34455 Hibiscus Dr N · Pinellas Park, FL 33781

$99,000

2 bd · 2.0 ba · 816 sqft · Manufactured public records · 270 Days on market

Built 1969 Est $96k · at est. $210/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• 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 MLS

Fantastic mobile home community with lots of amenities. close to major shopping and highway. Price includes share. 2 bedroom 2 bath furnished. Ready to move right into!! 55+ community.

Key facts

• Laminate flooring
• Golf cart
• Clubhouse

Tags

• FLORIDA ROOM
• GOLF CART
• LAMINATE FLOORING
• HEATED POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Property type: Residential mobile home; Other structures: shed(s); Furnished: yes; Association contact listed
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $210); Association amenities: clubhouse, fitness center, pool, spa/hot tub, shuffleboard, recreation facilities, laundry, gated, lobby key required; Association fee includes common area taxes, pool, escrow reserves, grounds maintenance, management, private road maintenance, recreational facilities, sewer, trash and water; Association approval required; Senior community; Pets not allowed; Deed restrictions; buyer approval required; golf carts allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community (association amenity)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer connected
• Home design: Mobile home (double wide); One story; Faces south
• Construction: Vinyl siding; Roof over; Crawlspace with pillar/post/pier foundation; Built area totals available (building area 1,539 sq ft; living area 816 sq ft)
• Exterior features: Awning(s); Rain gutters; Sidewalk; Shed(s); Paved lot with private maintained road

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments (blinds, drapes, double-pane windows)
• Laundry & utility: Washer and Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/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: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 22 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 40% 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 $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 + 0.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $21k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $99k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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 1969 — 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: 1.93% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.61%
• DSCR: 2.14
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $96,288
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34440 Oleander Dr N	0.12mi	1/1.0 (-1)	802 (-2%)	7mo	$74,000	$92	77
34076 Avocado Dr N	0.16mi	2/1.5	872 (+7%)	5mo	$88,000	$101	75
34041 Azalea Dr N	0.16mi	2/2.0	882 (+8%)	11mo	$80,000	$91	70
34122 Oak Dr N	0.06mi	2/2.0	740 (-9%)	20mo	$120,000	$162	65
82264 2nd Ave N #264	0.38mi	2/1.0	768 (-6%)	15mo	$130,000	$169	56
82015 A St N #15	0.51mi	2/2.0	915 (+12%)	6mo	$108,000	$118	51

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: 15.2%
• Equity multiple: 1.58×
• Total profit: $16,204
• Equity at exit: $14,761

10-year hold

• IRR: 21.1%
• Equity multiple: 2.50×
• Total profit: $41,670
• 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 33781

• Rents YoY: -3.0%
• Active inventory: 226
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$519
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$41
• HOA: −$210
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $592

Break-even live

Break-even rent $1,164

Max offer price $99,000

Occupancy floor 64%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3110 Grand Ave Pinellas Park, FL	1.0–3.0	1.0–2.0	1104	$2,467	$2.23	2d	34	0.47mi
4071 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,724	$2.46	3d	3	0.53mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	2d	10	0.83mi
3715 66th Ave N Unit B Pinellas Park, FL	2.0	1.0	750	$1,475	$1.97	22d	1	0.83mi
2790 Grand Ave Saint Petersburg, FL	1.0–3.0	1.0–2.0	1017	$2,782	$2.73	2d	16	0.84mi
8851 US Highway 19 N Pinellas Park, FL	1.0–3.0	1.0–2.0	993	$2,295	$2.31	2d	23	0.84mi
4520 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,545	$2.21	24d	1	0.88mi
4771 78th Ave N Pinellas Park, FL	2.0	2.0	903	$1,640	$1.82	24d	1	1.09mi
4675 72nd Ave N Pinellas Park, FL	2.0	1.0	750	$1,649	$2.20	22d	1	1.10mi
2715 63rd Ter N Unit B St. Petersburg, FL	2.0	2.0	1030	$1,900	$1.84	24d	1	1.17mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	11d	20	1.18mi
7050 48th St N Pinellas Park, FL	3.0	1.5	1008	$2,350	$2.33	24d	1	1.23mi
2734 62nd Ave N Apt 3 St. Petersburg, FL	2.0	1.5	833	$1,895	$2.27	24d	1	1.28mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	2d	22	1.28mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	24d	1	1.31mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	22d	1	1.36mi
2275 62nd Ave N #203 St Petersburg, FL	2.0	2.0	940	$1,975	$2.10	24d	1	1.37mi
3114 58th Ave N Saint Petersburg, FL	2.0	1.0	800	$1,950	$2.44	4d	1	1.37mi
4091 58th Ave N Unit F St. Petersburg, FL	2.0	1.0	900	$1,595	$1.77	3d	1	1.38mi
3132 56th Ave N Saint Petersburg, FL	3.0	2.0	1063	$2,850	$2.68	24d	1	1.49mi
4973 91st Ave Unit 12 (C) Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	15d	1	1.50mi
4973 91st Ave Unit C Pinellas Park, FL	2.0	2.0	875	$1,475	$1.69	14d	1	1.50mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 270 DOM
2. 2026-06-17
   days on market $99,000 Active 269 DOM
3. 2026-06-16
   days on market $99,000 Active 268 DOM
4. 2026-06-15
   days on market $99,000 Active 267 DOM
5. 2026-06-13
   days on market $99,000 Active 265 DOM
6. 2026-06-09
   days on market $99,000 Active 261 DOM
7. 2026-06-08
   days on market $99,000 Active 260 DOM
8. 2026-06-07
   days on market $99,000 Active 259 DOM
9. 2026-06-04
   days on market $99,000 Active 256 DOM
10. 2026-06-03
    days on market $99,000 Active 255 DOM
11. 2026-06-01
    days on market $99,000 Active 253 DOM
12. 2026-05-31
    days on market $99,000 Active 252 DOM
13. 2026-04-21
    status Active
14. 2026-04-19
    historical
15. 2026-04-17
    price $99,000
16. 2025-11-05
    price $109,900
17. 2025-09-19
    listed $119,900 Active
18. 2014-10-27
    soldstatus $38,000 Sold 184-char remark

    Show marketing remark (184 chars)

    Fantastic mobile home community with lots of amenities. close to major shopping and highway. Price includes share. 2 bedroom 2 bath furnished. Ready to move right into!! 55+ community.

19. 2014-06-14
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Fantastic mobile home community with lots of amenities. close to major shopping and highway. Price includes share. 2 bedroom 2 bath furnished. Ready to move right into!! 55+ community.

20. 2014-06-10
    historical 184-char remark

    Show marketing remark (184 chars)

    Fantastic mobile home community with lots of amenities. close to major shopping and highway. Price includes share. 2 bedroom 2 bath furnished. Ready to move right into!! 55+ community.

21. 2013-02-11
    listed $40,000 184-char remark

    Show marketing remark (184 chars)

    Fantastic mobile home community with lots of amenities. close to major shopping and highway. Price includes share. 2 bedroom 2 bath furnished. Ready to move right into!! 55+ community.

22. 2012-02-18
    listed $56,000

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,786 · $149/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 21 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: $22,949
• − Mortgage interest: −$5,546
• − Property taxes: −$1,786
• − Insurance: −$495
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$2,520
• − Depreciation: −$2,880
• Taxable income: $6,051
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,647/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

+76.8% since first listed

10 events — show timeline

• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2014-10-27 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-02-11 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-18 Listed $56,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $1,786 · +8.0% YoY. Source: county tax records.