719 Sugar Palm St · Largo, FL 33778

$119,900

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 397 Days on market

Built 1979 164 ac lot Est $156k · 23% under $554/mo HOA · 26% 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 +26.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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 MLS

Priced to sell, this spotless and spacious 2 bed 2 bath mobile home features vinyl siding , a roof over, an open front kitchen with a smooth-top range and passthrough to a family room. The living/dining room also opens up to the family room. All the furnishings remain. This mobile home is being sold "AS-IS". The list price includes the share price of $25,000. Palm Hill is a popular 55+ community with two clubhouses, three pools, spas, tennis, shuffleboard and even a golf course!

Key facts

• Heated outdoor pools
• Spacious kitchen
• On-site golf course

Tags

• SPACIOUS KITCHEN
• BREAKFAST BAR
• HEATED OUTDOOR POOLS
• ON-SITE GOLF COURSE

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees $6,648
• HOA & community: Has HOA; monthly fee $554 (includes cable TV, common area taxes, pool, internet, grounds maintenance, management, recreational facilities, sewer, trash, water); Association approval required; Association fee is required; Community amenities: clubhouse, fitness center, pool, sidewalks, tennis courts, special community restrictions; Senior community; Pets not allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Electricity connected; Cable connected; Phone available
• Home design: Residential manufactured home (double wide); One story; North-facing
• Construction: Metal frame construction; Other roof; Pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Hurricane shutters; Storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 18d 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 $829 of loan paydown is wiped out by about $4k 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 397 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $120k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 397 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.75% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $156,408
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Royal Palm Cir	0.20mi	2/2.0	1,128 (-4%)	1mo	$110,000	$98	83
672 Sugar Palm St	0.02mi	2/2.0	1,296 (+10%)	2mo	$173,000	$133	81
18 Sabal Palm Dr	0.54mi	2/2.0	1,152 (-2%)	1mo	$149,000	$129	71
775 Royal Palm Cir	0.06mi	2/2.0	1,008 (-14%)	20mo	$135,350	$134	57
135 Royal Palm Cir	0.28mi	2/2.0	1,008 (-14%)	14mo	$149,000	$148	52
8 Pindo Palm St E	0.53mi	2/2.0	1,248 (+6%)	17mo	$144,000	$115	51

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,032
• Equity at exit: $17,877

10-year hold

• IRR: 5.6%
• Equity multiple: 1.37×
• Total profit: $12,546
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$629
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$50
• HOA: −$554
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $321

Break-even live

Break-even rent $1,694

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $388	-5% $355	+0% $321	+5% $287	+10% $253
Rent	-10% $155	-5% $238	+0% $321	+5% $404	+10% $487
Rate	-1.0pp $381	-0.5pp $351	base $321	+0.5pp $290	+1.0pp $258

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Royal Palm Cir Largo, FL	2.0	2.0	1008	$1,700	$1.69	4d	1	0.04mi
667 Sugar Palm St Largo, FL	2.0	2.0	1296	$2,500	$1.93	3d	1	0.07mi
2131 Ridge Rd S #105 Largo, FL	2.0	1.5	1035	$1,850	$1.79	25d	1	0.09mi
2098 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1018	$2,395	$2.35	3d	23	0.20mi
253 Sago Palm St Largo, FL	2.0	2.0	1000	$1,295	$1.29	25d	1	0.26mi
310 15th Ave SW Largo, FL	3.0	2.0	1284	$2,800	$2.18	25d	1	0.31mi
13333 Ridge Rd Largo, FL	1.0–2.0	1.0–1.5	860	$1,765	$2.05	8d	1	0.44mi
13250 Ridge Rd Unit 3B1 Largo, FL	3.0	2.0	1225	$1,975	$1.61	18d	1	0.51mi
1201 Seminole Blvd Largo, FL	1.0–3.0	1.0–2.0	1067	$1,870	$1.75	2d	1	0.58mi
46 Palm Forest Dr Largo, FL	2.0	2.0	1296	$2,200	$1.70	4d	1	0.66mi
1448 Oak St Largo, FL	2.0	2.0	1070	$2,300	$2.15	4d	1	0.68mi
910 9th Ave SW Largo, FL	3.0	2.0	1120	$2,100	$1.88	4d	1	0.78mi
11938 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.83mi
11938 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	1	0.84mi
11960 133rd Ave Unit 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.85mi
11960 133rd Ave Largo, FL	3.0	1.0	936	$2,150	$2.30	8d	1	0.85mi
11980 133rd Ave Apt 4 Largo, FL	3.0	1.0	1200	$2,150	$1.79	25d	1	0.86mi
11980 133rd Ave Largo, FL	3.0	1.0	1200	$2,150	$1.79	17d	3	0.86mi
1825 134th Ave Largo, FL	3.0	2.0	1005	$2,200	$2.19	25d	1	0.88mi
11704 127th Ave Largo, FL	3.0	2.0	1311	$2,345	$1.79	5d	1	0.91mi
13001 120th St Largo, FL	3.0	1.0	1044	$1,950	$1.87	8d	1	0.91mi
13225 101st St #116 Largo, FL	2.0	2.0	1152	$1,600	$1.39	5d	1	0.92mi
11666 126th Ter Largo, FL	3.0	1.0	1056	$2,183	$2.07	25d	1	0.93mi
12651 Seminole Blvd #44 Largo, FL	2.0	1.5	1000	$1,450	$1.45	25d	1	0.97mi
11201 122nd Ave Largo, FL	1.0–2.0	1.0–2.0	867	$2,300	$2.65	5d	2	1.01mi
705 Redbud LN Largo, FL	1.0–2.0	1.0–2.0	986	$2,615	$2.65	2d	189	1.03mi
600 6th Ave SE Largo, FL	3.0	2.0	1364	$2,400	$1.76	25d	1	1.10mi
911 Washington Ave #212 Largo, FL	2.0	2.0	885	$1,675	$1.89	5d	1	1.11mi
9925 Ulmerton Rd #74 Largo, FL	2.0	1.5	1140	$1,800	$1.58	18d	1	1.12mi
2272 16th Ave SW Unit C Largo, FL	2.0	1.0	1031	$2,600	$2.52	25d	1	1.16mi
12100 Seminole Blvd Largo, FL	2.0	2.0	1050	$1,750	$1.67	25d	1	1.17mi
1741 Trotter Rd Unit A Largo, FL	2.0	1.0	800	$1,350	$1.69	25d	1	1.20mi
12261 Sailwinds Dr #203 Largo, FL	3.0	2.0	1139	$1,800	$1.58	5d	1	1.23mi
12293 Sailwinds Dr #203 Largo, FL	3.0	2.0	1155	$2,050	$1.77	14d	1	1.24mi
2317 13th Ave SW Largo, FL	3.0	1.0	1189	$2,309	$1.94	17d	1	1.24mi
162 6th St NW Largo, FL	2.0	2.0	1230	$2,900	$2.36	5d	1	1.31mi
10100 Sailwinds Blvd N #206 Largo, FL	3.0	2.0	1155	$1,850	$1.60	4d	1	1.33mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	25d	1	1.34mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	22d	2	1.34mi
158 Ridge Rd N Largo, FL	2.0	2.0	1155	$1,925	$1.67	15d	1	1.34mi

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-02
   status Pending
2. 2026-03-30
   price $119,900
3. 2025-06-24
   price $125,000
4. 2025-03-31
   listed $130,000 Active
5. 2011-03-22
   soldstatus $34,500 493-char remark

   Show marketing remark (493 chars)

   Priced to sell, this spotless and spacious 2 bed 2 bath mobile home features vinyl siding , a roof over, an open front kitchen with a smooth-top range and passthrough to a family room. The living/dining room also opens up to the family room. All the furnishings remain. This mobile home is being sold "AS-IS". The list price includes the share price of $25,000. Palm Hill is a popular 55+ community with two clubhouses, three pools, spas, tennis, shuffleboard and even a golf course!

6. 2011-03-22
   soldstatus $34,500

   Show marketing remark (493 chars)

   Priced to sell, this spotless and spacious 2 bed 2 bath mobile home features vinyl siding , a roof over, an open front kitchen with a smooth-top range and passthrough to a family room. The living/dining room also opens up to the family room. All the furnishings remain. This mobile home is being sold "AS-IS". The list price includes the share price of $25,000. Palm Hill is a popular 55+ community with two clubhouses, three pools, spas, tennis, shuffleboard and even a golf course!

7. 2011-02-23
   listed $38,000 493-char remark

   Show marketing remark (493 chars)

   Priced to sell, this spotless and spacious 2 bed 2 bath mobile home features vinyl siding , a roof over, an open front kitchen with a smooth-top range and passthrough to a family room. The living/dining room also opens up to the family room. All the furnishings remain. This mobile home is being sold "AS-IS". The list price includes the share price of $25,000. Palm Hill is a popular 55+ community with two clubhouses, three pools, spas, tennis, shuffleboard and even a golf course!

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/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: $25,202
• − Mortgage interest: −$6,716
• − Property taxes: −$1,269
• − Insurance: −$600
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$6,648
• − Depreciation: −$3,488
• Taxable income: $2,449
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $3,260/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

+215.5% since first listed

7 events — show timeline

• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-22 Sold (Public Records) $34,500 Public Records
• 2011-03-22 Sold (MLS) $34,500 Stellar MLS as Distributed by MLS Grid
• 2011-02-23 Listed $38,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,269 · -7.5% YoY. Source: county tax records.