66083 THAMES RD. Plan · Pinellas Park, FL 33782

$154,995

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 226 Days on market

Est $143k · 9% over

---

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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Snag this stunning, brand-new home before anyone else! The open floor plan, bright white cabinetry, and luxury vinyl flooring are just waiting for your personal touch. The spacious primary bedroom comes with its own private bath. LED lighting adds a modern vibe throughout. Plus, the attached carport and shed make life super convenient. Our 55+ community is just minutes away from Clearwater , Madeira and St Pete beaches - with Tampa and all its attractions just across the bay. Don't wait make your offer today!

Key facts

• Listed 225 days

Property features AI

Finance

• Financial info: List price $154,995

Exterior

• Home design: Plan: 66083 THAMES RD.; New construction plan
• Exterior features: Living area approximately 1056

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 226 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,395 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $142,560
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9790 66th St N #103	0.73mi	2/2.0	1,057 (+0%)	3mo	$116,500	$110	64
9790 66th St N #468	0.73mi	2/2.0	1,152 (+9%)	2mo	$93,000	$81	49
9790 66th St N #397	0.73mi	2/2.0	1,192 (+13%)	1mo	$207,000	$174	44
6095 108th Ave N	0.59mi	3/2.0 (+1)	1,152 (+9%)	11mo	$150,000	$130	43
9790 66th St N #61	0.73mi	2/2.0	1,107 (+5%)	19mo	$149,000	$135	42
6052 107th Ave N	0.63mi	3/1.5 (+1)	920 (-13%)	9mo	$150,000	$163	34

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $219
• Equity at exit: $23,110

10-year hold

• IRR: 6.4%
• Equity multiple: 1.41×
• Total profit: $17,991
• Equity at exit: $13,401

Cash invested: $43,399 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $488

Break-even live

Break-even rent $1,356

Max offer price $154,995

Occupancy floor 70%

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: $38,749
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	24d	1	0.70mi
6388 93rd Ter Pinellas Park, FL	2.0	2.0	1245	$2,095	$1.68	14d	1	0.87mi
6740 121st Ave #6 Largo, FL	2.0	2.5	1118	$1,735	$1.55	24d	1	0.87mi
5501 110th Ave N Pinellas Park, FL	1.0–3.0	1.0–2.0	1001	$1,958	$1.96	2d	12	1.08mi
5641 94th Ter N Pinellas Park, FL	3.0	2.0	1066	$2,200	$2.06	8d	1	1.24mi
5865 92nd Ave N Pinellas Park, FL	3.0	2.0	1062	$2,400	$2.26	18d	1	1.25mi
10770 US Highway 19 N #605 Pinellas Park, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	1.26mi
10321 Larchmont Pl N Pinellas Park, FL	2.0	1.0	840	$1,700	$2.02	24d	1	1.28mi
12700 66th St Largo, FL	1.0–3.0	1.0–2.0	1105	$2,191	$1.98	2d	20	1.35mi
5691 92nd Ave N Pinellas Park, FL	3.0	2.0	1152	$2,300	$2.00	4d	1	1.37mi
5358 97th Ter N Pinellas Park, FL	3.0	2.0	1158	$2,360	$2.04	4d	1	1.41mi
12711 Pineforest Way E Largo, FL	3.0	2.0	1496	$1,890	$1.26	11d	1	1.42mi
12711 Pineforest Way E Largo, FL	3.0	2.0	1496	$1,890	$1.26	10d	1	1.42mi
6960 Versailles Unit 6960 Pinellas Park, FL	2.0	2.0	1109	$1,695	$1.53	4d	1	1.43mi
7077 Versailles Unit 7077 Pinellas Park, FL	2.0	2.0	1350	$1,695	$1.26	4d	1	1.44mi
8303 Bardmoor Blvd #105 Seminole, FL	2.0	1.0	880	$1,800	$2.05	24d	1	1.45mi
8464 Austin Unit 8464 Pinellas Park, FL	1.0	1.0	1150	$1,495	$1.30	4d	1	1.46mi
8303 Bardmoor Blvd Seminole, FL	2.0	1.0	880	$1,850	$2.10	12d	1	1.47mi

Taxation est. · year 1

• Rental income: $23,685
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$4,509
• Taxable income: $3,605
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $4,993/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