522 Rosery Rd NW · Largo, FL 33770

$475,000

15 bd · 2.0 ba · 1,176 sqft · MultiFamily public records · 9 Days on market

Built 1946 5,628 sqft lot

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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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

Key facts

• Thoughtfully updated
• Conveniently located
• 5,628 sq ft lot

Tags

• CONVENIENTLY LOCATED
• THOUGHTFULLY UPDATED
• ON-SITE LAUNDRY FACILITY
• SHARED COMMUNITY YARD

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×2bd/1ba units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $69 ($824/yr) — positive. Per door: $23/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (14.8% below list).
• Recommended offer: $405k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Mildred Helms Elementary School (math 54% / reading 49%, grade C-, #1,035 of 2,144 statewide, top 49%, 514 students, 65% 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 falling (-3.5%/yr); 219 active listings in the ZIP; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $4,049/mo this rent would consume 81% of the median local household income ($60k/yr) (locally 1404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $228k; list at $475k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $404,900 (14.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-84,496
• Equity at exit: $70,824

10-year hold

• IRR: -18.1%
• Equity multiple: 0.14×
• Total profit: $-113,936
• Equity at exit: $41,069

Cash invested: $133,000 (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 33770

• Rents YoY: -3.5%
• Active inventory: 219
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $4,049 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$441 /mo · $5,294/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $69

Break-even live

Break-even rent $3,962

Max offer price $475,000

Occupancy floor 93%

Sensitivity live

Price	-10% $338	-5% $203	+0% $69	+5% $-66	+10% $-200
Rent	-10% $-251	-5% $-91	+0% $69	+5% $229	+10% $389
Rate	-1.0pp $308	-0.5pp $189	base $69	+0.5pp $-54	+1.0pp $-180

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,582
1× unit	2	1	$1,466
Total (3 units)			$4,049

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-04-15
   status Pending
2. 2026-04-06
   listed $475,000 Active
3. 2019-08-16
   soldstatus $228,000
4. 2019-08-13
   soldstatus $228,000 Sold 488-char remark

   Show marketing remark (488 chars)

   Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

5. 2019-06-29
   status Pending 488-char remark

   Show marketing remark (488 chars)

   Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

6. 2019-06-20
   status Active 488-char remark

   Show marketing remark (488 chars)

   Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

7. 2019-04-04
   status Pending 488-char remark

   Show marketing remark (488 chars)

   Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

8. 2019-04-04
   historical 488-char remark

   Show marketing remark (488 chars)

   Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

9. 2019-04-03
   status Active 488-char remark

   Show marketing remark (488 chars)

   Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

10. 2019-03-28
    status Pending 488-char remark

    Show marketing remark (488 chars)

    Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

11. 2019-03-15
    listed $239,900 Active 488-char remark

    Show marketing remark (488 chars)

    Cash Cow Triplex grossing $27,000/year income within walking distance to brand new retails centers, restaurants, shopping and bussing. There are two - 1 bedroom 1 bath units and one - 2 bedroom 1 bath unit. Both structures have Brand New Roofs (2019), the 2/1 has a brand new AC, a brand new kitchen and new interior paint. The 1 bedroom 1 bath's are clean with great tenants. There is a community yard and community laundry facility. The property is turn-key and ready for the new owner.

12. 2018-03-16
    soldstatus $145,000
13. 2018-03-13
    soldstatus $140,000
14. 2015-11-20
    historical
15. 2015-09-25
    status Active
16. 2015-08-28
    historical
17. 2015-08-15
    listed $159,000 Active
18. 2015-06-16
    historical
19. 2015-04-26
    status Active
20. 2015-04-13
    historical
21. 2015-01-29
    price $159,000
22. 2014-11-17
    listed $159,900 Active
23. 2011-06-29
    soldstatus $63,000
24. 2011-06-21
    soldstatus $62,000
25. 2011-06-09
    soldstatus $62,000
26. 2011-04-13
    listed $74,900

ⓘ 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: $5,294 · $441/mo
• Projected year-2 tax: $5,294 · $441/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 7 d/yr ≥108°F today · 25 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: $48,588
• − Mortgage interest: −$26,607
• − Property taxes: −$5,294
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,887
• − Management: −$3,887
• − Depreciation: −$13,818
• Taxable loss: −$7,281
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $2,571/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): 25,368
• Household income: $59,815
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1404.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▼ -317.05%
• Current HPI: 353.8484
• Rent YoY: ▼ -3.47%
• 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

+534.2% since first listed

26 events — show timeline

• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $475,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-16 Sold (Public Records) $228,000 Public Records
• 2019-08-13 Sold (MLS) $228,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-06-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-15 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2018-03-16 Sold (Public Records) $145,000 Public Records
• 2018-03-13 Sold (Public Records) $140,000 Public Records
• 2015-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-09-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-15 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-04-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-01-29 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-17 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2011-06-29 Sold (Public Records) $63,000 Public Records
• 2011-06-21 Sold (Public Records) $62,000 Public Records
• 2011-06-09 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2011-04-13 Listed $74,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $5,294 · +14.4% YoY. Source: county tax records.