Broker-Style Comparative Market Analysis – SOLD
1001 Starkey Road, Lot 147, Largo, FL 33771
Effective date: July 27, 2026
Community: Paradise Island Co-op
Property type: Resident-owned manufactured home/cooperative unit
Subject profile used: 2 bedrooms, 2 bathrooms, approximately 936 heated square feet, built in 1994
Parcel identification: 01-30-15-66175-000-1470
Important: This is a broker-style CMA based on publicly accessible listing and property-record information, not a live export from Stellar MLS and not a licensed appraisal. The final value is especially sensitive to interior condition, roof and HVAC ages, storm damage, permits, insurability, and whether the cooperative share transfers with the sale.
Executive valuation
| Condition | Probable sale range | Suggested list range |
|---|---|---|
| Significant repairs or dated condition | $65,000–$85,000 | $79,900–$89,900 |
| Clean, functional, mostly dated | $90,000–$110,000 | $104,900–$114,900 |
| Partially updated, good market condition | $110,000–$125,000 | $119,900–$129,900 |
| Fully renovated, turnkey condition | $128,000–$142,000 | $139,900–$144,900 |
Most probable current value
Assuming the home is clean and functional but has a mixture of original and updated finishes:
$105,000–$118,000
A reasonable initial asking price would be:
$119,900
For a professionally renovated property with newer major systems, the projected after-repair value is approximately $132,000–$142,000, with $139,000 as a practical working ARV.
Closed-sale comparable analysis
All primary comparables are within the same Paradise Island community, which is preferable to using homes from land-lease parks or unrelated manufactured-home subdivisions.
| Comparable | Sale date | Beds/baths | Living area | Sale price | Price/sq. ft. | Relevance |
|---|---|---|---|---|---|---|
| Lot 767 | May 5, 2026 | 2/2 | 1,214 sq. ft. | $105,000 | $86 | Strong lower-to-middle condition indicator |
| Lot 476 | March 24, 2026 | 2/2 | 1,199 sq. ft. | $159,900 | $133 | Strong updated-condition indicator |
| Lot 177 | April 3, 2026 | 2/2 | 1,376 sq. ft. | $189,000 | $137 | Superior-size and likely superior-condition indicator |
| Lot 631 | July 20, 2026 | 2/2 | 1,367 sq. ft. | Approximately $152,000 | $111 | Recent same-community benchmark |
| Lot 551 | June 2026 | 2/2 | 1,144 sq. ft. | $49,900 | $44 | Distressed or inferior-condition benchmark |
| Lot 408 | June 8, 2026 | 2/2 | Not reliably reported | $59,500 | N/A | Lower-condition benchmark |
Lot 767 sold for $105,000 with 1,214 square feet, while Lot 476 sold for approximately $160,000 with 1,199 square feet. This large difference between nearly equal-sized homes demonstrates that condition, location within the park, improvements, and major-system quality influence value more than square footage alone. (Redfin)
Lot 177 sold for $189,000 on April 3, 2026. It is substantially larger than the subject and therefore establishes an upper market boundary rather than a direct value indication. (Trulia Real Estate Search)
Lot 631 reportedly sold on July 20, 2026 for approximately $152,000 and contains 1,367 square feet, providing a very recent mid-to-upper market reference. (Palm Paradise Realty)
The $49,900 sale of Lot 551 and $59,500 sale of Lot 408 demonstrate the lower end of the community market, but they should not be applied to Lot 147 unless it has substantial deferred maintenance, storm damage, insurance problems, or major systems requiring replacement. (Zillow)
Comparable adjustment grid
Because public listing portals do not provide a complete MLS condition field for every comparable, these adjustments are analytical estimates rather than appraisal-grade adjustments.
| Comparable | Sale price | Size adjustment | Condition/market adjustment | Indicated subject value |
|---|---|---|---|---|
| Lot 767 | $105,000 | −$12,000 to −$17,000 | +$5,000 to +$15,000 if subject is better updated | $88,000–$108,000 |
| Lot 476 | $159,900 | −$12,000 to −$16,000 | −$15,000 to −$30,000 if subject is less updated | $114,000–$133,000 |
| Lot 177 | $189,000 | −$20,000 to −$27,000 | −$25,000 to −$40,000 for superior condition/size | $122,000–$144,000 |
| Lot 631 | $152,000 | −$19,000 to −$26,000 | −$5,000 to −$18,000 depending on finishes | $108,000–$128,000 |
| Lot 551 | $49,900 | −$8,000 to −$12,000 | +$30,000 to +$55,000 if subject is functional | $68,000–$97,000 |
Adjustment methodology
The subject is approximately 263–440 square feet smaller than the principal comparables. I would not apply each comparable’s full average price per square foot to the difference. In manufactured-home communities, the marginal value of additional square footage is generally lower than the total average price per square foot because every home already includes the base value of its cooperative interest, location, utility connections, parking, and community amenities.
For this analysis, a marginal size adjustment of roughly $40–$60 per square foot was used, with separate condition adjustments applied afterward.
Active and pending competition
Current or recently marketed same-community properties include:
| Property | Status | Beds/baths | Size | Asking price | Asking $/sq. ft. |
|---|---|---|---|---|---|
| Lot 758 | Active | 2/2 | 1,108 sq. ft. | $169,000 | $153 |
| Lot 731 | Active | 2/2 | 1,294 sq. ft. | $165,000 | $128 |
| Lot 282 | Active/recently active | 2/2 | 1,368 sq. ft. | $157,500 | $115 |
| Lot 639 | Active/recently active | 2/2 | 1,418 sq. ft. | $162,900 | $115 |
| Lot 395 | Pending | 2/2 | 1,749 sq. ft. | Approximately $189,000 | $108 |
| Lot 355 | Active/recently active | 3/2 | 1,509 sq. ft. | $149,900 | $99 |
The active listings are considerably larger than Lot 147. They set an upper competitive ceiling, but their asking prices are not evidence of completed market value. Lots 731 and 758 were publicly displayed at $165,000 and $169,000, respectively. (Realtor)
Lots 282 and 639 were marketed around $157,500 and $162,900, while Lot 395 was reported pending at approximately $108 per square foot. (Zillow)
Subject positioning
Advantages
- Built in 1994, newer than many homes in the community.
- Two-bedroom, two-bathroom configuration.
- Resident-owned cooperative community.
- Smaller footprint may appeal to buyers seeking lower upkeep.
- Same-community sales show that renovated homes can command well over $100 per square foot.
Value limitations
- At approximately 936 square feet, the home is smaller than nearly every strong 2026 comparable.
- Buyers may compare it with larger units offered between approximately $150,000 and $170,000.
- High monthly cooperative fees can limit affordability and suppress resale value.
- Manufactured-home financing, insurance, tie-down certification, roof age, electrical condition, and cooperative approval may affect the buyer pool.
- An enclosed porch should not be valued as heated living area unless legally permitted and included in recognized living area.
Recommended pricing strategies
Strategy 1: Sell quickly
List price: $99,900–$109,900
Expected sale: $90,000–$105,000
Appropriate when the home is dated, needs flooring or cosmetic work, or the seller prioritizes certainty and speed.
Strategy 2: Market-value positioning
List price: $119,900
Expected sale: $105,000–$118,000
This is the strongest strategy for a clean and functional home with ordinary updates. It leaves room for negotiation without placing the home directly against much larger renovated inventory.
Strategy 3: Renovated retail sale
List price: $139,900–$144,900
Expected sale: $128,000–$142,000
This requires a genuinely turnkey presentation, not merely fresh paint. The home should compete favorably in photography, systems, workmanship, and insurability.
After-repair value analysis
Recommended working ARV
$139,000
Defensible ARV range
$132,000–$142,000
A value above approximately $145,000 would be aggressive for a 936-square-foot unit unless the home has unusual advantages such as:
- Newer roof and HVAC
- High-quality kitchen and bath renovations
- New windows
- Permitted Florida room or additional recognized living area
- Excellent interior location
- Exceptional landscaping or outdoor space
- Furnishings included
- Favorable cooperative fee structure
- No insurance or inspection deficiencies
Renovation scope required to support ARV
| Improvement | Estimated budget |
|---|---|
| Kitchen update | $9,000–$15,000 |
| Two bathroom updates | $8,000–$14,000 |
| LVP flooring and baseboards | $3,500–$5,500 |
| Interior paint | $2,500–$4,000 |
| Lighting, fans and hardware | $1,500–$3,000 |
| Appliances | $2,500–$4,500 |
| Exterior cleanup and landscaping | $1,500–$3,500 |
| HVAC, if necessary | $5,500–$8,000 |
| Roof, if necessary | $7,000–$12,000 |
| Electrical, plumbing and miscellaneous | $3,000–$7,000 |
| Contingency | $4,000–$7,000 |
Estimated renovation totals
- Cosmetic renovation: $20,000–$30,000
- Moderate renovation: $32,000–$45,000
- Major renovation with roof/HVAC: $48,000–$65,000
Investor acquisition analysis
Using a working ARV of $139,000:
| Calculation | Moderate rehab | Major rehab |
|---|---|---|
| ARV | $139,000 | $139,000 |
| Renovation | −$35,000 | −$50,000 |
| Selling and closing costs | −$12,000 | −$12,000 |
| Holding, utilities and co-op fees | −$5,000 | −$6,000 |
| Target investor profit | −$18,000 | −$18,000 |
| Maximum acquisition price | $69,000 | $53,000 |
A realistic investor purchase range is therefore approximately:
$55,000–$72,000
An owner-occupant who intends to renovate for personal use may pay more because that buyer does not require a wholesale profit margin.
Final broker opinion
Based on the available same-community sales and the subject’s smaller size:
- As-is, dated but habitable: $90,000–$105,000
- Average market condition: $105,000–$118,000
- Updated retail condition: $118,000–$130,000
- Fully renovated ARV: $132,000–$142,000
- Recommended list price in average condition: $119,900
- Recommended working ARV: $139,000
The most important next step is to confirm the property’s actual interior condition, roof age, HVAC age, permitted living area, current cooperative fee, share inclusion, and any storm-related repairs. Those facts could move the valuation by $20,000–$40,000.
