9790 66th St N #194 · Pinellas Park, FL 33782

$89,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 126 Days on market

Built 1973 Est $61k · 46% over $332/mo HOA · 19% of rent

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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 +30.0/30.0
• 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 +1.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light and bright 2/1 in desirable Clearwater Cascade, an exclusive 55+ community. New subfloors and laminate floor covering. New paint in and out. Storage shed with washer/dryer. Community pool, clubhouse, fitness center and shuffleboard. Central heat and air. Dog friendly. Low HOA fee of $185/mthly, includes water, sewer, trash, pool and community management. Buyer to verify room sizes. Buyer approval required, Seller is motivated, bring all offers!!!!

Key facts

• Laminate floors
• Updated windows
• New roof-over

Tags

• NEW ROOF-OVER
• INSULATED VAPOR BARRIER
• LAMINATE FLOORS
• UPDATED WINDOWS
• CENTRAL AIR HEAT UNIT
• FRONT EAT-IN KITCHEN

Property features AI

Finance

• Other: Unit is furnished; Third party listing; Directions: 66th St. N. to 98th Ave N, turn west into park; see park map at front clubhouse entrance
• Financial info: Total annual fees $3,984; Total monthly fees $332; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $332); Association approval required; Association amenities: Cable TV, Clubhouse, Fitness Center, Laundry, Lobby key required, Maintenance, Pool, Security, Shuffleboard court, Spa/Hot Tub, Storage; Association fee includes: Cable TV, Common area taxes, Pool, Escrow reserves, Management, Private road, Recreational facilities, Security, Sewer, Trash, Water; Community features: Buyer approval required, Clubhouse, Community mailbox, Fitness center, Golf carts allowed, Pool; Senior community; Pets allowed (cats and dogs; breed restrictions; max pet weight 20 lbs)

Exterior

• Parking: Covered parking; Carport with 3 spaces
• Security: Community security
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential mobile home (single wide); One level; Faces southwest
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built as mobile home
• Exterior features: Lighting; Rain gutters; On-site storage; Heated in-ground pool; Heated in-ground spa

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Window treatments; Blinds; Storage rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 falling (-5.3%/yr); 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $615 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $89k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1973 — 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: 1.94% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $61,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9790 66th St N #213	0.00mi	1/1.0 (-1)	768 (+14%)	19mo	$70,000	$91	55

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: 7.4%
• Equity multiple: 1.28×
• Total profit: $6,910
• Equity at exit: $13,270

10-year hold

• IRR: 13.0%
• Equity multiple: 1.85×
• Total profit: $21,121
• Equity at exit: $7,695

Cash invested: $24,920 (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 33782

• Rents YoY: -5.3%
• Active inventory: 200
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$37
• HOA: −$332
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $411

Break-even live

Break-even rent $1,203

Max offer price $89,000

Occupancy floor 71%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8304 Bardmoor Blvd #104 Seminole, FL	1.0	1.0	700	$1,599	$2.28	4d	1	1.04mi

HOA detail

• Monthly dues: $332 · $3,984/yr
• Likely covers: watersewertrashpoolgym

Listing history 26 events

1. 2026-06-18
   days on market $89,000 Active 126 DOM
2. 2026-06-17
   days on market $89,000 Active 125 DOM
3. 2026-06-16
   days on market $89,000 Active 124 DOM
4. 2026-06-15
   days on market $89,000 Active 123 DOM
5. 2026-06-13
   days on market $89,000 Active 121 DOM
6. 2026-06-09
   days on market $89,000 Active 117 DOM
7. 2026-06-08
   days on market $89,000 Active 116 DOM
8. 2026-06-07
   days on market $89,000 Active 115 DOM
9. 2026-06-04
   days on market $89,000 Active 112 DOM
10. 2026-06-03
    days on market $89,000 Active 111 DOM
11. 2026-06-01
    days on market $89,000 Active 109 DOM
12. 2026-05-31
    days on market $89,000 Active 108 DOM
13. 2026-02-12
    listed $89,000 Active
14. 2025-07-03
    historical
15. 2025-04-05
    price $87,000
16. 2025-03-17
    price $99,000
17. 2025-01-23
    listed $112,900 Active
18. 2020-07-14
    soldstatus $46,000 Sold 457-char remark

    Show marketing remark (457 chars)

    Light and bright 2/1 in desirable Clearwater Cascade, an exclusive 55+ community. New subfloors and laminate floor covering. New paint in and out. Storage shed with washer/dryer. Community pool, clubhouse, fitness center and shuffleboard. Central heat and air. Dog friendly. Low HOA fee of $185/mthly, includes water, sewer, trash, pool and community management. Buyer to verify room sizes. Buyer approval required, Seller is motivated, bring all offers!!!!

19. 2020-06-19
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Light and bright 2/1 in desirable Clearwater Cascade, an exclusive 55+ community. New subfloors and laminate floor covering. New paint in and out. Storage shed with washer/dryer. Community pool, clubhouse, fitness center and shuffleboard. Central heat and air. Dog friendly. Low HOA fee of $185/mthly, includes water, sewer, trash, pool and community management. Buyer to verify room sizes. Buyer approval required, Seller is motivated, bring all offers!!!!

20. 2020-06-09
    price $52,000 457-char remark

    Show marketing remark (457 chars)

    Light and bright 2/1 in desirable Clearwater Cascade, an exclusive 55+ community. New subfloors and laminate floor covering. New paint in and out. Storage shed with washer/dryer. Community pool, clubhouse, fitness center and shuffleboard. Central heat and air. Dog friendly. Low HOA fee of $185/mthly, includes water, sewer, trash, pool and community management. Buyer to verify room sizes. Buyer approval required, Seller is motivated, bring all offers!!!!

21. 2020-05-30
    price $55,000 457-char remark

    Show marketing remark (457 chars)

    Light and bright 2/1 in desirable Clearwater Cascade, an exclusive 55+ community. New subfloors and laminate floor covering. New paint in and out. Storage shed with washer/dryer. Community pool, clubhouse, fitness center and shuffleboard. Central heat and air. Dog friendly. Low HOA fee of $185/mthly, includes water, sewer, trash, pool and community management. Buyer to verify room sizes. Buyer approval required, Seller is motivated, bring all offers!!!!

22. 2020-05-17
    price $57,000 457-char remark

    Show marketing remark (457 chars)

    Light and bright 2/1 in desirable Clearwater Cascade, an exclusive 55+ community. New subfloors and laminate floor covering. New paint in and out. Storage shed with washer/dryer. Community pool, clubhouse, fitness center and shuffleboard. Central heat and air. Dog friendly. Low HOA fee of $185/mthly, includes water, sewer, trash, pool and community management. Buyer to verify room sizes. Buyer approval required, Seller is motivated, bring all offers!!!!

23. 2020-05-10
    listed $59,000 Active 457-char remark

    Show marketing remark (457 chars)

    Light and bright 2/1 in desirable Clearwater Cascade, an exclusive 55+ community. New subfloors and laminate floor covering. New paint in and out. Storage shed with washer/dryer. Community pool, clubhouse, fitness center and shuffleboard. Central heat and air. Dog friendly. Low HOA fee of $185/mthly, includes water, sewer, trash, pool and community management. Buyer to verify room sizes. Buyer approval required, Seller is motivated, bring all offers!!!!

24. 2020-04-03
    soldstatus $35,000 Sold
25. 2020-03-12
    status Pending
26. 2020-03-04
    listed $36,900 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: $1,373 · $114/mo
• Projected year-2 tax: $1,373 · $114/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,670
• − Mortgage interest: −$4,985
• − Property taxes: −$1,373
• − Insurance: −$445
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$3,984
• − Depreciation: −$2,589
• Taxable income: $3,986
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $3,970/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): 22,461
• Household income: $66,461
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 486.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 9% Vietnamese 7% Other Indo-European 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: ▼ -250.17%
• Current HPI: 314.1689
• Rent YoY: ▼ -5.28%
• 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

+141.2% since first listed

14 events — show timeline

• 2026-02-12 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-05 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Listed $112,900 Stellar MLS as Distributed by MLS Grid
• 2020-07-14 Sold (MLS) $46,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-09 Price Changed $52,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-30 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-17 Price Changed $57,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-10 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-03 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-04 Listed $36,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $1,373 · +2.3% YoY. Source: county tax records.