770 32nd Ave S #522 · St. Petersburg, FL 33705

$53,000

1 bd · 1.0 ba · 480 sqft · Manufactured public records · 43 Days on market

Built 1973 7.88 ac lot $120/mo HOA · 8% of rent

---

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

Affordable Florida living in the desirable Wilders 55+ community! This well-maintained 1-bedroom, 1-bath co-op mobile home offers approximately 480 sq ft of comfortable living space and is move-in ready with furnishings negotiable. The home features an efficient layout with an open kitchen equipped with essential appliances including a range, refrigerator, and microwave. Laminate and tile flooring throughout provide easy maintenance. Recent improvements add tremendous value, including new electrical, updated plumbing, new insulation, and upgraded 2x4 walls with drywall construction—enhancing both durability and energy efficiency. A new gas tank has also been installed for added peace

Key facts

• Laminate flooring
• New electrical
• Tile flooring

Tags

• OPEN KITCHEN
• ESSENTIAL APPLIANCES
• LAMINATE FLOORING
• TILE FLOORING
• NEW ELECTRICAL
• UPDATED PLUMBING

Property features AI

Finance

• Other: Total lot size approximately 7.88 acres
• Financial info: Lease restrictions apply
• HOA & community: Monthly association fee of $120 (required); association approval required; Association name: David Johnson; Clubhouse; Golf carts allowed; Senior community; Pets allowed: cats and dogs; Total annual fees $1,440

Exterior

• Parking: Covered parking; Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Residential mobile home (single wide); One story; Faces east
• Construction: Vinyl siding and frame construction; Membrane and metal roof; roof over; Built on foundation consistent with mobile home construction
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Mini-split cooling unit(s)
• Interior features: Ceiling fans; Kitchen/family room combo; Storage
• Laundry & utility: Washer (included); Washer hookup; Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $53k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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 16d 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 $366 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1973 — 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. 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: 2.81% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.74%
• DSCR: 3.57
• GRM: 3.0

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: 46.4%
• Equity multiple: 2.91×
• Total profit: $28,412
• Equity at exit: $7,902

10-year hold

• IRR: 50.7%
• Equity multiple: 5.14×
• Total profit: $61,469
• Equity at exit: $4,582

Cash invested: $14,840 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$22
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$120
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $648

Break-even live

Break-even rent $671

Max offer price $53,000

Occupancy floor 52%

Sensitivity live

Price	-10% $678	-5% $663	+0% $648	+5% $633	+10% $618
Rent	-10% $530	-5% $589	+0% $648	+5% $706	+10% $765
Rate	-1.0pp $674	-0.5pp $661	base $648	+0.5pp $634	+1.0pp $620

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: $13,250
• Closing costs: $1,590
• 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	0.40mi
2410 4th St S Saint Petersburg, FL	3.0	1.0	575	$1,383	$2.41	5d	1	0.58mi
674 22nd Ave S Saint Petersburg, FL	1.0	1.0	405	$1,250	$3.09	15d	1	0.64mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: gaselectric

Listing history 13 events

1. 2026-06-18
   days on market $53,000 Active 43 DOM
2. 2026-06-17
   days on market $53,000 Active 42 DOM
3. 2026-06-16
   days on market $53,000 Active 41 DOM
4. 2026-06-15
   days on market $53,000 Active 40 DOM
5. 2026-06-13
   days on market $53,000 Active 38 DOM
6. 2026-06-09
   days on market $53,000 Active 34 DOM
7. 2026-06-08
   days on market $53,000 Active 33 DOM
8. 2026-06-07
   days on market $53,000 Active 32 DOM
9. 2026-06-04
   days on market $53,000 Active 29 DOM
10. 2026-06-03
    days on market $53,000 Active 28 DOM
11. 2026-06-01
    days on market $53,000 Active 26 DOM
12. 2026-05-31
    days on market $53,000 Active 25 DOM
13. 2026-05-06
    listed $53,000 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: $523 · $44/mo
• Projected year-2 tax: $523 · $44/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 20 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: $17,889
• − Mortgage interest: −$2,969
• − Property taxes: −$523
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − HOA: −$1,440
• − Depreciation: −$1,542
• Taxable income: $7,490
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $5,974/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

1 event — show timeline

• 2026-05-06 Listed $53,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $523 · +7.2% YoY. Source: county tax records.