13940 Anona Heights Dr #6 · Largo, FL 33774

$174,900

2 bd · 1.0 ba · 832 sqft · Condo public records · 29 Days on market

Built 1970 $170/mo HOA · 8% of rent

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Why this score? — see what drove the B- 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Villa is a rare find offering one of the most affordable properties in Pinellas County living this close to the Gulf beaches (1.5 miles). This inviting 832 sq ft, 2-bedroom, 1-bath Villa (built 1970) sits in a well-maintained 55+ community and delivers exceptional value with low monthly HOA fees of just $170 (covers water, sewer & trash, grounds maintenance, clubhouse and pool maintenance). Step into the covered screened front porch featuring a ceiling fan and convenient storage closet – the perfect spot for relaxing mornings or evening breezes. Inside, enjoy an open floor plan where the living room, dining area, and kitchen flow seamlessly together, creating a spacious feel

Key facts

• Walkable to shopping
• Non-evacuation zone
• Non-flood zone

Tags

• COVERED SCREENED FRONT PORCH
• DIRECT ACCESS TO OUTDOOR SPACE
• WALKABLE TO SHOPPING
• NON-EVACUATION ZONE
• NON-FLOOD ZONE

Property features AI

Finance

• Other: Unfurnished; Homestead exempt
• Financial info: Total annual fees reported $2,040; Lease restrictions apply
• HOA & community: HOA required (monthly fee $170); Association includes pool, sewer, maintenance of grounds, escrow reserves; Association approval required; Community features: clubhouse, deed restrictions, golf carts allowed, pool, sidewalks; Senior community; Pets allowed

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected
• Home design: Attached villa; Single-story (one level); Faces east
• Construction: Block construction; Built-up roof; Slab foundation; Built in 1 building area reported
• Exterior features: Front porch; Private in-ground gunite pool; Asphalt road access

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+2.0%/yr); 209 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $175k implies a 169% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,680
• Equity at exit: $26,078

10-year hold

• IRR: 12.2%
• Equity multiple: 1.92×
• Total profit: $44,900
• Equity at exit: $15,122

Cash invested: $48,972 (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 33774

• Rents YoY: 2.0%
• Active inventory: 209
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$917
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$73
• HOA: −$170
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $584

Break-even live

Break-even rent $1,518

Max offer price $174,900

Occupancy floor 69%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14130 Rosemary Ln Largo, FL	2.0	1.5	880	$1,725	$1.96	20d	2	0.15mi
9 Jeff Rd Largo, FL	2.0	1.0	964	$2,150	$2.23	4d	1	0.44mi
12760 Indian Rocks Rd Largo, FL	1.0–2.0	1.0–2.0	923	$2,500	$2.71	4d	6	0.56mi
14531 Walsingham Rd Largo, FL	2.0	1.0–2.0	657	$2,600	$3.96	24d	3	0.58mi
13300 Walsingham Rd Largo, FL	1.0–4.0	1.0–2.0	1060	$1,788	$1.69	24d	1	0.60mi
12800 Vonn Rd Largo, FL	1.0–2.0	1.0	810	$1,458	$1.80	2d	16	0.64mi
13200 Wilcox Rd Largo, FL	2.0	2.0	932	$1,755	$1.88	3d	2	0.70mi
13125 Wilcox Rd Largo, FL	1.0–2.0	1.0–2.0	840	$1,830	$2.18	2d	8	0.83mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0	1.0–2.0	997	$3,875	$3.88	2d	2	0.85mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0–3.0	1.0–2.0	1177	$3,200	$2.72	24d	2	0.85mi
1 Windrush Blvd #63 Indian Rocks Beach, FL	2.0	1.0	955	$5,000	$5.24	24d	1	0.85mi
2200 Gladys St Largo, FL	1.0–2.0	1.0–1.5	677	$1,595	$2.35	24d	1	0.98mi
717 E Gulf Blvd Unit 1 Indian Rocks Beach, FL	2.0	1.0	850	$2,300	$2.71	20d	1	1.06mi
717 E Gulf Blvd Unit 3 Indian Rocks Beach, FL	2.0	1.0	850	$2,650	$3.12	20d	1	1.06mi
720 E Gulf Blvd Unit B Indian Rocks Beach, FL	2.0	1.0	748	$2,600	$3.48	20d	1	1.10mi
1000 Bay Pine Blvd Indian Rocks Beach, FL	3.0	1.0	936	$3,595	$3.84	4d	1	1.11mi
206 Bates Ave Unit E Indian Rocks Beach, FL	1.0	1.0	600	$1,945	$3.24	4d	1	1.11mi
1210 Bay Palm Blvd Indian Rocks Beach, FL	3.0	2.0	1118	$4,495	$4.02	4d	1	1.23mi
1209 1st St Indian Rocks Beach, FL	2.0	1.5	768	$2,400	$3.12	24d	1	1.24mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,800	$3.15	24d	1	1.26mi
3000 Karen Ave Largo, FL	2.0	1.0	888	$2,450	$2.76	22d	1	1.26mi
3054 Adrian Ave Largo, FL	2.0	1.0	1059	$3,500	$3.31	4d	1	1.39mi
1400 Gulf Blvd Unit 2B Indian Rocks Beach, FL	2.0	2.0	1074	$5,900	$5.49	24d	1	1.42mi
1884 Pine St Largo, FL	3.0	1.5	1012	$2,499	$2.47	22d	1	1.42mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	24d	1	1.42mi
10350 Imperial Point Dr W #10 Largo, FL	1.0	1.0	815	$1,550	$1.90	3d	1	1.42mi
3223 Dryer Ave Largo, FL	2.0	1.0	1000	$1,800	$1.80	24d	1	1.43mi
10351 Regal Dr Largo, FL	1.0	1.0–1.5	837	$1,700	$2.03	20d	2	1.44mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	4d	1	1.49mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Likely covers: watersewertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $174,900 Active 29 DOM
2. 2026-06-17
   days on market $174,900 Active 28 DOM
3. 2026-06-16
   days on market $174,900 Active 27 DOM
4. 2026-06-15
   price $174,900 Active 26 DOM
5. 2026-06-15
   days on market $177,900 Active 26 DOM
6. 2026-06-13
   days on market $177,900 Active 24 DOM
7. 2026-06-09
   days on market $177,900 Active 20 DOM
8. 2026-06-08
   days on market $177,900 Active 19 DOM
9. 2026-06-07
   days on market $177,900 Active 18 DOM
10. 2026-06-04
    days on market $177,900 Active 15 DOM
11. 2026-06-03
    days on market $177,900 Active 14 DOM
12. 2026-06-01
    days on market $177,900 Active 12 DOM
13. 2026-05-31
    days on market $177,900 Active 11 DOM
14. 2026-05-20
    listed $177,900 Active
15. 2018-01-02
    soldstatus $65,000
16. 2003-12-29
    soldstatus $60,000
17. 1994-06-01
    soldstatus $25,000

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$981/yr (+$82/mo · 208.7%)

ⓘ 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 ≥107°F today · 27 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: $27,093
• − Mortgage interest: −$9,797
• − Property taxes: −$470
• − Insurance: −$874
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$2,040
• − Depreciation: −$5,088
• Taxable income: $4,489
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $5,935/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): 19,799
• Household income: $79,139
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 546.0

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% Black 11% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Hispanic 2%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -383.61%
• Current HPI: 336.629
• Rent YoY: ▲ 2.01%
• 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

+611.6% since first listed

4 events — show timeline

• 2026-05-20 Listed $177,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-02 Sold (Public Records) $65,000 Public Records
• 2003-12-29 Sold (Public Records) $60,000 Public Records
• 1994-06-01 Sold (Public Records) $25,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $470 · +5.7% YoY. Source: county tax records.