130 Patricia Ave #66 · Dunedin, FL 34698

$169,000

2 bd · 2.0 ba · 1,201 sqft · Manufactured public records · 388 Days on market

Built 1981 $215/mo HOA · 11% of rent ↓ 28% since listing

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Why this score? — see what drove the C 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. HUGE Price Improvement and a NEW AC!!! You own the land. $215 a month HOA. No neighbors in the back. Charming Coastal Retreat in Dunedin Palms!!! No Milestone Inspections or assessments here! You also own the land. Nestled in the highly sought-after Dunedin Palms community, this charming mobile home offers the perfect blend of comfort, convenience, and Florida’s signature coastal lifestyle. Situated just minutes from Downtown Dunedin, The Toronto Blue Jays Stadium and the pristine shores of Honeymoon Island, this home provides an ideal location for those seeking a vibrant yet laid-back atmosphere. A short walk to the pool and clubhouse. Ste

Key facts

• Covered carport
• Newer appliances
• Storage shed

Tags

• DUNEDIN PALMS COMMUNITY
• MINUTES FROM DOWNTOWN DUNEDIN
• SHORT WALK TO THE POOL
• NEWER APPLIANCES
• COVERED CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.8% in Dunedin — 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 86/100 on livability (#15 in FL, #411 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment C-, amenities D.
• 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 (+2.7%/yr); 478 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $5k 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 388 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 6660% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,888
• Equity at exit: $25,198

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,068
• Equity at exit: $14,612

Cash invested: $47,320 (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 34698

• Rents YoY: 2.7%
• Active inventory: 478
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$886
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$70
• HOA: −$215
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $235

Break-even live

Break-even rent $1,651

Max offer price $169,000

Occupancy floor 83%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,460	$1.64	2d	9	0.16mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,385	$1.53	7d	2	0.21mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	24d	1	0.24mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	4d	1	0.24mi
857 Lyndhurst St Unit D Dunedin, FL	2.0	2.0	1050	$1,700	$1.62	18d	1	0.27mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	887	$2,710	$3.05	3d	12	0.29mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	24d	1	0.31mi
613 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	11d	1	0.34mi
611 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	4d	1	0.34mi
556 Patricia Ave Dunedin, FL	2.0	1.0	850	$1,795	$2.11	4d	1	0.37mi
541 Roanoke St Dunedin, FL	2.0	2.0	912	$2,345	$2.57	14d	1	0.40mi
662 Union St Unit 1A Dunedin, FL	3.0	1.0	1100	$1,749	$1.59	22d	1	0.40mi
53 Highland Ave Dunedin, FL	2.0	1.0	1128	$1,800	$1.60	2d	1	0.49mi
2045 Alpine Rd Clearwater, FL	2.0	1.0	983	$1,675	$1.70	4d	1	0.51mi
2045 Alpine Rd Unit 1 Clearwater, FL	2.0	1.5	983	$1,675	$1.70	4d	1	0.52mi
2045 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	24d	1	0.52mi
2045 Alpine Rd Unit 1 Clearwater, FL	2.0	1.5	983	$1,675	$1.70	24d	1	0.52mi
21 Highland Ave Dunedin, FL	3.0	2.0	1160	$2,700	$2.33	24d	1	0.53mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,500	$1.82	4d	1	0.53mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,400	$1.70	3d	1	0.53mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,500	$1.82	24d	1	0.54mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	7d	1	0.54mi
978 Cedarwood Ave Dunedin, FL	2.0	1.0	1100	$1,800	$1.64	24d	1	0.54mi
2035 Kings Hwy Clearwater, FL	1.0–2.0	1.0–2.0	904	$1,520	$1.68	24d	1	0.55mi
405 Locklie St Unit 4055A Dunedin, FL	2.0	1.0	750	$1,695	$2.26	4d	1	0.55mi
1005 Egret Ct Dunedin, FL	2.0	2.0	996	$1,400	$1.41	4d	1	0.57mi
920 Lakewood Dr Dunedin, FL	3.0	2.0	1457	$3,000	$2.06	24d	1	0.60mi
600 Douglas Ave Unit 350 Dunedin, FL	2.0	1.0	1000	$2,195	$2.19	24d	1	0.67mi
1262 Woodlawn Ter Clearwater, FL	2.0	1.0	1076	$2,000	$1.86	24d	1	0.71mi
253 Park Cir S Dunedin, FL	3.0	2.0	1500	$4,500	$3.00	4d	1	0.73mi
841 Patricia Ave #103 Dunedin, FL	2.0	1.0	874	$2,000	$2.29	24d	1	0.78mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$2,084	$2.21	1d	42	0.78mi
841 Patricia Ave Dunedin, FL	2.0	1.0–2.0	904	$1,950	$2.16	16d	2	0.78mi
1280 Bertland Way Clearwater, FL	3.0	1.0	922	$1,900	$2.06	4d	1	0.79mi
941 Highland Ave Unit D Dunedin, FL	1.0	1.0	1000	$1,300	$1.30	20d	1	0.88mi
526 Belmist Ct Dunedin, FL	3.0	2.0	1480	$2,700	$1.82	24d	1	0.88mi
1219 Aloha Ln Clearwater, FL	2.0	2.0	1154	$2,300	$1.99	24d	1	0.92mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	24d	1	0.97mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	7d	1	0.98mi
2251 Springwood Cir W Clearwater, FL	3.0	2.0	1344	$3,100	$2.31	24d	1	1.02mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: pool

Listing history 14 events

1. 2026-04-23
   status Pending
2. 2026-03-30
   price $169,000
3. 2026-03-14
   price $184,900
4. 2026-01-21
   price $194,900
5. 2025-12-18
   historical $2,500
6. 2025-12-18
   listed $2,500
7. 2025-12-11
   historical $2,500
8. 2025-12-06
   listed $2,500
9. 2025-11-03
   price $199,900
10. 2025-10-10
    price $209,900
11. 2025-04-17
    price $219,900
12. 2025-04-17
    price $199,000
13. 2025-04-07
    price $219,900
14. 2025-03-31
    listed $235,000 Active

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 5/10 Major FEMA zone X (shaded) · 24% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,383
• − Mortgage interest: −$9,467
• − Property taxes: −$1,588
• − Insurance: −$845
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$2,580
• − Depreciation: −$4,916
• Taxable income: $245
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,765/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 — Dunedin

• Score: 86/100
• State rank: #15
• US rank: #411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunedin, FL
• County: Pinellas County · 939,478 people
• City population: 38,171
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 38,171
• Household income: $74,078
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1390.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% 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: ▼ -515.66%
• Current HPI: 387.4694
• Rent YoY: ▲ 2.69%
• 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

-28.1% since first listed

14 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Rental Removed $2,500 STELLARMLS
• 2025-12-18 Listed for Rent $2,500 STELLARMLS
• 2025-12-11 Rental Removed $2,500 STELLARMLS
• 2025-12-06 Listed for Rent $2,500 STELLARMLS
• 2025-11-03 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listed $235,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,588 · +18.9% YoY. Source: county tax records.