701 Sugar Palm St · Largo, FL 33778

$87,500

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 41 Days on market

Built 1980 Est $87k · at est. $595/mo HOA · 28% of rent ↓ 47% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.2/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 701 Sugar Palm Street located in the highly sought-after 55+ community of Palm Hill Country Club in the heart of Largo! This spacious 2-bedroom, 2-bath manufactured home offers approximately 1,000 square feet of comfortable living space along with a Florida room and covered carport, creating the perfect setup for year-round Florida living. Inside, you’ll find a bright and functional layout with generous living and dining areas, spacious bedrooms, and additional flex space in the Florida room ideal for relaxing, entertaining guests, or enjoying your morning coffee. The covered carport provides convenient parking and additional storage potential. Life in Palm Hill Country Clu

Key facts

• 9 hole golf course
• Pickleball courts
• Covered carport

Tags

• FLORIDA ROOM
• COVERED CARPORT
• 9 HOLE GOLF COURSE
• 2 SWIMMING POOLS
• PICKLEBALL COURTS
• TENNIS COURTS

Property features AI

Finance

• Other: Furnished; Faces north
• Financial info: Total annual fees $7,140; Lease restrictions apply
• HOA & community: Monthly HOA fee of $595; Association approval required; HOA includes cable TV, internet, pool, grounds maintenance, recreational facilities, sewer, trash and water; Community amenities: clubhouse, golf course, tennis courts, pickleball courts, shuffleboard court, pool, sidewalks; golf carts allowed; deed restrictions; association recreation owned; senior community; pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story
• Construction: Metal frame with vinyl siding; Metal roof; Crawlspace foundation; Completed condition
• Exterior features: Covered, enclosed front porch; Exterior lighting; Rain gutters; Sidewalk; Outdoor storage; In-ground heated pool and heated in-ground spa

Interior

• Kitchen: Range; Microwave; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Built-in features; Ceiling fans; Open floorplan; Solid surface counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 (+1.4%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 39% of the median local income ($65k/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 $605 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.40% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.49%
• DSCR: 1.87
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $87,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Sago Palm St	0.14mi	2/2.0	952 (-5%)	6mo	$65,000	$68	80
574 Queen Palm St	0.21mi	2/2.0	948 (-5%)	1mo	$109,500	$116	80
135 Royal Palm Cir	0.16mi	2/2.0	1,008 (+1%)	14mo	$149,000	$148	80
724 Sugar Palm St	0.23mi	2/2.0	948 (-5%)	9mo	$47,500	$50	73
71 Royal Palm Cir	0.30mi	2/2.0	912 (-9%)	0mo	$72,000	$79	71
624 Queen Palm St	0.22mi	2/2.0	945 (-6%)	12mo	$150,000	$159	71
266 Sago Palm St	0.19mi	2/2.0	952 (-5%)	19mo	$77,000	$81	67
57 Royal Palm Cir	0.39mi	2/2.0	1,128 (+13%)	1mo	$110,000	$98	60
79 Thatch Palm St W	0.45mi	2/2.0	944 (-6%)	12mo	$65,000	$69	60
19 Pindo Palm St W	0.74mi	2/1.5	912 (-9%)	1mo	$40,000	$44	48
38 Pindo Palm St E	0.43mi	2/2.0	864 (-14%)	19mo	$135,000	$156	42
13 Frangipani Cir	0.68mi	2/2.0	864 (-14%)	11mo	$75,000	$87	37

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 · 1.38% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $8,224
• Equity at exit: $13,047

10-year hold

• IRR: 15.9%
• Equity multiple: 2.15×
• Total profit: $28,164
• Equity at exit: $7,565

Cash invested: $24,500 (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 33778

• Rents YoY: 1.4%
• Active inventory: 139
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$459
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$36
• HOA: −$595
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $398

Break-even live

Break-even rent $1,599

Max offer price $87,500

Occupancy floor 76%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	2d	23	0.12mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.13mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	24d	1	0.16mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	24d	1	0.18mi
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.22mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	24d	1	0.28mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.44mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	7d	1	0.57mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	4d	1	0.65mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	17d	1	0.66mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	4d	1	0.76mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.85mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.88mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	24d	1	0.88mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	1d	189	0.90mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	17d	1	0.94mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	24d	1	0.99mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.00mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	1	1.01mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.02mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	7d	1	1.02mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	4d	1	1.03mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	24d	1	1.03mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	16d	3	1.03mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	24d	1	1.04mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	4d	2	1.05mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	24d	1	1.06mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	7d	1	1.07mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	4d	1	1.14mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	14d	1	1.14mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	24d	1	1.17mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	4d	1	1.18mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	3d	1	1.23mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	24d	1	1.34mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	4d	1	1.34mi
11707 108th St Unit 1018171P Largo, FL	3.0	2.0	1259	$3,119	$2.48	3d	1	1.35mi
10495 118th Ave Largo, FL	3.0	2.0	1169	$2,250	$1.92	4d	1	1.35mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	14d	1	1.38mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	1.38mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	24d	1	1.38mi

HOA detail

• Monthly dues: $595 · $7,140/yr

Listing history 36 events

1. 2026-06-18
   days on market $87,500 Active 41 DOM
2. 2026-06-17
   pricedays on market $87,500 Active 40 DOM
3. 2026-06-16
   days on market $90,000 Active 39 DOM
4. 2026-06-15
   days on market $90,000 Active 38 DOM
5. 2026-06-13
   days on market $90,000 Active 36 DOM
6. 2026-06-09
   days on market $90,000 Active 32 DOM
7. 2026-06-08
   days on market $90,000 Active 31 DOM
8. 2026-06-07
   days on market $90,000 Active 30 DOM
9. 2026-06-04
   days on market $90,000 Active 27 DOM
10. 2026-06-03
    days on market $90,000 Active 26 DOM
11. 2026-06-01
    days on market $90,000 Active 24 DOM
12. 2026-05-31
    days on market $90,000 Active 23 DOM
13. 2026-05-08
    listed $90,000 Active
14. 2026-03-30
    historical
15. 2026-01-26
    price $104,900
16. 2025-11-04
    listed $109,900 Active
17. 2025-10-09
    historical
18. 2025-09-23
    price $119,000
19. 2025-05-09
    price $125,000
20. 2025-04-11
    listed $130,000 Active
21. 2024-10-15
    historical
22. 2024-08-02
    listed $150,000 Active
23. 2024-03-19
    soldstatus $139,000
24. 2024-03-08
    soldstatus $139,000 Closed
25. 2024-02-16
    status Pending
26. 2024-02-07
    price $149,000
27. 2024-02-07
    status Active
28. 2024-01-04
    status Pending
29. 2024-01-02
    status Active
30. 2023-12-31
    historical
31. 2023-11-29
    price $159,900
32. 2023-09-06
    price $164,998
33. 2023-07-11
    listed $169,988 Active
34. 2023-07-11
    historical
35. 2023-04-08
    price $166,900
36. 2023-04-01
    listed $170,000 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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: $25,236
• − Mortgage interest: −$4,901
• − Property taxes: −$2,078
• − Insurance: −$438
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − HOA: −$7,140
• − Depreciation: −$2,545
• Taxable income: $4,096
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $3,791/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): 16,807
• Household income: $65,355
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 261.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 11% Black 9% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 6%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 3%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 10% Vietnamese 1% French/Haitian/Cajun 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: ▼ -320.64%
• Current HPI: 369.3008
• Rent YoY: ▲ 1.38%
• 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

-47.1% since first listed

24 events — show timeline

• 2026-05-08 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-02 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Sold (Public Records) $139,000 Public Records
• 2024-03-08 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-29 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Price Changed $164,998 Stellar MLS as Distributed by MLS Grid
• 2023-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-11 Listed $169,988 Stellar MLS as Distributed by MLS Grid
• 2023-04-08 Price Changed $166,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-01 Listed $170,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2025): $2,078 · +262.6% YoY. Source: county tax records.