4902 91st Ln · Seminole, FL 33708

$159,000

2 bd · 2.0 ba · 1,032 sqft · Manufactured · 135 Days on market

Built 1976 ↓ 20% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Florida waterfront living at its finest in this 55+ mobile home community, ideally situated along a beautiful marina on the Intracoastal Waterway in sunny St. Petersburg, Florida. This active community offers an array of amenities, including a clubhouse, inground pool, tennis courts, shuffleboard, and bocce ball. The home features a newly updated kitchen with stainless steel appliances, along with numerous recent improvements such as a renovated bathroom, updated flooring, new windows and siding, recessed lighting, and durable marine-grade decks. Conveniently located near popular restaurants, shopping, and pristine beaches, this property offers the perfect blend of comfort and li

Key facts

• Clubhouse
• Waterfront living
• Inground pool

Tags

• WATERFRONT LIVING
• 55 MOBILE HOME COMMUNITY
• BEAUTIFUL MARINA
• ACTIVE COMMUNITY
• CLUBHOUSE
• INGROUND POOL

Property features AI

Finance

• Other: Furnished; Concrete road access
• Financial info: Lease restrictions apply
• HOA & community: Buyer/association approval required; Senior community; Community amenities include clubhouse, pool, sidewalks, tennis courts, shuffleboard court; Pets not allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Residential mobile home; Double wide; One story; Faces west
• Construction: Vinyl siding; Shingle roof; Estimated building area 1,032
• Exterior features: Deck; Sidewalk; Storage shed(s); Water access to Intracoastal Waterway and marina; Water view of Intracoastal Waterway and marina

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $73 ($873/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.8% in Seminole — 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 88/100 on livability (#5 in FL, #174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• 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 (-1.8%/yr); 565 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 135 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1976 — 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. 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 B-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?
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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.5

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: -17.7%
• Equity multiple: 0.40×
• Total profit: $-26,766
• Equity at exit: $23,707

10-year hold

• IRR: -20.7%
• Equity multiple: 0.12×
• Total profit: $-39,063
• Equity at exit: $13,747

Cash invested: $44,520 (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 33708

• Rents YoY: -1.8%
• Active inventory: 565
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $73

Break-even live

Break-even rent $1,931

Max offer price $159,000

Occupancy floor 91%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9071 47th Ave N St. Petersburg, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.17mi
4917 99th St N Saint Petersburg, FL	3.0	2.0	1230	$3,500	$2.85	4d	1	0.58mi
9950 52nd Ter N Saint Petersburg, FL	2.0	1.0	1090	$2,200	$2.02	24d	1	0.63mi
9940 47th Ave N #320 Saint Petersburg, FL	2.0	1.0	900	$1,575	$1.75	24d	1	0.63mi
4771 100th Way N Unit 101 St. Petersburg, FL	2.0	1.0	800	$1,749	$2.19	18d	1	0.69mi
5224 100th Way N Saint Petersburg, FL	2.0	1.0	930	$2,400	$2.58	4d	1	0.73mi
6205 Shoreline Dr #1305 Saint Petersburg, FL	2.0	2.0	1205	$2,100	$1.74	4d	1	0.89mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	24d	1	0.91mi
9860 62nd Ter N #1048 Saint Petersburg, FL	2.0	2.0	1020	$1,750	$1.72	24d	1	0.97mi
9950 62nd Ter N #305 Saint Petersburg, FL	2.0	2.0	1120	$1,450	$1.29	24d	1	1.01mi
4652 Miramar Dr Madeira Beach, FL	1.0–2.0	1.0–2.0	958	$2,475	$2.58	2d	33	1.01mi
5217 81st St N #22 Saint Petersburg, FL	2.0	1.0	1010	$1,700	$1.68	24d	1	1.04mi
8002 48th Ave N Saint Petersburg, FL	1.0	1.0	1050	$2,000	$1.90	3d	1	1.04mi
5287 81st St N #26 Saint Petersburg, FL	2.0	2.0	1010	$1,500	$1.49	4d	1	1.05mi
10038 62nd Ter N #17 Saint Petersburg, FL	2.0	1.0	1010	$1,400	$1.39	2d	1	1.07mi
5357 81st St N #14 Saint Petersburg, FL	2.0	2.0	1110	$1,550	$1.40	24d	1	1.08mi
5530 80th St N Unit C204 Saint Petersburg, FL	1.0	1.0	880	$1,450	$1.65	24d	1	1.08mi
10037 62nd Ter St. Petersburg, FL	1.0	1.0	790	$1,500	$1.90	24d	1	1.10mi
10036 63rd Ave N #23 Saint Petersburg, FL	2.0	1.0	1010	$1,550	$1.53	16d	1	1.10mi
10037 62nd Ter N #15 Saint Petersburg, FL	2.0	1.0	790	$1,400	$1.77	18d	1	1.10mi
10532 51st Ter N Saint Petersburg, FL	2.0	1.0	1093	$1,800	$1.65	18d	1	1.10mi
10426 Valencia Rd Seminole, FL	3.0	2.0	1389	$2,900	$2.09	4d	1	1.14mi
5750 80th St N St Petersburg, FL	1.0–2.0	1.0–1.5	987	$1,800	$1.82	24d	2	1.14mi
10035 63rd Ave N #18 Saint Petersburg, FL	2.0	1.0	1010	$2,125	$2.10	24d	1	1.16mi
5521 80th St N #312 Saint Petersburg, FL	1.0	1.0	1055	$1,500	$1.42	4d	1	1.16mi
10172 63rd Ave Seminole, FL	3.0	2.0	1311	$3,500	$2.67	4d	1	1.20mi
10032 65th Ave N #24 Saint Petersburg, FL	2.0	2.0	1010	$1,650	$1.63	24d	1	1.21mi
5725 80th St N #210 Saint Petersburg, FL	2.0	2.0	1125	$1,900	$1.69	24d	1	1.23mi
4653 78th Ln N St Petersburg, FL	3.0	2.0	1312	$2,695	$2.05	24d	1	1.23mi
3501 Boca Ciega Dr N Saint Petersburg, FL	2.0	2.0	1144	$3,400	$2.97	4d	1	1.28mi
5980 80th St N #205 St Petersburg, FL	2.0	2.0	1100	$1,950	$1.77	4d	1	1.31mi
562 Johns Pass Ave Madeira Beach, FL	3.0	2.0	1400	$5,250	$3.75	4d	1	1.49mi

Listing history 8 events

1. 2026-06-04
   days on market $159,000 Active 135 DOM
2. 2026-06-03
   days on market $159,000 Active 134 DOM
3. 2026-06-01
   days on market $159,000 Active 132 DOM
4. 2026-05-31
   days on market $159,000 Active 131 DOM
5. 2026-05-03
   price $159,000
6. 2026-04-07
   price $169,000
7. 2026-03-19
   price $185,000
8. 2026-01-20
   listed $200,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,275
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$5,914
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$4,625
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,219/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 — Seminole

• Score: 88/100
• State rank: #5
• US rank: #174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, FL
• County: Pinellas County · 939,478 people
• City population: 42,315
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 15,060
• Household income: $82,500
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 734.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 3% Vietnamese 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: ▼ -663.41%
• Current HPI: 317.0675
• Rent YoY: ▼ -1.77%
• 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

-20.5% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listed $200,000 Stellar MLS as Distributed by MLS Grid