3025 Brookview Ave · Largo, FL 33771

$400,000

4 bd · 2.0 ba · 1,456 sqft · MultiFamily public records · 68 Days on market

Built 1974 8,830 sqft lot Est $393k · at est.

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Why this score? — see what drove the D- 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 +12.7/30.0
• ARV discount +6.7/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great income property! Block construction duplex in great condition. This duplex is centrally located with good parking on a large fenced lot. Features two 2/1 units with screened enclosed porches. They are currently rented at $750 & $700 each with separate electric. The tenants pay for their own water and trash. This property has been well maintained by the current owner and needs nothing!

Key facts

• 1 refrigerator 2022
• 2 a/c systems 2020
• Roof 2018

Tags

• WELL MAINTAINED PROPERTY
• ROOF 2018
• TWO ELECTRICAL PANELS 2022
• 2 A/C SYSTEMS 2020
• ONE RANGE 2021
• 1 REFRIGERATOR 2022

Property features AI

Finance

• Other: Property type: Residential income (duplex)
• Financial info: Annual net income reported: $30,000; Pro forma rent for each 2-bedroom unit: $1,750
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Duplex (residential income property); Total buildings: 1; Lot around 0.2 acres; Asphalt road access
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building area approx. 2,142 sq ft (per public records)
• Exterior features: Fenced yard; Rain gutters

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 4 bedrooms total; Two-bedroom unit types (2 units, both occupied)
• Bathrooms: 1 bathroom per 2-bedroom unit
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative. Per door: $-23/mo.
• To cash-flow at today's rent, offer at most $392k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (17.2% below list).
• Recommended offer: $331k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Walsingham Elementary School (math 62% / reading 52%, grade C+, #781 of 2,144 statewide, top 38%, 392 students, 67% FRL); Largo High School (math 30% / reading 50%, grade F, #296 of 667 statewide, top 45%, 2,055 students, 53% FRL).
• Market conditions: Rents soft (-1.1%/yr); 220 active listings in the ZIP; 15 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).
• At $3,312/mo this rent would consume 66% of the median local household income ($60k/yr) (locally 1243% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 68 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $400k implies a 116% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $331,200 (17.2% 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 68 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $393,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3118 Pine Tree Ave	0.17mi	4/2.0	1,575 (+8%)	5mo	$425,000	$270	74

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-77,429
• Equity at exit: $59,641

10-year hold

• IRR: -21.7%
• Equity multiple: 0.03×
• Total profit: $-108,712
• Equity at exit: $34,585

Cash invested: $112,000 (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 33771

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 220
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $3,312 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$398 /mo · $4,771/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-45

Break-even live

Break-even rent $3,369

Max offer price $391,976

Occupancy floor 96%

Sensitivity live

Price	-10% $181	-5% $68	+0% $-45	+5% $-159	+10% $-272
Rent	-10% $-307	-5% $-176	+0% $-45	+5% $85	+10% $216
Rate	-1.0pp $156	-0.5pp $56	base $-45	+0.5pp $-149	+1.0pp $-255

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,312
Total (2 units)			$3,312

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
636 Lake Palms Dr Unit Stylish Largo, FL	3.0	2.0	1000	$2,200	$2.20	24d	1	0.24mi
600 Starkey Rd Largo, FL	1.0–3.0	1.0–2.0	982	$2,199	$2.24	3d	21	0.46mi
9122 Jakes Path Largo, FL	3.0	2.5	1461	$2,600	$1.78	24d	1	0.46mi
84 21st Ter SE Unit 1502691P Largo, FL	3.0	2.0	1291	$5,914	$4.58	8d	1	0.58mi
960 Starkey Rd #8206 Largo, FL	3.0	2.0	1836	$2,700	$1.47	24d	1	0.75mi
1200 Country Club Dr #6204 Largo, FL	3.0	2.0	1575	$2,600	$1.65	4d	1	0.83mi
14875 Cromwell Dr Clearwater, FL	3.0	2.0	1485	$2,195	$1.48	17d	1	0.87mi
3030 Whispering Dr N Largo, FL	3.0	2.0	1348	$3,600	$2.67	24d	1	0.90mi
897 Imperial Dr Unit 1244950P Largo, FL	4.0	3.0	1646	$6,372	$3.87	3d	1	0.91mi
1601 Palm Way Largo, FL	3.0	1.0	1084	$1,950	$1.80	24d	1	0.92mi
200 Country Club Dr #1505 Largo, FL	3.0	2.0	1255	$1,980	$1.58	15d	1	0.94mi
7236 Darien Way Clearwater, FL	3.0	2.0	1852	$2,945	$1.59	5d	1	1.00mi
1596 Idle Dr NE Unit 1379462P Clearwater, FL	4.0	2.0	1776	$5,225	$2.94	3d	1	1.36mi
1119 Breeze Dr Largo, FL	3.0	2.0	1314	$2,475	$1.88	24d	1	1.39mi
1679 Leisure Dr Clearwater, FL	3.0	2.0	1497	$3,200	$2.14	2d	1	1.44mi

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-03-23
   price $400,000
3. 2026-02-27
   listed $425,000 Active
4. 2020-03-04
   soldstatus $185,000
5. 2008-06-10
   soldstatus $156,500
6. 2008-04-28
   soldstatus $156,500 400-char remark

   Show marketing remark (400 chars)

   Great income property! Block construction duplex in great condition. This duplex is centrally located with good parking on a large fenced lot. Features two 2/1 units with screened enclosed porches. They are currently rented at $750 & $700 each with separate electric. The tenants pay for their own water and trash. This property has been well maintained by the current owner and needs nothing!

7. 2008-03-11
   listed $159,900 400-char remark

   Show marketing remark (400 chars)

   Great income property! Block construction duplex in great condition. This duplex is centrally located with good parking on a large fenced lot. Features two 2/1 units with screened enclosed porches. They are currently rented at $750 & $700 each with separate electric. The tenants pay for their own water and trash. This property has been well maintained by the current owner and needs nothing!

8. 2002-10-28
   soldstatus $125,000
9. 1985-07-01
   soldstatus $62,900

ⓘ 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: $4,771 · $398/mo
• Projected year-2 tax: $4,771 · $398/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $39,744
• − Mortgage interest: −$22,406
• − Property taxes: −$4,771
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,180
• − Management: −$3,180
• − Depreciation: −$11,636
• Taxable loss: −$7,429
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $1,238/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): 27,596
• Household income: $59,993
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1243.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Guatemala
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -135.36%
• Current HPI: 313.5044
• Rent YoY: ▼ -1.06%
• 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

+535.9% since first listed

9 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $400,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-04 Sold (Public Records) $185,000 Public Records
• 2008-06-10 Sold (Public Records) $156,500 Public Records
• 2008-04-28 Sold (MLS) $156,500 Stellar MLS as Distributed by MLS Grid
• 2008-03-11 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2002-10-28 Sold (Public Records) $125,000 Public Records
• 1985-07-01 Sold (Public Records) $62,900 Public Records

Property tax history

+10.1%/yr

Latest (2025): $4,771 · +13.5% YoY. Source: county tax records.