82286 2nd Ave N #286 · Pinellas Park, FL 33781

$99,900

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 451 Days on market

Built 1971 4,058 sqft lot Est $121k · 17% under $220/mo HOA · 12% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market at no fault of seller. PRICE IMPROVEMENT FOR THIS COMPLETELY UPDATED TURN-KEY HOME WITH NEW WINDOWS AND AC UNIT!! It has 2 bedrooms and 1 full bathroom and is being sold fully furnished. There are beamed ceilings and newer laminate flooring throughout the home. All windows and blinds were replaced in 2019. Brand new AC was installed in 2022, and the home has been renovated with drywall throughout. All appliances, furniture, TVs, linens and kitchenware are included. All you have to do is unpack and relax. The low monthly maintenance fee of $220 makes your dream of Florida living affordable. The front entrance of this home has a custom-built walk-up deck to the front porch.

Key facts

• Florida room
• Pull out pantry
• 4,058 sq ft lot

Tags

• CUSTOM BUILT WALK UP DECK
• FLORIDA ROOM
• CUSTOM STEP UP IKEA KITCHEN
• PULL OUT PANTRY
• CORNER GLASS SHOWER SURROUND
• MIRRORED CLOSET SPACE

Property features AI

Finance

• Other: Living area about 864 sq ft (owner provided); total building area 1,378 sq ft (public records)
• HOA & community: Golden Gate Resident's Association HOA, $220 monthly; Senior community; Pets allowed with limits (max pet weight 20 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential double-wide mobile home; One story; North-facing
• Construction: Metal frame construction; Membrane roof; Pillar/post/pier foundation; Built on lot of about 0.1 acre
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.0% in Pinellas Park — 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 78/100 on livability (#170 in FL, #2,546 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools 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 soft (-3.0%/yr); 226 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 38% of the median local income ($58k/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 $691 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 451 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $59k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 451 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 1971 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.84% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $120,528
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82264 2nd Ave N #264	0.03mi	2/1.0	768 (+3%)	15mo	$130,000	$169	81
34122 Oak Dr N	0.31mi	2/2.0	740 (-0%)	20mo	$120,000	$162	64
34440 Oleander Dr N	0.32mi	1/1.0 (-1)	802 (+8%)	7mo	$74,000	$92	61

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: 12.0%
• Equity multiple: 1.46×
• Total profit: $12,803
• Equity at exit: $14,895

10-year hold

• IRR: 18.0%
• Equity multiple: 2.25×
• Total profit: $35,081
• Equity at exit: $8,638

Cash invested: $27,972 (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 33781

• Rents YoY: -3.0%
• Active inventory: 226
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$42
• HOA: −$220
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $537

Break-even live

Break-even rent $1,155

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4071 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,724	$2.46	3d	3	0.42mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	2d	10	0.46mi
8851 US Highway 19 N Pinellas Park, FL	1.0–3.0	1.0–2.0	993	$2,295	$2.31	2d	23	0.48mi
3110 Grand Ave Pinellas Park, FL	1.0–3.0	1.0–2.0	1104	$2,467	$2.23	2d	34	0.66mi
4520 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,545	$2.21	24d	1	0.70mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	10d	20	0.81mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	2d	22	0.94mi
4675 72nd Ave N Pinellas Park, FL	2.0	1.0	750	$1,649	$2.20	22d	1	0.95mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	24d	1	0.96mi
3715 66th Ave N Unit B Pinellas Park, FL	2.0	1.0	750	$1,475	$1.97	22d	1	1.02mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	22d	1	1.12mi
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,297	$2.19	2d	19	1.16mi
5290 70th Ave N Pinellas Park, FL	1.0	1.0	685	$1,250	$1.82	24d	2	1.47mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 22 events

1. 2026-06-18
   days on market $99,900 Active 451 DOM
2. 2026-06-17
   days on market $99,900 Active 450 DOM
3. 2026-06-16
   days on market $99,900 Active 449 DOM
4. 2026-06-15
   days on market $99,900 Active 448 DOM
5. 2026-06-13
   days on market $99,900 Active 446 DOM
6. 2026-06-09
   days on market $99,900 Active 442 DOM
7. 2026-06-08
   days on market $99,900 Active 441 DOM
8. 2026-06-07
   days on market $99,900 Active 440 DOM
9. 2026-06-04
   days on market $99,900 Active 437 DOM
10. 2026-06-03
    days on market $99,900 Active 436 DOM
11. 2026-06-01
    days on market $99,900 Active 434 DOM
12. 2026-05-31
    days on market $99,900 Active 433 DOM
13. 2026-01-23
    price $99,900
14. 2025-09-12
    price $114,900
15. 2025-06-23
    status Active
16. 2025-04-29
    status Pending
17. 2025-03-22
    price $123,900
18. 2025-03-15
    price $145,000
19. 2025-02-22
    price $149,000
20. 2025-01-28
    listed $159,000 Active
21. 2010-03-01
    soldstatus $45,000
22. 2005-06-01
    soldstatus $42,000

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,015
• − Mortgage interest: −$5,596
• − Property taxes: −$1,521
• − Insurance: −$500
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$2,640
• − Depreciation: −$2,906
• Taxable income: $5,330
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $5,165/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 — Pinellas Park

• Score: 78/100
• State rank: #170
• US rank: #2546

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinellas Park, FL
• County: Pinellas County · 939,478 people
• City population: 50,533
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 28,072
• Household income: $57,785
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1115.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 16% Asian 14% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 5%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 12% Vietnamese 7% Other Asian/Pacific 3%

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: ▼ -409.77%
• Current HPI: 348.546
• Rent YoY: ▼ -2.95%
• 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

+137.9% since first listed

10 events — show timeline

• 2026-01-23 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-22 Price Changed $123,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-15 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-22 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-28 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-01 Sold (Public Records) $45,000 Public Records
• 2005-06-01 Sold (Public Records) $42,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,521 · +5.4% YoY. Source: county tax records.