220 Royal Palm Cir · Largo, FL 33778

$160,000

2 bd · 2.0 ba · 792 sqft · Manufactured public records · 484 Days on market

Built 1975 $595/mo HOA · 31% 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 +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Palm Hill is one of the most dynamic 55+ communities in Pinellas County. Three pools, two hot tubs, shuffleboard, tennis golf and much more are available for your pleasure! This nicely updated home is a 2-bedroom, 2 bath split plan that will be sold fully furnished for the buyer’s convenience. A monthly maintenance fee of $595.00 includes water, sewer, garbage, lawn, cable and internet. Now that’s the way to maximize your budget! Interior Features: Once inside you will notice the attractive revisions that have been made to the home. The kitchen has newer bright white cabinets and a brand-new backsplash with tranquil blue tones. The kitchen is also equipped with a garbage disp

Key facts

• Two hot tubs
• Updated dishwasher
• Brand new backsplash

Tags

• THREE POOLS
• TWO HOT TUBS
• NEWER BRIGHT WHITE CABINETS
• BRAND NEW BACKSPLASH
• UPDATED DISHWASHER
• UPDATED REFRIGERATOR

Property features AI

Finance

• Other: Furnished; Lease restrictions apply; Association contact: Megan DiBello
• HOA & community: Has HOA; monthly fee $554 (includes cable TV, pool, internet, grounds maintenance, management, recreational facilities, sewer, trash, water, escrow reserves); Association amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, golf course, recreation facilities, laundry, community mailbox, sidewalks; Buyer/association approval required; Senior community; Pets not allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable available and connected; High-speed internet/BB/HS available; Electricity available and connected; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; North-facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Enclosed screened patio/porch (Florida room); Sidewalk; Paved lot

Interior

• Kitchen: Dishwasher; Disposal; 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; Split bedroom floorplan; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.9% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 35% 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 $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 484 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $140,800 (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 484 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 1975 — 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: 1.21% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $68,904
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Frangipani Cir	0.51mi	2/2.0	785 (-1%)	9mo	$49,000	$62	67
13 Pindo Palm St E	0.43mi	2/1.0	720 (-9%)	1mo	$47,000	$65	60
38 Pindo Palm St E	0.23mi	2/2.0	864 (+9%)	19mo	$135,000	$156	59
13 Frangipani Cir	0.50mi	2/2.0	864 (+9%)	11mo	$75,000	$87	53

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: -23.2%
• Equity multiple: 0.22×
• Total profit: $-34,963
• Equity at exit: $23,857

10-year hold

• IRR: -25.1%
• Equity multiple: -0.10×
• Total profit: $-49,435
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$839
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$67
• HOA: −$595
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-99

Break-even live

Break-even rent $2,058

Max offer price $142,572

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	4d	1	0.21mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.21mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.29mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.37mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.49mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.61mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.62mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.78mi
157 2nd Ave SW Unit A Largo, FL	2.0	1.0	678	$1,600	$2.36	24d	1	0.87mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	0.90mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	0.92mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	0.95mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	0.97mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	1.05mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	4d	1	1.10mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	1.11mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.14mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	1.15mi
417 Woodrow Ave Largo, FL	1.0	1.0	650	$1,175	$1.81	18d	1	1.17mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	1.19mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	24d	1	1.20mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	1.21mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	1.25mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	1.26mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	15d	1	1.27mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	1.32mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	4d	1	1.33mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	1.38mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	2d	1	1.38mi
558 Clearwater Largo Rd Unit 1 Largo, FL	1.0	1.0	620	$1,400	$2.26	2d	1	1.38mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	1.39mi
1100 East Bay Dr #104 Largo, FL	2.0	2.0	840	$1,950	$2.32	4d	1	1.42mi
516 5th Ave NE Largo, FL	3.0	2.0	1057	$2,250	$2.13	24d	1	1.47mi
516 5th Ave NE Largo, FL	3.0	2.0	1073	$2,250	$2.10	15d	1	1.47mi
1628 Pine St Largo, FL	1.0	1.0	850	$1,650	$1.94	24d	1	1.48mi
1884 Pine St Largo, FL	3.0	1.5	1012	$2,499	$2.47	22d	1	1.49mi
2101 West Bay Dr Largo, FL	2.0	1.0	1000	$1,650	$1.65	4d	1	1.49mi
447 6th Ave NE Unit B Largo, FL	2.0	1.0	840	$1,650	$1.96	11d	1	1.50mi

HOA detail

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

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 484 DOM
2. 2026-06-17
   days on market $160,000 Active 483 DOM
3. 2026-06-16
   days on market $160,000 Active 482 DOM
4. 2026-06-15
   days on market $160,000 Active 481 DOM
5. 2026-06-13
   days on market $160,000 Active 479 DOM
6. 2026-06-09
   days on market $160,000 Active 475 DOM
7. 2026-06-08
   days on market $160,000 Active 474 DOM
8. 2026-06-07
   days on market $160,000 Active 473 DOM
9. 2026-06-04
   days on market $160,000 Active 470 DOM
10. 2026-06-03
    days on market $160,000 Active 469 DOM
11. 2026-06-01
    days on market $160,000 Active 467 DOM
12. 2026-05-31
    days on market $160,000 Active 466 DOM
13. 2026-02-07
    status Active
14. 2026-02-04
    historical
15. 2025-08-05
    status Active
16. 2025-08-04
    historical
17. 2025-05-24
    price $160,000
18. 2025-05-07
    status Active
19. 2025-05-04
    historical
20. 2025-02-14
    listed $130,000 Active
21. 2021-01-26
    soldstatus $75,000
22. 2018-07-20
    soldstatus $66,000
23. 2017-10-11
    soldstatus $64,000

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 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: $23,196
• − Mortgage interest: −$8,962
• − Property taxes: −$1,500
• − Insurance: −$800
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$7,140
• − Depreciation: −$4,655
• Taxable loss: −$3,572
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $-327/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: 42,315
• 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

+150.0% since first listed

11 events — show timeline

• 2026-02-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-24 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-14 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-26 Sold (Public Records) $75,000 Public Records
• 2018-07-20 Sold (Public Records) $66,000 Public Records
• 2017-10-11 Sold (Public Records) $64,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,500 · -12.1% YoY. Source: county tax records.