36 Thatch Palm St E · Largo, FL 33770

$119,500

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 367 Days on market

Built 1973 Est $99k · 21% over $554/mo HOA · 27% 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 +21.7/30.0
• 1% rule +10.0/10.0
• DSCR +6.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE REDUCTION! GORGEOUS HOME! Welcome to this meticulously designed two-bedroom, two-bathroom residence established within Palm Hill Country Club, a notable community specifically catered to individuals aged 55 and over. The property offers access to a wide range of recreational amenities, including golf, swimming pools, jacuzzis, as well as courts for tennis, shuffleboard, and pickleball, plus dedicated areas for horseshoes. With a monthly maintenance fee of $595.00, essential services such as water, sewer, garbage disposal, lawn care, cable television, and internet access are comprehensively provided, ensuring a seamless living experience. INTERIOR: Upon entering this exquisite ho

Key facts

• Two-car carport
• Two spacious closets
• Tranquil back patio

Tags

• RECREATIONAL AMENITIES
• NEWLY RENOVATED KITCHEN
• TWO SPACIOUS CLOSETS
• TRANQUIL BACK PATIO
• TWO-CAR CARPORT
• EXTRA CHEST FREEZER

Property features AI

Finance

• Other: Furnished; Directions provided to community and clubhouse
• Financial info: Total annual HOA fees reported as $6,648; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $554 (includes cable TV, pool, internet, grounds maintenance, management, recreational facilities, sewer, trash, water, escrow reserves fund); Association requires approval and fees are required; Association amenities include clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, golf course access, recreation facilities, laundry; Senior community; No pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; High-speed internet / broadband available; Electricity available and connected; Water connected; Sewer connected
• Home design: Residential mobile home; Double wide; One story; West-facing; Entry level: One
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Originally built as double wide
• Exterior features: Enclosed patio; Patio; Private mailbox; Sidewalks; Shed(s); Trees and landscaping; Paved lot with asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room / dining room combo; Thermostat; Window treatments; Aluminum window frames
• Laundry & utility: Washer; Dryer; Laundry hookups noted as other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 falling (-3.5%/yr); 217 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 41% 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 $826 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 367 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 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. 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 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: 1.71% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $98,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Pindo Palm St W	0.23mi	2/1.5	912 (-10%)	1mo	$40,000	$44	71
18 Sabal Palm Dr	0.11mi	2/2.0	1,152 (+14%)	1mo	$149,000	$129	70
135 Royal Palm Cir	0.41mi	2/2.0	1,008 (0%)	14mo	$149,000	$148	69
574 Queen Palm St	0.42mi	2/2.0	948 (-6%)	1mo	$109,500	$116	69
79 Thatch Palm St W	0.22mi	2/2.0	944 (-6%)	12mo	$65,000	$69	69
309 Sago Palm St	0.37mi	2/2.0	952 (-6%)	6mo	$65,000	$68	68
71 Royal Palm Cir	0.41mi	2/2.0	912 (-10%)	0mo	$72,000	$79	65
724 Sugar Palm St	0.47mi	2/2.0	948 (-6%)	9mo	$47,500	$50	61
624 Queen Palm St	0.43mi	2/2.0	945 (-6%)	12mo	$150,000	$159	59
13 Frangipani Cir	0.21mi	2/2.0	864 (-14%)	11mo	$75,000	$87	58
57 Royal Palm Cir	0.49mi	2/2.0	1,128 (+12%)	1mo	$110,000	$98	57
38 Pindo Palm St E	0.08mi	2/2.0	864 (-14%)	19mo	$135,000	$156	57

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-13,280
• Equity at exit: $17,818

10-year hold

• IRR: -11.6%
• Equity multiple: 0.46×
• Total profit: $-18,018
• Equity at exit: $10,332

Cash invested: $33,460 (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: 217
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$627
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$50
• HOA: −$554
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $183

Break-even live

Break-even rent $1,807

Max offer price $119,500

Occupancy floor 86%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	3d	1	0.20mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	24d	1	0.25mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.38mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	3d	1	0.44mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	2d	1	0.45mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	3d	1	0.48mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	1d	1	0.50mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.57mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	2d	23	0.62mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	0.67mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	24d	1	0.78mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	1d	189	0.78mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	4d	1	0.83mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	14d	1	0.87mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	24d	1	0.87mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	21d	2	0.87mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	7d	1	0.87mi
264 Ridge Rd N Largo, FL	3.0	1.5	981	$2,400	$2.45	24d	1	0.92mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	17d	1	0.92mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	3d	1	0.96mi
605 4th Ave NW Largo, FL	1.0–2.0	1.0–2.0	1032	$2,350	$2.28	3d	6	0.99mi
1320 1st Ave NW Largo, FL	2.0	1.0	1100	$2,100	$1.91	24d	1	1.02mi
813 4th Ave NW Largo, FL	3.0	1.0	1295	$2,000	$1.54	17d	1	1.03mi
428 4th St NW Largo, FL	2.0	1.0	850	$1,900	$2.24	24d	1	1.05mi
423 4th St NW Largo, FL	3.0	1.0	960	$1,500	$1.56	4d	1	1.05mi
1500 West Bay Dr Largo, FL	2.0	1.0	740	$1,595	$2.16	14d	1	1.06mi
556 Clearwater Largo Rd Unit 1 Largo, FL	2.0	1.0	750	$1,600	$2.13	1d	1	1.11mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.12mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	1	1.13mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	1.13mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.13mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	7d	1	1.14mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	3	1.14mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.14mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	16d	1	1.15mi
705 3rd Ave NE Unit C Largo, FL	3.0	2.0	1113	$2,195	$1.97	3d	1	1.16mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.17mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	4d	1	1.22mi
1100 East Bay Dr #104 Largo, FL	2.0	2.0	840	$1,950	$2.32	3d	1	1.22mi
301 Velma Dr E Largo, FL	2.0	2.0	1346	$2,950	$2.19	24d	1	1.22mi

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 21 events

1. 2026-06-18
   days on market $119,500 Active 367 DOM
2. 2026-06-17
   days on market $119,500 Active 366 DOM
3. 2026-06-16
   days on market $119,500 Active 365 DOM
4. 2026-06-15
   days on market $119,500 Active 364 DOM
5. 2026-06-13
   days on market $119,500 Active 362 DOM
6. 2026-06-09
   days on market $119,500 Active 358 DOM
7. 2026-06-08
   days on market $119,500 Active 357 DOM
8. 2026-06-07
   days on market $119,500 Active 356 DOM
9. 2026-06-04
   days on market $119,500 Active 353 DOM
10. 2026-06-03
    days on market $119,500 Active 352 DOM
11. 2026-06-01
    days on market $119,500 Active 350 DOM
12. 2026-05-31
    pricedays on market $119,500 Active 349 DOM
13. 2026-05-06
    price $129,900
14. 2026-03-01
    status Active
15. 2026-02-28
    historical
16. 2025-11-14
    status Active
17. 2025-11-13
    historical
18. 2025-09-27
    price $155,000
19. 2025-06-14
    listed $169,500 Active
20. 2023-07-12
    soldstatus $173,000
21. 2011-04-27
    soldstatus $28,000

ⓘ 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: $2,369 · $197/mo
• Projected year-2 tax: $2,369 · $197/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: $24,470
• − Mortgage interest: −$6,694
• − Property taxes: −$2,369
• − Insurance: −$598
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$6,648
• − Depreciation: −$3,476
• Taxable income: $770
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $2,012/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

+363.9% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-14 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-12 Sold (Public Records) $173,000 Public Records
• 2011-04-27 Sold (Public Records) $28,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,369 · -7.1% YoY. Source: county tax records.