82010 A St N #10 · Pinellas Park, FL 33781

$99,900

2 bd · 1.5 ba · 811 sqft · Manufactured public records · 233 Days on market

Built 1970 37 ac lot Est $96k · at est. $220/mo HOA · 12% 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 +5.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity to live affordably in the extremely popular Golden Gate Mobile Home Park, a resident-owned 55+ community and recognized as the BEST of 2026 Pinellas Park award winner in the mobile home park category by BusinessRate! This 1970 single-wide, Expando mobile home measures 12x60. The 8x13 Expando room extension creates a 425+ sq ft vaulted Great Room which can be configured into a formal dining and living room combination. Total heated, air-conditioned living space equals 811 sq ft. This furnished 2 bed / 2 bath home offers an open floor plan, neutral décor and a combination of carpeting throughout except for vinyl flooring in the eat-in Kitchen and laminate in the

Key facts

• 36.91 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Property type: Residential mobile home on a large parcel (approx. 36.91 acres); Lot features: City limits, near public transit, paved and private, sidewalks, private maintained road; Community features: Association recreation owned, buyer approval required, clubhouse, pool, sidewalks, street lights, golf carts allowed
• Financial info: Total monthly fees $220, total annual fees $2,640
• HOA & community: Has HOA (Terry Cross / Westcoast Management), monthly fee $220; HOA amenities include clubhouse, pool, spa/hot tub, recreation facilities, shuffleboard court, laundry, maintenance, wheelchair access, lobby key required, and private road maintenance; Association fees cover pool, reserves, grounds maintenance, management, private road, recreational facilities, sewer, trash and water; Senior community; Pets allowed with size and number limits (max pet weight 20 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water and sewer connected
• Home design: Residential mobile home (single wide); One story; Faces east
• Construction: Metal frame construction; Metal siding; Membrane and metal roof with roof over; Crawlspace foundation with pillar/post/pier
• Exterior features: Enclosed patio; Front porch; Patio; Awnings; Private mailbox; Rain gutters; Sidewalk; Chain link fencing; Shed(s)

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom layout; Thermostat; Vaulted ceilings; Blinds, drapes, and double-pane windows
• Laundry & utility: Washer hookup; Dryer hookup (electric); Outside laundry access; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 soft (-3.0%/yr); 226 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($58k/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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1970 — 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: 1.85% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $95,698
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82264 2nd Ave N #264	0.11mi	2/1.0	768 (-5%)	15mo	$130,000	$169	72
82015 A St N #15	0.05mi	2/2.0	915 (+13%)	6mo	$108,000	$118	69
34076 Avocado Dr N	0.37mi	2/1.5	872 (+8%)	5mo	$88,000	$101	66
34440 Oleander Dr N	0.44mi	1/1.0 (-1)	802 (-1%)	7mo	$74,000	$92	65
34041 Azalea Dr N	0.37mi	2/2.0	882 (+9%)	11mo	$80,000	$91	57
34122 Oak Dr N	0.43mi	2/2.0	740 (-9%)	20mo	$120,000	$162	47

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: 12.7%
• Equity multiple: 1.48×
• Total profit: $13,530
• Equity at exit: $14,895

10-year hold

• IRR: 18.7%
• Equity multiple: 2.31×
• Total profit: $36,516
• Equity at exit: $8,638

Cash invested: $27,972 (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 33781

• Rents YoY: -3.0%
• Active inventory: 226
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$524
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$42
• HOA: −$220
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $549

Break-even live

Break-even rent $1,158

Max offer price $99,900

Occupancy floor 65%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	2d	10	0.33mi
8851 US Highway 19 N Pinellas Park, FL	1.0–3.0	1.0–2.0	993	$2,295	$2.31	2d	23	0.35mi
4071 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,724	$2.46	3d	3	0.45mi
4520 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,545	$2.21	24d	1	0.66mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	10d	20	0.67mi
4771 78th Ave N Pinellas Park, FL	2.0	2.0	903	$1,640	$1.82	23d	1	0.71mi
3110 Grand Ave Pinellas Park, FL	1.0–3.0	1.0–2.0	1104	$2,467	$2.23	1d	34	0.78mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	1d	22	0.81mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	24d	1	0.82mi
4675 72nd Ave N Pinellas Park, FL	2.0	1.0	750	$1,649	$2.20	21d	1	0.91mi
4973 91st Ave Unit C Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	13d	1	0.99mi
4973 91st Ave Unit 12 (C) Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	14d	1	0.99mi
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,297	$2.19	2d	19	1.02mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	21d	1	1.04mi
7050 48th St N Pinellas Park, FL	3.0	1.5	1008	$2,350	$2.33	24d	1	1.05mi
2790 Grand Ave Saint Petersburg, FL	1.0–3.0	1.0–2.0	1017	$2,782	$2.73	1d	16	1.10mi
3715 66th Ave N Unit B Pinellas Park, FL	2.0	1.0	750	$1,475	$1.97	21d	1	1.11mi
9911 Dahlia St #38 Pinellas Park, FL	2.0	1.0	850	$1,300	$1.53	7d	1	1.31mi
8311 56th Way Unit 2 Pinellas Park, FL	1.0	1.0	750	$2,200	$2.93	24d	1	1.38mi
5290 70th Ave N Pinellas Park, FL	1.0	1.0	685	$1,250	$1.82	24d	2	1.42mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 233 DOM
2. 2026-06-17
   days on market $99,900 Active 232 DOM
3. 2026-06-16
   days on market $99,900 Active 231 DOM
4. 2026-06-15
   days on market $99,900 Active 230 DOM
5. 2026-06-13
   days on market $99,900 Active 228 DOM
6. 2026-06-09
   days on market $99,900 Active 224 DOM
7. 2026-06-08
   days on market $99,900 Active 223 DOM
8. 2026-06-07
   days on market $99,900 Active 222 DOM
9. 2026-06-04
   days on market $99,900 Active 219 DOM
10. 2026-06-03
    days on market $99,900 Active 218 DOM
11. 2026-06-01
    days on market $99,900 Active 216 DOM
12. 2026-05-31
    days on market $99,900 Active 215 DOM
13. 2025-10-29
    listed $99,900 Active
14. 1996-05-01
    soldstatus $25,000

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 6/10 Major FEMA zone X (unshaded) · 54% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,234
• − Mortgage interest: −$5,596
• − Property taxes: −$1,548
• − Insurance: −$500
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$2,640
• − Depreciation: −$2,906
• Taxable income: $5,487
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $5,274/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): 28,072
• Household income: $57,785
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1115.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 16% Asian 14% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 5%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 12% Vietnamese 7% Other Asian/Pacific 3%

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: ▼ -409.77%
• Current HPI: 348.546
• Rent YoY: ▼ -2.95%
• 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

+299.6% since first listed

2 events — show timeline

• 2025-10-29 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,548 · +5.2% YoY. Source: county tax records.