800 32nd Ave S #606 · St. Petersburg, FL 33705

$65,000

2 bd · 1.0 ba · 440 sqft · Manufactured public records · 44 Days on market

Built 1960 $140/mo HOA

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

800 32nd Ave S #606 – Move-in ready 2BR/1BA in desirable 55+ Lakeshore Mobile Home Park! This 440 sq ft home features an open living/dining layout, bright interior, and efficient use of space. Built in 1960 and updated, the property offers central A/C, updated finishes, ceiling fans, and a flexible guest room/office. Public records state the home includes approximately 1,100 total sq ft, a covered carport, and sits within a 13-acre co-op community. Enjoy outdoor living with a patio and outdoor kitchen area—perfect for entertaining. Low-maintenance co-op ownership with no lot rent and affordable taxes. Furnishings negotiable. Community amenities include a pool and clubhouse, maki

Key facts

• Move-in ready
• Updated finishes
• Ceiling fans

Tags

• MOVE-IN READY
• OPEN LIVING DINING LAYOUT
• CENTRAL A/C
• UPDATED FINISHES
• CEILING FANS
• FLEXIBLE GUEST ROOM OFFICE

Property features AI

Finance

• Other: Total acreage listed as 10 to less than 20 acres (lot dimensions 40 x 60); Building area reported (public records) and living area reported (public records)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly fee $140 (includes pool); Association approval required; Association name: Kerry Loud; Community clubhouse and pool; Community mailbox; Golf carts allowed; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Has carport (1 space)
• Security: Community security gates
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Mobile home (single wide); One story; Faces west; Entry level: One
• Construction: Vinyl siding and frame construction; Membrane and metal roof; Foundation information not specified; Built as manufactured/mobile home
• Exterior features: Hurricane shutters; Asphalt road access

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Central heating; Central air
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Kitchen and family room combo; Thermostat
• Laundry & utility: Washer hookup; Common area laundry

🏢 Co-op / cooperative unit. The $65,000 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/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 2.6% in St. Petersburg — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 soft (-0.1%/yr); 308 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $9k; list at $65k implies a 599% gain — meaningful room to come down on a strong offer.

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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1960 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 2.57% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.07%
• DSCR: 3.09
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.18×
• Total profit: $3,258
• Equity at exit: $9,692

10-year hold

• IRR: 8.6%
• Equity multiple: 1.50×
• Total profit: $9,038
• Equity at exit: $5,620

Cash invested: $18,200 (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 33705

• Rents YoY: -0.1%
• Active inventory: 308
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$140
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $287

Break-even live

Break-even rent $1,307

Max offer price $65,000

Occupancy floor 78%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 6th St S Unit 4 St. Petersburg, FL	1.0	1.0	316	$1,450	$4.59	18d	1	0.45mi
2410 4th St S Saint Petersburg, FL	3.0	1.0	575	$1,717	$2.99	4d	1	0.65mi
674 22nd Ave S Saint Petersburg, FL	1.0	1.0	405	$1,250	$3.09	15d	1	0.66mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 44 DOM
2. 2026-06-17
   days on market $65,000 Active 43 DOM
3. 2026-06-16
   days on market $65,000 Active 42 DOM
4. 2026-06-15
   days on market $65,000 Active 41 DOM
5. 2026-06-13
   days on market $65,000 Active 39 DOM
6. 2026-06-09
   days on market $65,000 Active 35 DOM
7. 2026-06-08
   days on market $65,000 Active 34 DOM
8. 2026-06-07
   days on market $65,000 Active 33 DOM
9. 2026-06-04
   days on market $65,000 Active 30 DOM
10. 2026-06-03
    days on market $65,000 Active 29 DOM
11. 2026-06-01
    days on market $65,000 Active 27 DOM
12. 2026-05-31
    days on market $65,000 Active 26 DOM
13. 2026-05-05
    listed $65,000 Active
14. 2025-11-15
    historical
15. 2025-10-01
    status Active
16. 2025-06-08
    status Pending
17. 2025-03-27
    listed $58,000 Active
18. 2001-03-01
    soldstatus $9,300
19. 1995-01-01
    soldstatus $11,500

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 5 d/yr ≥106°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,055
• − Mortgage interest: −$3,641
• − Property taxes: −$1,181
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$1,680
• − Depreciation: −$1,891
• Taxable income: $3,010
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $2,726/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 — St. Petersburg

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Petersburg, FL
• County: Pinellas County · 939,478 people
• City population: 249,151
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,939
• Household income: $73,027
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1386.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 41% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -540.28%
• Current HPI: 388.3086
• Rent YoY: ▼ -0.13%
• 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

+465.2% since first listed

7 events — show timeline

• 2026-05-05 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Listed $58,000 Stellar MLS as Distributed by MLS Grid
• 2001-03-01 Sold (Public Records) $9,300 Public Records
• 1995-01-01 Sold (Public Records) $11,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,181 · +12.2% YoY. Source: county tax records.