82209 F St N #209 · Pinellas Park, FL 33781

$115,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 127 Days on market

Built 1974 4,000 sqft lot Est $129k · 11% under $220/mo HOA · 11% 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
• ARV discount +12.4/15.0
• 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 +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home in the highly desirable 55+ Golden Gate Mobile Home Park! This 2-bedroom, 2-bath home offers an abundance of living space with both a separate living room and family room, giving you flexibility for relaxing or entertaining. The living room also features a dedicated office area, perfect for working from home or pursuing your hobbies! Enjoy both a formal dining area and an additional eat-in space in the kitchen, making mealtime and gatherings easy and comfortable. Outside, you’ll notice a convenient two-car carport, so you won’t have to worry about your car getting too hot in the peak of summer. This resident-owned community offers access to a refreshing

Key facts

• Community pool
• Two-car carport
• Formal dining area

Tags

• SEPARATE LIVING ROOM
• DEDICATED OFFICE AREA
• FORMAL DINING AREA
• TWO-CAR CARPORT
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot about 0.09 acres (approx. 0.09); Building area and living area reported in public records; Community pool
• HOA & community: Golden Gate Resident's Association (monthly fee $220); HOA fee includes pool; Association approval required; Senior community; Pets allowed with number and size limits (max 20 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available; Asphalt road access
• Home design: Residential mobile home; Single wide; One story; Faces east
• Construction: Metal frame construction; Membrane and metal roof
• Exterior features: Hurricane shutters; Exterior lighting; Sidewalk

Interior

• Kitchen: Convection oven; Cooktop; Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Wood; Wood and tile and carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Walk-in closet(s); Window shades
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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+, 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.
• Zoned schools: Pinellas Park Elementary School (math 43% / reading 39%, grade F, #1,454 of 2,144 statewide, top 69%, 452 students, 74% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 226 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 $795 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $115k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $129,024
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34657 Orange Dr N	0.14mi	2/2.0	1,152 (0%)	4mo	$128,000	$111	90
82425 New Circle Dr N	0.20mi	2/2.0	1,144 (-1%)	6mo	$130,500	$114	85
34098 Cherry Dr N	0.24mi	2/2.0	1,128 (-2%)	2mo	$125,000	$111	84
82402 New Circle Dr N #402	0.18mi	2/2.0	1,144 (-1%)	9mo	$120,000	$105	83
82121 B St N #121	0.16mi	2/2.0	1,144 (-1%)	13mo	$165,000	$144	81
82226 F St N #226	0.08mi	2/2.0	1,056 (-8%)	10mo	$175,000	$166	74
34479 Cactus Dr N	0.28mi	2/2.0	1,056 (-8%)	2mo	$118,500	$112	71
82177 E St N #177	0.04mi	2/2.0	1,008 (-12%)	9mo	$30,000	$30	70
82009 A St N #9	0.18mi	2/2.0	1,060 (-8%)	12mo	$139,900	$132	68
34541 Violet Dr N	0.22mi	2/2.0	1,008 (-12%)	1mo	$110,000	$109	68

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: 4.9%
• Equity multiple: 1.18×
• Total profit: $5,870
• Equity at exit: $17,147

10-year hold

• IRR: 10.6%
• Equity multiple: 1.69×
• Total profit: $22,069
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$603
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$48
• HOA: −$220
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $474

Break-even live

Break-even rent $1,417

Max offer price $115,000

Occupancy floor 72%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8851 US Highway 19 N Pinellas Park, FL	1.0–3.0	1.0–2.0	993	$2,295	$2.31	1d	23	0.48mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	2d	10	0.51mi
4071 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,724	$2.46	3d	3	0.51mi
3110 Grand Ave Pinellas Park, FL	1.0–3.0	1.0–2.0	1104	$2,467	$2.23	1d	34	0.59mi
4057 71st Ter N Pinellas Park, FL	3.0	2.5	1420	$2,650	$1.87	4d	1	0.78mi
4520 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,545	$2.21	24d	1	0.79mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	10d	20	0.83mi
4771 78th Ave N Pinellas Park, FL	2.0	2.0	903	$1,640	$1.82	23d	1	0.88mi
2790 Grand Ave Saint Petersburg, FL	1.0–3.0	1.0–2.0	1017	$2,782	$2.73	1d	16	0.93mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	1d	22	1.00mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	24d	1	1.00mi
4675 72nd Ave N Pinellas Park, FL	2.0	1.0	750	$1,649	$2.20	21d	1	1.04mi
3715 66th Ave N Unit B Pinellas Park, FL	2.0	1.0	750	$1,475	$1.97	21d	1	1.08mi
4631 69th Pl N Pinellas Park, FL	3.0	2.5	1420	$2,595	$1.83	24d	1	1.13mi
4973 91st Ave Unit 12 (C) Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	14d	1	1.15mi
4973 91st Ave Unit C Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	13d	1	1.15mi
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,297	$2.19	2d	19	1.16mi
7050 48th St N Pinellas Park, FL	3.0	1.5	1008	$2,350	$2.33	24d	1	1.18mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	21d	1	1.20mi
7800 52nd St N Pinellas Park, FL	3.0	1.0	1163	$1,850	$1.59	24d	1	1.22mi
6898 47th Ln N Pinellas Park, FL	3.0	2.5	1500	$2,525	$1.68	24d	1	1.23mi
4732 68th Ave N Pinellas Park, FL	2.0	3.0	1210	$2,000	$1.65	24d	1	1.28mi
9911 Dahlia St #38 Pinellas Park, FL	2.0	1.0	850	$1,300	$1.53	7d	1	1.44mi
6379 29th St N Saint Petersburg, FL	3.0	2.0	1323	$2,869	$2.17	24d	1	1.46mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 127 DOM
2. 2026-06-17
   days on market $115,000 Active 126 DOM
3. 2026-06-16
   days on market $115,000 Active 125 DOM
4. 2026-06-15
   days on market $115,000 Active 124 DOM
5. 2026-06-13
   days on market $115,000 Active 122 DOM
6. 2026-06-09
   days on market $115,000 Active 118 DOM
7. 2026-06-08
   days on market $115,000 Active 117 DOM
8. 2026-06-07
   days on market $115,000 Active 116 DOM
9. 2026-06-04
   days on market $115,000 Active 113 DOM
10. 2026-06-03
    days on market $115,000 Active 112 DOM
11. 2026-06-01
    days on market $115,000 Active 110 DOM
12. 2026-05-31
    pricedays on market $115,000 Active 109 DOM
13. 2026-05-05
    price $125,000
14. 2026-03-19
    price $135,000
15. 2026-02-11
    listed $140,000 Active
16. 2008-02-01
    soldstatus $70,000
17. 2007-03-01
    soldstatus $75,000
18. 2004-03-01
    soldstatus $60,000
19. 1997-04-29
    soldstatus $30,000
20. 1994-01-13
    soldstatus $24,000

ⓘ 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: $2,986 · $249/mo
• Projected year-2 tax: $2,986 · $249/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: $24,209
• − Mortgage interest: −$6,442
• − Property taxes: −$2,986
• − Insurance: −$575
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$2,640
• − Depreciation: −$3,345
• Taxable income: $4,348
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,644/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

+420.8% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2008-02-01 Sold (Public Records) $70,000 Public Records
• 2007-03-01 Sold (Public Records) $75,000 Public Records
• 2004-03-01 Sold (Public Records) $60,000 Public Records
• 1997-04-29 Sold (Public Records) $30,000 Public Records
• 1994-01-13 Sold (Public Records) $24,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,986 · +8.7% YoY. Source: county tax records.