11485 Oakhurst Rd Unit 200-207 · Largo, FL 33774

$155,000

2 bd · 1.5 ba · 840 sqft · Condo · 295 Days on market

55+ age-restricted Built 1974 Good condition $185/sqft · 30% below area Est $220k · 30% under · waterfront $825/mo HOA · 39% of rent ↓ 11% since listing

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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 +10.9/30.0
• 1% rule +6.8/10.0
• Schools +5.4/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVEMENT, GREAT LOCATION!!! Welcome to Waters Edge, a beautifully maintained 55+ LAKEFRONT COMMUNITY just two miles from the sandy shores of INDIAN ROCKS BEACH. This move in ready 2-bedroom, 1.5-bath condo (Building 200, Unit 207) features an open, split-bedroom layout and a freshly painted interior. The kitchen offers generous white cabinetry, ample counter space, and NEW STAINLESS STEEL DISHWASHER and microwave. Laminate flooring and NEW CEILING FANS enhance the living and dining areas. - NO CARPET IN THIS UNIT!

Key facts

• Laminate flooring
• Lakefront community
• $825 HOA

Tags

• LAKEFRONT COMMUNITY
• OPEN SPLIT-BEDROOM LAYOUT
• GENEROUS WHITE CABINETRY
• NEW STAINLESS STEEL DISHWASHER
• NEW STAINLESS STEEL MICROWAVE
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (22.6% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $120k (22.6% below list) — sets the bar for cash-flow.

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: Oakhurst Elementary School (math 72% / reading 68%, grade A-, #345 of 2,144 statewide, top 17%, 664 students, 38% FRL); Seminole Middle School (math 55% / reading 53%, grade B-, #196 of 571 statewide, top 36%, 824 students, 49% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL).
• Market conditions: Rents rising (+2.0%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 32% 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.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $119,949 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.35% ✓
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $220,051
• List price: $155,000
• Delta: -29.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -29.5%
• Equity multiple: 0.03×
• Total profit: $-42,071
• Equity at exit: $23,111

10-year hold

• IRR: -37.9%
• Equity multiple: -0.44×
• Total profit: $-62,619
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

Active competition Active MLS

• For sale now: 2 active · 6 under contract
• Median asking: $152,500 ($162/sqft)
• Median days on market: 195 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +61.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33774

• Rents YoY: 2.0%
• Active inventory: 271
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$825
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-242

Break-even live

Break-even rent $2,400

Max offer price $119,949

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-189	+0% $-242	+5% $-296	+10% $-349
Rent	-10% $-408	-5% $-325	+0% $-242	+5% $-160	+10% $-77
Rate	-1.0pp $-164	-0.5pp $-203	base $-242	+0.5pp $-282	+1.0pp $-323

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14130 Rosemary Ln Largo, FL	1.0–2.0	1.0–1.5	770	$1,800	$2.34	2d	4	0.49mi
14130 Rosemary Ln #3207 Largo, FL	2.0	1.5	880	$1,700	$1.93	80d	1	0.50mi
13300 Walsingham Rd Largo, FL	2.0–4.0	2.0	1212	$1,895	$1.56	7d	1	0.53mi
12160 Croft Dr E Largo, FL	3.0	2.5	950	$1,500	$1.58	43d	1	0.56mi
14531 Walsingham Rd Largo, FL	2.0	1.0–2.0	657	$2,600	$3.96	120d	3	0.57mi
14531 Walsingham Rd Largo, FL	1.0–2.0	1.0–2.0	784	$3,000	$3.83	7d	3	0.57mi
14800 Walsingham Rd #205 Largo, FL	2.0	2.0	1040	$2,100	$2.02	70d	1	0.75mi
12200 Vonn Rd #1304 Largo, FL	2.0	2.0	930	$1,750	$1.88	32d	1	0.78mi
9 Jeff Rd Largo, FL	2.0	1.0	964	$2,150	$2.23	40d	1	0.90mi
12760 Indian Rocks Rd Largo, FL	1.0–2.0	1.0–2.0	923	$2,500	$2.71	5d	10	0.94mi
12760 Indian Rocks Rd Largo, FL	1.0–2.0	1.0–2.0	923	$2,500	$2.71	94d	5	0.94mi
1 Windrush Blvd #63 Indian Rocks Beach, FL	2.0	1.0	955	$5,000	$5.24	120d	1	1.00mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	32d	1	1.02mi
10350 Imperial Point Dr W #8 Largo, FL	1.0	1.5	860	$1,675	$1.95	120d	1	1.02mi
12800 Vonn Rd Largo, FL	1.0–2.0	1.0	810	$1,577	$1.95	2d	14	1.02mi
10350 Imperial Point Dr W Largo, FL	1.0	1.0–1.5	837	$1,585	$1.89	7d	2	1.02mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0	2.0	1040	$2,525	$2.43	7d	1	1.02mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0	2.0–3.0	1179	$2,350	$1.99	72d	2	1.02mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0	2.0–2.5	1149	$2,350	$2.05	84d	2	1.02mi
1 Windrush Blvd Indian Rocks Beach, FL	2.0–3.0	1.0–2.0	1177	$3,200	$2.72	120d	2	1.02mi
10351 Regal Dr #3 Largo, FL	1.0	1.0	815	$1,375	$1.69	63d	1	1.04mi
10351 Regal Dr #3 Largo, FL	1.0	1.0	815	$1,375	$1.69	40d	1	1.04mi
1 Windrush Blvd #19 Indian Rocks Beach, FL	2.0	2.0	1040	$2,250	$2.16	32d	1	1.05mi
215 1st St Indian Rocks Beach, FL	3.0	1.0	1000	$4,200	$4.20	43d	1	1.08mi
10215 Regal Dr #4 Largo, FL	2.0	2.0	1105	$2,300	$2.08	100d	1	1.09mi
13200 Wilcox Rd Largo, FL	2.0	2.0	932	$1,745	$1.87	4d	6	1.11mi
10216 Regal Dr #201 Largo, FL	2.0	2.0	1100	$1,900	$1.73	82d	1	1.11mi
78 Gulf Blvd #9 Indian Rocks Beach, FL	2.0	2.0	1113	$2,500	$2.25	7d	1	1.13mi
112 Gulf Blvd Unit A Indian Rocks Beach, FL	2.0	2.5	870	$3,450	$3.97	78d	1	1.14mi
12900 Vonn Rd Unit A204 Largo, FL	2.0	2.0	912	$1,800	$1.97	3d	1	1.15mi
9510 Harbor Greens Way #501 Seminole, FL	2.0	2.0	1125	$2,100	$1.87	40d	1	1.17mi
350 Gulf Blvd Unit 1 Indian Rocks Beach, FL	1.0	1.0	750	$2,000	$2.67	74d	1	1.21mi
717 E Gulf Blvd Unit 3 Indian Rocks Beach, FL	2.0	1.0	850	$2,650	$3.12	115d	1	1.24mi
717 E Gulf Blvd Unit 1 Indian Rocks Beach, FL	2.0	1.0	850	$2,300	$2.71	115d	1	1.24mi
701 1st St Unit 2 Indian Rocks Beach, FL	2.0	1.5	1100	$2,100	$1.91	7d	1	1.27mi
701 1st St Indian Rocks Beach, FL	1.0	1.0	800	$1,695	$2.12	6d	1	1.27mi
701 1st St Unit 705-4 Indian Rocks Beach, FL	1.0	1.0	750	$1,695	$2.26	43d	1	1.27mi
701 1st St Unit 705-3 Indian Rocks Beach, FL	1.0	1.0	750	$1,650	$2.20	6d	1	1.27mi
705 1st St Unit 4 Indian Rocks Beach, FL	1.0	1.0	750	$1,650	$2.20	6d	1	1.27mi
720 E Gulf Blvd Unit B Indian Rocks Beach, FL	2.0	1.0	748	$2,400	$3.21	7d	1	1.27mi

Property features AI

Finance

• Financial info: Total annual fees: $9,900
• HOA & community: Monthly condo fee: $825Association amenities include clubhouse, fitness center, laundry facilities, pool, recreation facilities, and cable TVAssociation fee covers cable TV, pool, escrow reserves, insurance, internet, structure and grounds maintenance, sewer, trash, and waterCommunity features include clubhouse, fitness center, pool, and sidewalksSenior community; pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: CondominiumResidential property3-story buildingUnit on 2nd floorSouth-facing
• Construction: Block and stucco constructionBuilt-up roofSlab foundation
• Exterior features: BalconySliding doorsExterior storageLake access with fishing pierHeated in-ground poolHeated spa

Interior

• Kitchen: DishwasherRangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tileLaminate
• Bathrooms: 1 full bath1 half bath
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open living room/dining room comboWalk-in closet(s)Elevator access in building
• Laundry & utility: Dedicated laundry room

HOA detail $825/mo · $9,900/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-07-09
   days on market $155,000 Active 295 DOM
2. 2026-07-07
   days on market $155,000 Active 293 DOM
3. 2026-07-06
   days on market $155,000 Active 292 DOM
4. 2026-07-06
   days on market $155,000 Active 291 DOM
5. 2026-07-05
   days on market $155,000 Active 290 DOM
6. 2026-07-03
   days on market $155,000 Active 289 DOM
7. 2026-07-02
   days on market $155,000 Active 288 DOM
8. 2026-07-01
   days on market $155,000 Active 287 DOM
9. 2026-06-30
   days on market $155,000 Active 286 DOM
10. 2026-06-29
    days on market $155,000 Active 285 DOM
11. 2026-06-28
    days on market $155,000 Active 284 DOM
12. 2026-06-27
    days on market $155,000 Active 283 DOM
13. 2026-06-26
    days on market $155,000 Active 282 DOM
14. 2026-06-24
    days on market $155,000 Active 280 DOM
15. 2026-06-22
    days on market $155,000 Active 278 DOM
16. 2026-06-22
    days on market $155,000 Active 277 DOM
17. 2026-06-18
    days on market $155,000 Active 274 DOM
18. 2026-06-17
    days on market $155,000 Active 273 DOM
19. 2026-06-16
    days on market $155,000 Active 272 DOM
20. 2026-06-15
    days on market $155,000 Active 271 DOM
21. 2026-06-13
    days on market $155,000 Active 269 DOM
22. 2026-06-09
    days on market $155,000 Active 265 DOM
23. 2026-06-08
    days on market $155,000 Active 264 DOM
24. 2026-06-07
    days on market $155,000 Active 263 DOM
25. 2026-06-04
    days on market $155,000 Active 260 DOM
26. 2026-06-03
    days on market $155,000 Active 259 DOM
27. 2026-06-01
    days on market $155,000 Active 257 DOM
28. 2026-05-31
    days on market $155,000 Active 256 DOM
29. 2026-02-24
    price $155,000
30. 2025-09-17
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,123
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$9,900
• − Depreciation: −$4,509
• Taxable loss: −$5,088
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $-1,686/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This move-in ready 2-bedroom, 1.5-bath condo in a well-maintained 55+ lakefront community is in good condition with no major repairs needed. A fresh coat of paint and some landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Oakhurst Elementary School A- FL #345/2,144 Nat'l #3,382/41,679 Middle Seminole Middle School B- FL #196/571 Nat'l #2,699/14,009 High Seminole High School F FL #351/667 Nat'l #9,347/17,239

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

A Composite livability gradescore 82/100

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 · 1,027,532 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Total annual fees: $9,900
• HOA & community: Monthly condo fee: $825Association amenities include clubhouse, fitness center, laundry facilities, pool, recreation facilities, and cable TVAssociation fee covers cable TV, pool, escrow reserves, insurance, internet, structure and grounds maintenance, sewer, trash, and waterCommunity features include clubhouse, fitness center, pool, and sidewalksSenior community; pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: CondominiumResidential property3-story buildingUnit on 2nd floorSouth-facing
• Construction: Block and stucco constructionBuilt-up roofSlab foundation
• Exterior features: BalconySliding doorsExterior storageLake access with fishing pierHeated in-ground poolHeated spa

Interior

• Kitchen: DishwasherRangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tileLaminate
• Bathrooms: 1 full bath1 half bath
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open living room/dining room comboWalk-in closet(s)Elevator access in building
• Laundry & utility: Dedicated laundry room

Price history

-11.4% since first listed

2 events — show timeline

• 2026-02-24 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Listed $175,000 Stellar MLS as Distributed by MLS Grid