profit: $-24,328
• Equity at exit: $22,351

10-year hold

• IRR: -19.1%
• Equity multiple: 0.17×
• Total profit: $-34,920
• Equity at exit: $12,961

Cash invested: $41,972 (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: 220
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$786
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$62
• HOA: −$420
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $83

Break-even live

Break-even rent $1,806

Max offer price $149,900

Occupancy floor 91%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Palm Way Largo, FL	3.0	1.0	1084	$1,950	$1.80	24d	1	0.24mi
3331 Whispering Dr N Largo, FL	2.0	2.0	1053	$2,190	$2.08	24d	1	0.29mi
3736 141st Pl Largo, FL	2.0	1.0	805	$1,650	$2.05	24d	1	0.30mi
779 34th St SE Unit 1319966P Largo, FL	2.0	1.0	990	$2,941	$2.97	8d	1	0.34mi
14875 Cromwell Dr Clearwater, FL	3.0	2.0	1485	$2,195	$1.48	17d	1	0.44mi
3030 Whispering Dr N Largo, FL	3.0	2.0	1348	$3,600	$2.67	24d	1	0.44mi
3767 138th Ave N Unit B Largo, FL	2.0	1.0	780	$1,495	$1.92	2d	1	0.48mi
2871 S Pines Dr #24 Largo, FL	2.0	1.5	1048	$1,800	$1.72	24d	1	0.50mi
3718 138th Ave N Unit 2 Largo, FL	2.0	1.0	750	$1,500	$2.00	24d	1	0.50mi
3135 Pine Tree Ave Largo, FL	2.0	1.0	923	$1,395	$1.51	11d	1	0.57mi
3135 Pine Tree Ave Unit A Largo, FL	2.0	1.0	923	$1,395	$1.51	22d	1	0.57mi
636 Lake Palms Dr Unit Stylish Largo, FL	2.0	2.0	870	$2,000	$2.30	4d	1	0.58mi
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	24d	1	0.58mi
3073 Pine Tree Ave Largo, FL	2.0	1.0	825	$1,350	$1.64	24d	1	0.59mi
8775 Christie Dr Largo, FL	2.0	3.0	1300	$2,198	$1.69	18d	1	0.69mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	4d	1	0.74mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	11d	1	0.74mi
3377 Sherwood Dr Unit A Largo, FL	2.0	1.0	1064	$1,650	$1.55	8d	1	0.88mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	24d	1	0.88mi
7001 142nd Ave N Lot 179 Largo, FL	2.0	2.0	1100	$2,495	$2.27	17d	1	0.91mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	20d	1	0.92mi
7001 142nd Ave N #157 Largo, FL	2.0	1.0	800	$1,795	$2.24	18d	1	0.94mi
9122 Jakes Path Largo, FL	3.0	2.5	1461	$2,600	$1.78	24d	1	0.95mi
199 Fulton St NE Unit 4 Largo, FL	2.0	1.0	760	$1,600	$2.11	14d	1	0.95mi
960 Starkey Rd #8402 Largo, FL	2.0	2.0	1324	$2,200	$1.66	24d	1	0.95mi
960 Starkey Rd #5105 Largo, FL	2.0	2.0	1324	$2,295	$1.73	24d	1	0.98mi
301 Seacrest Dr Largo, FL	1.0–2.0	1.0–1.5	975	$1,625	$1.67	22d	1	0.99mi
2227 Rose Ln Clearwater, FL	2.0	1.5	1200	$3,200	$2.67	24d	1	1.00mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,774	$1.81	3d	21	1.02mi
4500 E Bay Dr #138 Clearwater, FL	2.0	2.0	1050	$1,350	$1.29	24d	1	1.03mi
4500 E Bay Dr #149 Clearwater, FL	2.0	2.0	1050	$1,850	$1.76	24d	1	1.03mi
13635 Forest Lake Dr Largo, FL	2.0	1.5	1250	$1,990	$1.59	24d	1	1.03mi
2234 Rose Ln Clearwater, FL	2.0	2.0	1462	$2,400	$1.64	4d	1	1.04mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	15d	1	1.04mi
7360 Ulmerton Rd Unit 3C Largo, FL	1.0	1.0	846	$1,599	$1.89	24d	1	1.05mi
7360 Ulmerton Rd Unit 3C Largo, FL	1.0	1.0	846	$1,498	$1.77	8d	1	1.05mi
7360 Ulmerton Rd Unit NA Largo, FL	2.0	2.0	1155	$2,050	$1.77	24d	1	1.05mi
305 Glades Cir Largo, FL	1.0–3.0	1.0–1.5	875	$1,563	$1.79	2d	34	1.06mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	4d	1	1.09mi
1200 Country Club Dr #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	4d	1	1.09mi

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 19 events

1. 2026-06-18
   days on market $149,900 Active 247 DOM
2. 2026-06-17
   days on market $149,900 Active 246 DOM
3. 2026-06-16
   days on market $149,900 Active 245 DOM
4. 2026-06-15
   days on market $149,900 Active 244 DOM
5. 2026-06-13
   days on market $149,900 Active 242 DOM
6. 2026-06-09
   days on market $149,900 Active 238 DOM
7. 2026-06-08
   days on market $149,900 Active 237 DOM
8. 2026-06-07
   days on market $149,900 Active 236 DOM
9. 2026-06-04
   days on market $149,900 Active 233 DOM
10. 2026-06-03
    days on market $149,900 Active 232 DOM
11. 2026-06-01
    days on market $149,900 Active 230 DOM
12. 2026-05-31
    days on market $149,900 Active 229 DOM
13. 2026-01-26
    price $149,900
14. 2025-10-15
    listed $169,900 Active
15. 2025-07-15
    historical
16. 2025-03-14
    price $169,900
17. 2025-01-15
    listed $172,500 Active
18. 2003-05-01
    soldstatus $59,000
19. 1993-08-19
    soldstatus $46,500

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $1,898 · $158/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: $22,934
• − Mortgage interest: −$8,397
• − Property taxes: −$1,898
• − Insurance: −$750
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − HOA: −$5,040
• − Depreciation: −$4,361
• Taxable loss: −$1,180
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,281/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

+222.4% since first listed

7 events — show timeline

• 2026-01-26 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Listed $172,500 Stellar MLS as Distributed by MLS Grid
• 2003-05-01 Sold (Public Records) $59,000 Public Records
• 1993-08-19 Sold (Public Records) $46,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,898 · +7.2% YoY. Source: county tax records.