6580 Seminole Blvd #733 · Seminole, FL 33772

$99,000

2 bd · 1.5 ba · 672 sqft · Manufactured public records · 33 Days on market

Built 1971 Est $87k · 13% over $160/mo HOA · 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Holiday Village, all age, pet friendly, no lot rent, low community association fee ($160/mthly). 2/1.5 furnished with screened lanai, storage shed and carport. Updated kitchen, bathroom. Central a/c. Greenbelt across the street. Adjacent to the Pinellas Trail, minutes to Madeira Beach. Seminole City Center, restaurants and fitness centers nearby. Not a flood zone, high and dry. Furnished or not. Well maintained and ready to move in. No renting/leasing. Buyer approval required. Cash only.

Key facts

• 2 parking spots
• Built 1971
• Listed 33 days

Property features AI

Finance

• Other: Property type: Residential mobile home; Other structures on property: Shed(s)
• Financial info: Total monthly fees $160; total annual fees $1,920
• HOA & community: Monthly HOA fee of $160 (includes grounds maintenance, water, sewer); Association amenities: Clubhouse, maintenance, fence restrictions; Pets allowed (cats and dogs), max pet weight 60 lbs; Association name listed

Exterior

• Parking: Covered parking; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Mobile home (single wide); One level; Faces north
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Completed condition
• Exterior features: Covered, enclosed, and screened patio/porch; Awnings; Sliding doors; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Water filtration system
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Window treatments
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.7% 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.
• Zoned schools: Seminole Elementary School (math 65% / reading 57%, grade B, #653 of 2,144 statewide, top 31%, 428 students, 59% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents flat; 209 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 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 $684 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 + 0.1% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.99% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.08%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6580 Seminole Blvd #632	0.00mi	2/1.5	684 (+2%)	2mo	$89,000	$130	95
6580 Seminole Blvd #124	0.00mi	2/2.0	696 (+4%)	11mo	$65,000	$93	83
6580 Seminole Blvd #433	0.00mi	1/1.0 (-1)	660 (-2%)	21mo	$125,000	$189	73

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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 1.98×
• Total profit: $27,134
• Equity at exit: $14,761

10-year hold

• IRR: 30.5%
• Equity multiple: 3.35×
• Total profit: $65,030
• Equity at exit: $8,560

Cash invested: $27,720 (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 33772

• Rents YoY: 0.1%
• Active inventory: 209
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$519
• Tax from tax record: −$75 /mo · $894/yr
• Insurance: −$41
• HOA: −$160
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $764

Break-even live

Break-even rent $1,006

Max offer price $99,000

Occupancy floor 56%

Sensitivity live

Price	-10% $820	-5% $792	+0% $764	+5% $736	+10% $708
Rent	-10% $608	-5% $686	+0% $764	+5% $842	+10% $920
Rate	-1.0pp $814	-0.5pp $789	base $764	+0.5pp $739	+1.0pp $712

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	5d	2	0.15mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	3d	18	0.51mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	1.13mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	25d	1	1.18mi
4652 Miramar Dr Madeira Beach, FL	1.0–2.0	1.0–2.0	958	$2,475	$2.58	3d	33	1.19mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	3d	40	1.20mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	1.22mi
4771 100th Way N Unit 204 St. Petersburg, FL	1.0	1.0	550	$1,549	$2.82	25d	1	1.41mi
4550 Cove Cir #905 Saint Petersburg, FL	1.0	1.0	530	$1,350	$2.55	25d	1	1.48mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: gym

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 33 DOM
2. 2026-06-17
   days on market $99,000 Active 32 DOM
3. 2026-06-16
   days on market $99,000 Active 31 DOM
4. 2026-06-15
   days on market $99,000 Active 30 DOM
5. 2026-06-13
   days on market $99,000 Active 28 DOM
6. 2026-06-09
   days on market $99,000 Active 24 DOM
7. 2026-06-08
   days on market $99,000 Active 23 DOM
8. 2026-06-07
   days on market $99,000 Active 22 DOM
9. 2026-06-04
   remarks 492-char remark
10. 2026-06-04
    days on market $99,000 Active 19 DOM
11. 2026-06-03
    days on market $99,000 Active 18 DOM
12. 2026-06-02
    status $99,000 Active 16 DOM
13. 2026-05-23
    status Active
14. 2026-05-18
    status Active
15. 2026-05-11
    status Active
16. 2026-05-11
    price $99,000
17. 2026-05-03
    listed $115,000 Active
18. 2026-04-06
    soldstatus $77,000

ⓘ 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: $894 · $75/mo
• Projected year-2 tax: $894 · $75/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $23,684
• − Mortgage interest: −$5,546
• − Property taxes: −$894
• − Insurance: −$495
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − HOA: −$1,920
• − Depreciation: −$2,880
• Taxable income: $8,160
• Est. tax owed @ 24.0%: −$1,958
• After-tax cash flow: $7,213/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): 23,733
• Household income: $73,586
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 720.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 5% 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: ▼ -485.84%
• Current HPI: 315.303
• Rent YoY: ▲ 0.10%
• 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

+28.6% since first listed

6 events — show timeline

• 2026-05-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Sold (Public Records) $77,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $894 · +23.5% YoY. Source: county tax records.