13225 101st St #168 · Largo, FL 33773

$115,000

2 bd · 1.5 ba · 1,004 sqft · Manufactured public records · 105 Days on market

Built 1971 Est $137k · 16% under $285/mo HOA · 14% of rent

---

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 +30.0/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the lifestyle you’ve been dreaming of in this five-star, 55+ resident-owned community. Residents have access to wonderful amenities including a refreshing pool, shuffleboard courts, and a welcoming clubhouse that serves as the hub for the many planned activities and social events held throughout the year. The location is ideal, with easy access to nearby shopping centers, a wide variety of restaurants, and everyday conveniences just minutes away. The exceptionally low maintenance fee of only $285 per month includes water, sewer, lawn care, and garbage service, helping keep living both simple and affordable. Travel and recreation are also within easy reach, as the community is co

Key facts

• Shuffleboard courts
• Refreshing pool
• Low maintenance fee

Tags

• REFRESHING POOL
• SHUFFLEBOARD COURTS
• WELCOMING CLUBHOUSE
• EASY ACCESS TO SHOPPING
• VARIETY OF RESTAURANTS
• LOW MAINTENANCE FEE

Property features AI

Finance

• Other: Furnished; Association requires approval
• Financial info: Monthly HOA: $285 (Total monthly fees listed as $285); Total annual fees listed as $3,420; Lease restrictions apply
• HOA & community: Association: Doc Holliday (monthly fee $285); Association fee includes pool, sewer, water, trash, management, maintenance of grounds, recreational facilities, escrow reserves; Clubhouse, pool, shuffleboard court, recreation facilities; Buyer/association approval required; Senior community; No pets allowed; Golf carts allowed; Sidewalks and association-owned recreation

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Water connected; Sewer connected
• Home design: Residential mobile home, double wide; Single-story (one level); Faces east
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area: 1504 sq ft (living area: 1004 sq ft)
• Exterior features: Enclosed patio/porch (Florida room); Awnings; Private mailbox; Sidewalks; Cul-de-sac lot; Paved lot with asphalt road; Shed(s); Landscaped with trees

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Fuguitt Elementary School (math 48% / reading 50%, grade D, #1,134 of 2,144 statewide, top 54%, 479 students, 68% FRL); Osceola Middle School (math 48% / reading 45%, grade D+, #297 of 571 statewide, top 52%, 1,009 students, 52% FRL); Richard O Jacobson Technical High School At Seminole (math 52% / reading 53%, grade C-, #154 of 667 statewide, top 24%, 578 students, 45% FRL).
• Market conditions: Rents falling (-3.4%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 31% of the median local income ($77k/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 $795 of loan paydown is wiped out by about $3k 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 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $136,544
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13225 101st St #166	0.18mi	2/2.0	960 (-4%)	7mo	$152,500	$159	77
13225 101st St #411	0.18mi	2/2.0	1,056 (+5%)	18mo	$115,000	$109	66
9900 Ulmerton Rd #236	0.19mi	2/2.0	1,152 (+15%)	13mo	$172,500	$150	54
13225 101st St #350	0.18mi	2/2.0	1,152 (+15%)	18mo	$80,000	$69	50
9900 Ulmerton Rd #214	0.19mi	2/2.0	1,152 (+15%)	20mo	$156,500	$136	48

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,040
• Equity at exit: $17,147

10-year hold

• IRR: 9.9%
• Equity multiple: 1.64×
• Total profit: $20,462
• Equity at exit: $9,943

Cash invested: $32,200 (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 33773

• Rents YoY: -3.4%
• Active inventory: 119
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$603
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$285
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $460

Break-even live

Break-even rent $1,409

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $525	-5% $492	+0% $460	+5% $427	+10% $395
Rent	-10% $302	-5% $381	+0% $460	+5% $538	+10% $617
Rate	-1.0pp $518	-0.5pp $489	base $460	+0.5pp $430	+1.0pp $400

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	6d	1	0.03mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	20d	1	0.34mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	26d	1	0.46mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	16d	1	0.60mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	6d	1	0.61mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	5d	1	0.66mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	4d	23	0.69mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	4d	1	0.81mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	26d	1	0.82mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	26d	1	0.84mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	5d	1	0.86mi
10155 Sailwinds Blvd S #204 Largo, FL	2.0	2.0	1018	$1,695	$1.67	0d	1	0.86mi
10160 Sailwinds Blvd S Largo, FL	2.0	2.0	901	$1,950	$2.16	26d	2	0.88mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	6d	1	0.93mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	26d	1	0.95mi
10495 118th Ave Largo, FL	3.0	2.0	1169	$2,250	$1.92	6d	1	0.95mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	26d	1	1.04mi
10568 117th Dr Largo, FL	3.0	2.0	1118	$2,400	$2.15	0d	1	1.05mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	10d	1	1.07mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,050	$2.42	0d	1	1.10mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,150	$2.48	0d	2	1.10mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	0d	184	1.12mi
13250 Ridge Rd Largo, FL	2.0–3.0	2.0	1167	$1,975	$1.69	0d	2	1.19mi
10560 114th Ter Largo, FL	3.0	1.0	1232	$3,000	$2.44	6d	1	1.21mi
1200 Country Club Dr #3302 Largo, FL	2.0	2.0	1320	$2,200	$1.67	6d	1	1.24mi
1200 Country Club Dr #4102 Largo, FL	2.0	2.0	1324	$2,100	$1.59	6d	1	1.24mi
1200 Country Club Dr #1502 Largo, FL	2.0	2.0	1320	$2,350	$1.78	6d	1	1.24mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	6d	1	1.26mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	26d	1	1.27mi
8775 Christie Dr Largo, FL	2.0	3.0	1300	$2,198	$1.69	20d	1	1.28mi
960 Starkey Rd #8402 Largo, FL	2.0	2.0	1324	$2,200	$1.66	26d	1	1.28mi
504 7th St SE Largo, FL	2.0	1.0	888	$2,250	$2.53	0d	1	1.29mi
960 Starkey Rd #10305 Largo, FL	2.0	2.0	1324	$2,200	$1.66	17d	1	1.29mi
960 Starkey Rd #5105 Largo, FL	2.0	2.0	1324	$2,295	$1.73	26d	1	1.32mi
10580 112th Ave Largo, FL	3.0	1.0	925	$1,995	$2.16	6d	1	1.33mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	26d	1	1.35mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	6d	1	1.38mi
11290 109th Ln Largo, FL	2.0	1.0	988	$1,995	$2.02	26d	1	1.38mi
2820 S Pines Dr #132 Largo, FL	2.0	1.5	1048	$1,800	$1.72	0d	1	1.43mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	6d	1	1.44mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: watersewertrashlandscapingpool

Listing history 14 events

1. 2026-06-22
   days on market $115,000 Active 105 DOM
2. 2026-06-18
   days on market $115,000 Active 102 DOM
3. 2026-06-17
   days on market $115,000 Active 101 DOM
4. 2026-06-16
   days on market $115,000 Active 100 DOM
5. 2026-06-15
   days on market $115,000 Active 99 DOM
6. 2026-06-13
   days on market $115,000 Active 97 DOM
7. 2026-06-09
   days on market $115,000 Active 93 DOM
8. 2026-06-08
   days on market $115,000 Active 92 DOM
9. 2026-06-07
   days on market $115,000 Active 91 DOM
10. 2026-06-04
    days on market $115,000 Active 88 DOM
11. 2026-06-03
    days on market $115,000 Active 87 DOM
12. 2026-06-01
    days on market $115,000 Active 85 DOM
13. 2026-05-31
    days on market $115,000 Active 84 DOM
14. 2026-03-08
    listed $115,000 Active

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,330 · $111/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 19 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: $23,895
• − Mortgage interest: −$6,442
• − Property taxes: −$1,330
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$3,420
• − Depreciation: −$3,345
• Taxable income: $4,162
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,519/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): 16,741
• Household income: $76,867
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 314.0

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% Two or more races 8% Hispanic / Latino 8% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 5% Vietnamese 3% Other Indo-European 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: ▼ -367.92%
• Current HPI: 319.4536
• Rent YoY: ▼ -3.37%
• 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

1 event — show timeline

• 2026-03-08 Listed $115,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $1,330 · +3.5% YoY. Source: county tax records.