12674 Seminole Blvd Unit S18 · Largo, FL 33778

$67,500

1 bd · 1.0 ba · 528 sqft · Manufactured public records · 17 Days on market

Built 1967 8.56 ac lot $192/mo HOA · 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This charming and fully furnished 1-bedroom, 1-bath mobile home sits in the desirable Midway Am/Can 55+ community located in Largo, FL. Move-in ready and NOT IN A FLOOD ZONE, this home is just under 6 miles from the beautiful Gulf beaches and offers easy access to shopping, dining, and entertainment. Enjoy added privacy with a fully SCREENED IN LANAI and NO REAR NEIGHBORS, as the backyard backs directly to the community perimeter fence. NO LOT RENT and LOW HOA monthly fee of $192 which includes water, sewer, trash, and lawn care! This community is filled with amenities including a clubhouse, shuffleboard courts, community tool shed, laundry facilities (this unit has washer inside and a drye

Key facts

• Shuffleboard courts
• Clubhouse
• No rear neighbors

Tags

• FULLY FURNISHED
• SCREENED IN LANAI
• NO REAR NEIGHBORS
• COMMUNITY PERIMETER FENCE
• CLUBHOUSE
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Furnished; Total annual fees $2,304
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $192) with required association approval; Association amenities: Clubhouse, Laundry, Shuffleboard court; Association fee includes maintenance of grounds, sewer, trash, and water; Community features include buyer approval required and association-owned recreation; Senior community; cats allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Electricity available and connected; Water available and connected; Sewer available and connected
• Home design: Residential mobile home (single wide); One story; Faces north; Entry level: One
• Construction: Vinyl siding; Membrane and metal roof; Pillar/post/pier foundation; Built on approximately 8.56 acres (lot)
• Exterior features: Paved road access; Family room; Florida room

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Wall/window unit(s) for cooling
• Interior features: Ceiling fan(s); Blinds
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry available inside and outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $68k implies a 462% 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 $66,487 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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: 2.19% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.81%
• DSCR: 2.55
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $36,432
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12674 Seminole Blvd Unit C47	0.00mi	2/1.0 (+1)	587 (+11%)	4mo	$40,750	$69	73

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: 28.3%
• Equity multiple: 2.15×
• Total profit: $21,726
• Equity at exit: $10,064

10-year hold

• IRR: 34.7%
• Equity multiple: 3.91×
• Total profit: $54,927
• Equity at exit: $5,836

Cash invested: $18,900 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$354
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$28
• HOA: −$192
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $548

Break-even live

Break-even rent $787

Max offer price $67,500

Occupancy floor 58%

Sensitivity live

Price	-10% $587	-5% $567	+0% $548	+5% $529	+10% $510
Rent	-10% $431	-5% $490	+0% $548	+5% $607	+10% $665
Rate	-1.0pp $582	-0.5pp $565	base $548	+0.5pp $531	+1.0pp $513

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,410	$1.64	8d	1	0.61mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$1,895	$1.86	3d	23	0.64mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,295	$1.21	2d	1	1.13mi
10546 106th Ave N Unit a Largo, FL	1.0	1.0	624	$1,223	$1.96	25d	1	1.34mi
1517 16th Cir SE Largo, FL	1.0	1.0	625	$1,250	$2.00	5d	1	1.36mi
10464 106th Ave N Unit 2 Largo, FL	1.0	1.0	500	$1,200	$2.40	25d	1	1.36mi
10464 106th Ave N Unit 2 Largo, FL	1.0	1.0	500	$1,250	$2.50	14d	1	1.36mi
10165 106th Ter Unit 1 Largo, FL	1.0	1.0	624	$1,325	$2.12	25d	1	1.37mi
897 10th Ave SW Unit 903 Largo, FL	1.0	1.0	468	$1,500	$3.21	25d	1	1.44mi
907 10th Ave SW Unit 909 Largo, FL	1.0	1.0	468	$1,400	$2.99	25d	1	1.45mi

HOA detail

• Monthly dues: $192 · $2,304/yr
• Likely covers: watersewertrashlandscaping

Listing history 12 events

1. 2026-06-18
   days on market $67,500 Active 17 DOM
2. 2026-06-17
   days on market $67,500 Active 16 DOM
3. 2026-06-16
   days on market $67,500 Active 15 DOM
4. 2026-06-15
   days on market $67,500 Active 14 DOM
5. 2026-06-13
   days on market $67,500 Active 12 DOM
6. 2026-06-09
   days on market $67,500 Active 8 DOM
7. 2026-06-08
   days on market $67,500 Active 7 DOM
8. 2026-06-07
   days on market $67,500 Active 6 DOM
9. 2026-06-04
   days on market $67,500 Active 3 DOM
10. 2026-06-03
    days on market $67,500 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $67,500 Active 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: $576 · $48/mo
• Projected year-2 tax: $576 · $48/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 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: $17,779
• − Mortgage interest: −$3,781
• − Property taxes: −$576
• − Insurance: −$338
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − HOA: −$2,304
• − Depreciation: −$1,964
• Taxable income: $5,972
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,147/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

+462.5% since first listed

2 events — show timeline

• 2026-06-01 Listed $67,500 Stellar MLS as Distributed by MLS Grid
• 1996-10-01 Sold (Public Records) $12,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $576 · +2.7% YoY. Source: county tax records.