2331 Belleair Rd #529 · Largo, FL 33764

$115,000

2 bd · 2.0 ba · 1,186 sqft · Manufactured public records · 57 Days on market

Built 1969 $285/mo HOA

---

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).

• Cash flow +30.0/30.0
• 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
• ARV discount +1.2/15.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy Florida living in the highly sought-after Country Park 55+ cooperative community! Located at 2331 Belair Rd, Lot 529 in Clearwater, this well-maintained double-wide mobile home offers an exceptional opportunity to enjoy an active, affordable lifestyle with share (land) ownership valued at $40,000 already included in the purchase price. Living in Country Park means more than just a home it’s a lifestyle. With a low monthly fee of $285 covering water, trash, lawn care, and access to amenities like a heated pool, clubhouse, shuffleboard, billiards, and a full calendar of activities, you’ll enjoy both value and community. Plus, you’re just a short walk to the c

Key facts

• View of two ponds
• Community clubhouse
• Versatile bonus room

Tags

• DOUBLE-WIDE MOBILE HOME
• HEATED POOL
• COMMUNITY CLUBHOUSE
• VIEW OF TWO PONDS
• SPACIOUS LAYOUT
• VERSATILE BONUS ROOM

Property features AI

Finance

• Other: Furnished; Directions: Belcher Rd north, right to Belleair Rd, right into the park. Go to the stop sign and then take a right. Home is on the left by the shuffleboard courts.
• Financial info: Total monthly association fees $285; Total annual association fees $3,420; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $285); Association amenities include clubhouse, laundry, pool, shuffleboard court; Association fee includes pool, grounds maintenance, sewer, trash, water; Association approval required; Senior community; No pets allowed; No truck/RV/motorcycle parking; golf carts OK; wheelchair access; association recreation owned

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Residential mobile home; Double wide; Single-story; Faces west
• Construction: Vinyl siding; Metal roof; Roof over; Built on crawlspace
• Exterior features: Screened porch; Private mailbox; Corner lot; Asphalt road access; In-ground heated pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; 8 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater; Outdoor laundry area

🏢 Co-op / cooperative unit. The $115,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 falling (-5.2%/yr); 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 37% of the median local income ($67k/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 57 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $100,810
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2331 Belleair Rd #501	0.00mi	2/2.0	1,118 (-6%)	5mo	$95,000	$85	86

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: -11.9%
• Equity multiple: 0.59×
• Total profit: $-13,218
• Equity at exit: $17,147

10-year hold

• IRR: -13.2%
• Equity multiple: 0.41×
• Total profit: $-18,917
• 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 33764

• Rents YoY: -5.2%
• Active inventory: 261
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$603
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$285
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $173

Break-even live

Break-even rent $1,847

Max offer price $115,000

Occupancy floor 87%

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
2207 Belleair Rd Unit B7 Clearwater, FL	2.0	1.0	857	$1,800	$2.10	20d	1	0.27mi
2207 Belleair Rd Unit B4 Clearwater, FL	2.0	1.0	857	$1,625	$1.90	14d	1	0.27mi
2225 Nursery Rd Clearwater, FL	2.0	1.0–2.0	802	$1,850	$2.31	24d	1	0.36mi
1550 S Belcher Rd Clearwater, FL	1.0	1.0	825	$1,350	$1.64	4d	1	0.48mi
2159 Nursery Rd Clearwater, FL	1.0–3.0	1.0–2.0	870	$1,481	$1.70	2d	10	0.53mi
2102 Nursery Rd Unit 2 Clearwater, FL	2.0	2.0	960	$1,555	$1.62	14d	1	0.60mi
1433 S Belcher Rd Unit F9 Clearwater, FL	2.0	2.0	855	$2,450	$2.87	2d	1	0.61mi
1433 S Belcher Rd Clearwater, FL	1.0–2.0	1.0–2.0	748	$2,450	$3.27	20d	2	0.65mi
2100 Nursery Rd Clearwater, FL	1.0–2.0	1.0–2.0	910	$1,750	$1.92	3d	10	0.68mi
2554 Oak Trl S Clearwater, FL	1.0–2.0	1.0–2.0	862	$2,131	$2.47	2d	14	0.69mi
1564 Flournoy Cir W Unit 1515105P Clearwater, FL	2.0	2.0	990	$5,329	$5.38	14d	1	0.75mi
1515 Flournoy Loop Unit 1511623P Clearwater, FL	1.0	1.0	796	$4,866	$6.11	2d	1	0.78mi
1515 Flournoy Loop Unit 1511622P Clearwater, FL	1.0	1.0	796	$3,057	$3.84	14d	1	0.78mi
1551 Flournoy Cir W Clearwater, FL	1.0–3.0	1.0–2.0	916	$2,086	$2.28	2d	32	0.78mi
2705 Via Murano #136 Clearwater, FL	2.0	1.0	980	$2,100	$2.14	18d	1	0.81mi
2705 Via Murano #111 Clearwater, FL	2.0	2.0	1140	$2,300	$2.02	18d	1	0.81mi
2705 Via Murano #125 Clearwater, FL	1.0	1.0	890	$1,795	$2.02	24d	1	0.81mi
2713 Via Murano #221 Clearwater, FL	3.0	2.0	1480	$2,700	$1.82	4d	1	0.82mi
2713 Via Murano #223 Clearwater, FL	2.0	2.0	1230	$1,895	$1.54	4d	1	0.82mi
2713 Via Murano #232 Clearwater, FL	2.0	2.0	1230	$2,400	$1.95	4d	1	0.82mi
2713 Via Murano Clearwater, FL	3.0	2.0	1480	$2,500	$1.69	24d	1	0.82mi
2430 Harn Blvd Unit 7 Clearwater, FL	1.0	1.0	725	$1,500	$2.07	4d	1	0.84mi
2430 Harn Blvd Unit 14 Clearwater, FL	1.0	1.0	725	$1,400	$1.93	24d	1	0.84mi
2525 Harn Blvd #3 Clearwater, FL	2.0	2.5	1252	$1,899	$1.52	24d	1	0.84mi
2723 Via Capri #834 Clearwater, FL	1.0	1.0	770	$1,875	$2.44	4d	1	0.85mi
1000 Cove Cay Dr Unit 2F Clearwater, FL	2.0	2.0	960	$2,295	$2.39	24d	1	0.85mi
2236 Morningside Dr Clearwater, FL	2.0	1.5	902	$2,200	$2.44	4d	1	0.86mi
2709 Via Cipriani Unit 531A Clearwater, FL	2.0	2.0	1309	$2,150	$1.64	24d	1	0.87mi
2709 Via Cipriani Clearwater, FL	2.0	2.0	1368	$2,050	$1.50	24d	1	0.87mi
1330 Moreland Dr Clearwater, FL	2.0	2.0	1192	$2,125	$1.78	24d	3	0.87mi
2721 Via Murano #311 Clearwater, FL	2.0	2.0	1140	$2,500	$2.19	4d	1	0.88mi
2721 Via Murano #324 Clearwater, FL	1.0	1.0	770	$1,750	$2.27	4d	1	0.88mi
2505 Harn Blvd #1 Clearwater, FL	3.0	2.5	1429	$2,400	$1.68	4d	1	0.90mi
2724 Via Murano #616 Clearwater, FL	2.0	2.0	1230	$2,300	$1.87	4d	1	0.90mi
2715 Via Capri #732 Clearwater, FL	2.0	2.0	1140	$2,300	$2.02	4d	1	0.90mi
2724 Via Murano #634 Clearwater, FL	1.0	1.0	890	$1,695	$1.90	24d	1	0.90mi
2732 Via Murano #527 Clearwater, FL	2.0	2.0	1110	$2,800	$2.52	24d	1	0.95mi
2730 Via Tivoli Unit 320B Clearwater, FL	2.0	2.0	1368	$2,350	$1.72	4d	1	0.97mi
2730 Via Tivoli Unit 332B Clearwater, FL	2.0	2.0	1198	$2,350	$1.96	24d	1	0.97mi
3300 Cove Cay Dr Unit 2A Clearwater, FL	3.0	2.0	1345	$3,000	$2.23	3d	1	0.98mi

HOA detail

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

Listing history 13 events

1. 2026-06-18
   days on market $115,000 Active 57 DOM
2. 2026-06-17
   days on market $115,000 Active 56 DOM
3. 2026-06-16
   days on market $115,000 Active 55 DOM
4. 2026-06-15
   days on market $115,000 Active 54 DOM
5. 2026-06-13
   days on market $115,000 Active 52 DOM
6. 2026-06-09
   days on market $115,000 Active 48 DOM
7. 2026-06-08
   days on market $115,000 Active 47 DOM
8. 2026-06-07
   days on market $115,000 Active 46 DOM
9. 2026-06-04
   days on market $115,000 Active 43 DOM
10. 2026-06-03
    days on market $115,000 Active 42 DOM
11. 2026-06-01
    days on market $115,000 Active 40 DOM
12. 2026-05-31
    days on market $115,000 Active 39 DOM
13. 2026-04-22
    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: $1,155 · $96/mo
• Projected year-2 tax: $1,155 · $96/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,790
• − Mortgage interest: −$6,442
• − Property taxes: −$1,155
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − HOA: −$3,420
• − Depreciation: −$3,345
• Taxable income: $768
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $1,894/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): 27,311
• Household income: $67,256
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1118.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% German 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 4% 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: ▼ -350.08%
• Current HPI: 315.4133
• Rent YoY: ▼ -5.24%
• 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

• 2026-04-22 Listed $115,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,155 · +3.5% YoY. Source: county tax records.