3046 Webley Dr · Largo, FL 33771

$229,900

2 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 1 Days on market

Built 1961 6,826 sqft lot Est $305k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This is an adorable 2 bedroom/ 1 bathroom home. It has had the same owner for the last 36 years. The bathroom was remodeled in 2025 with a walk in shower. There are double pane windows throughout, a tankless hot water heater, granite countertops, a laundry/utility room. The A/C was replaced in 2017 and the roof is from 2012. There is an enclosed back porch that overlooks a large fenced back yard. Make this home your own with some minor TLC.

Key facts

• 6,826 sq ft lot
• Built 1961

Property features AI

Finance

• Other: Homesteaded; Directions: From East Bay Dr, north on Fulton St NE, west on Webley Dr
• Financial info: No lease restrictions indicated; Partially furnished

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; North-facing; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.16-acre lot
• Exterior features: Enclosed rear porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Solid surface counters; Double pane windows; Electric fireplace in the family room; Bonus room
• Laundry & utility: Inside laundry room; Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $66 ($790/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (21.9% below list).
• Recommended offer: $180k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Belcher Elementary School (math 57% / reading 55%, grade C+, #832 of 2,144 statewide, top 40%, 489 students, 62% 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 soft (-1.1%/yr); 225 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $230k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $179,534 (21.9% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $304,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3073 Brookfield Dr	0.33mi	2/1.0	1,010 (+1%)	3mo	$250,000	$248	80
2625 Keene Park Dr	0.28mi	2/1.5	993 (-1%)	4mo	$330,000	$332	80
296 Huntington Dr	0.14mi	2/2.0	938 (-6%)	10mo	$315,000	$336	70
3487 Begonia Pl	0.41mi	2/1.0	936 (-7%)	3mo	$310,000	$331	68
3372 Keene Park Dr	0.27mi	2/2.5	1,075 (+7%)	5mo	$305,000	$284	65
2718 Keene Park Dr	0.22mi	2/1.5	901 (-10%)	10mo	$310,000	$344	63
2518 Keen Park Dr	0.34mi	3/1.0 (+1)	1,067 (+6%)	10mo	$285,000	$267	60
217 Emerald Ln	0.57mi	3/2.0 (+1)	1,013 (+1%)	8mo	$308,000	$304	56
591 Capistrano Ct	0.74mi	2/1.0	916 (-9%)	7mo	$214,000	$234	45
3785 Mission Ct	0.69mi	2/2.0	1,132 (+13%)	1mo	$245,000	$216	42
602 Rodeo Dr	0.71mi	2/2.0	1,132 (+13%)	2mo	$260,000	$230	39
207 Melody Ln	0.49mi	3/2.0 (+1)	1,143 (+14%)	7mo	$389,900	$341	39

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-38,441
• Equity at exit: $34,279

10-year hold

• IRR: -15.2%
• Equity multiple: 0.24×
• Total profit: $-48,890
• Equity at exit: $19,878

Cash invested: $64,372 (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: 225
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $66

Break-even live

Break-even rent $1,712

Max offer price $229,900

Occupancy floor 91%

Sensitivity live

Price	-10% $196	-5% $131	+0% $66	+5% $1	+10% $-64
Rent	-10% $-76	-5% $-5	+0% $66	+5% $137	+10% $208
Rate	-1.0pp $182	-0.5pp $124	base $66	+0.5pp $6	+1.0pp $-54

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Fulton St NE Unit 4 Largo, FL	2.0	1.0	760	$1,600	$2.11	16d	1	0.13mi
3377 Sherwood Dr Unit A Largo, FL	2.0	1.0	1064	$1,650	$1.55	9d	1	0.24mi
301 Seacrest Dr Largo, FL	1.0–2.0	1.0–1.5	975	$1,625	$1.67	23d	1	0.30mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	6d	1	0.32mi
3022 Meadow Lake Ave Largo, FL	2.0	1.0	900	$1,450	$1.61	12d	1	0.32mi
2505 E Bay Dr Lot 77 Largo, FL	2.0	1.5	1080	$1,395	$1.29	22d	1	0.46mi
3073 Pine Tree Ave Largo, FL	2.0	1.0	825	$1,350	$1.64	26d	1	0.48mi
3135 Pine Tree Ave Largo, FL	2.0	1.0	923	$1,395	$1.51	12d	1	0.48mi
3135 Pine Tree Ave Unit A Largo, FL	2.0	1.0	923	$1,395	$1.51	23d	1	0.48mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	23d	1	0.54mi
2291 E Bay Dr Largo, FL	2.0	2.0	708	$1,600	$2.26	22d	1	0.54mi
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	26d	1	0.58mi
636 Lake Palms Dr Unit Stylish Largo, FL	2.0	2.0	870	$2,000	$2.30	6d	1	0.58mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$1,774	$1.81	0d	24	0.59mi
84 21st Ter SE Unit 1502691P Largo, FL	3.0	2.0	1291	$5,895	$4.57	0d	1	0.61mi
101 Imperial Palm Dr Largo, FL	1.0–2.0	1.0–2.0	907	$1,810	$1.99	0d	34	0.63mi
9122 Jakes Path Largo, FL	3.0	2.5	1461	$2,600	$1.78	26d	1	0.65mi
2045 E Bay Dr Largo, FL	1.0–2.0	1.0–2.0	1114	$1,830	$1.64	0d	16	0.68mi
779 34th St SE Unit 1319966P Largo, FL	2.0	1.0	990	$2,941	$2.97	9d	1	0.69mi
2227 Rose Ln Clearwater, FL	2.0	1.5	1200	$3,200	$2.67	26d	1	0.70mi
2234 Rose Ln Clearwater, FL	3.0	2.0	1462	$2,400	$1.64	0d	1	0.72mi
225 Country Club Dr #1404 Largo, FL	2.0	2.0	1440	$1,700	$1.18	6d	1	0.75mi
4300 E Bay Dr Unit 204 Clearwater, FL	2.0	2.0	720	$1,399	$1.94	0d	1	0.83mi
44 Countryclub Dr #44 Largo, FL	2.0	2.0	1278	$2,300	$1.80	26d	1	0.90mi
68 Country Club Dr Largo, FL	2.0	2.0	1396	$2,100	$1.50	26d	1	0.92mi
69 Country Club Dr Largo, FL	2.0	2.0	1278	$2,000	$1.56	26d	1	0.92mi
4500 E Bay Dr #149 Clearwater, FL	2.0	2.0	1050	$1,850	$1.76	26d	1	0.92mi
4500 E Bay Dr #138 Clearwater, FL	2.0	2.0	1050	$1,350	$1.29	26d	1	0.92mi
221 Lake Ave NE Largo, FL	1.0–2.0	1.0–2.0	1095	$2,160	$1.97	0d	11	0.93mi
1700 Rosery Rd NE Largo, FL	2.0	2.0	1223	$2,300	$1.88	9d	1	0.95mi
960 Starkey Rd #5105 Largo, FL	2.0	2.0	1324	$2,295	$1.73	26d	1	0.96mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	16d	1	0.99mi
960 Starkey Rd #8402 Largo, FL	2.0	2.0	1324	$2,200	$1.66	26d	1	0.99mi
200 Country Club Dr #1505 Largo, FL	3.0	2.0	1255	$1,980	$1.58	16d	1	0.99mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	6d	1	1.05mi
1200 Country Club Dr #4102 Largo, FL	2.0	2.0	1324	$2,100	$1.59	6d	1	1.05mi
1200 Country Club Dr #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	6d	1	1.05mi
14875 Cromwell Dr Clearwater, FL	3.0	2.0	1485	$2,195	$1.48	18d	1	1.08mi
2871 S Pines Dr #24 Largo, FL	2.0	1.5	1048	$1,800	$1.72	26d	1	1.15mi
1679 Leisure Dr Clearwater, FL	3.0	2.0	1497	$3,200	$2.14	4d	1	1.16mi

Listing history 2 events

1. 2026-06-08
   remarks 484-char remark
2. 2026-06-08
   listed $229,900 Pending 1 DOM

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$1,295/yr (+$108/mo · 211.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $21,544
• − Mortgage interest: −$12,878
• − Property taxes: −$613
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$6,688
• Taxable loss: −$3,232
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $1,565/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

+334.6% since first listed

3 events — show timeline

• 2026-06-08 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 1990-08-01 Sold (Public Records) $52,900 Public Records

Property tax history

-4.9%/yr

Latest (2025): $613 · +5.6% YoY. Source: county tax records.