4330 86th Ln N #56 · West Lealman, FL 33709

$44,500

2 bd · 1.0 ba · 770 sqft · Manufactured public records · 124 Days on market

Built 1970 2,770 sqft lot $250/mo HOA · 14% 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 +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 55+ community is a boater's paradise! Don't miss this 2 bed/2 bath/den or office home with more than 1,000 sq. ft of living space. Home is located in the popular Sea Horse mobile home community which is located on Boca Ciega Bay and has a private boat ramp making for easy access. Many updates including 2022 roofover, vapor barrier and new window A/C. No central air; home is heated and cooled with three window A/Cs. Laminate floors throughout; no carpet! Kitchen and baths have been remodeled. Utility shed with washer/dryer hook ups. There are two additional sheds for storage. Save money on boat storage as boat on trailer can be stored in extra wide 10' carport with plenty of room for pick-up truck. Low monthly maintenance fee of $175 includes water, sewer, trash and lawn mowing. Community amenities include pool, laundry and private boat ramp. Terrific location: only 10 minutes to Maderia Beach; Pinellas Trail is across the street; Tyrone mall is five minutes away; high and dry marina is next door and Bay Pines Hospital is a few minutes away. No pets; only emotional support or service animals. No long-term renting. Cash only with proof of funds with contract. Home sold "as is. "

Key facts

• Community boat ramp
• Deeded lot
• Clubhouse access

Tags

• DEEDED LOT
• WATERFRONT COMMUNITY
• HEATED COMMUNITY POOL
• CLUBHOUSE ACCESS
• COMMUNITY BOAT RAMP
• SHED ON THE PROPERTY

Property features AI

Finance

• Other: Third-party listing; Directions available from Park Street North to Tyrone Blvd into Sea Horse MHP
• Financial info: Lease restrictions apply; Total monthly fees listed as $250; total annual fees listed as $3,000
• HOA & community: Has HOA (Camille) with required monthly fee of $250; HOA fee includes pool, grounds maintenance, sewer, trash and water; Community amenities include clubhouse and pool; Senior community; Pets allowed; Association approval required

Exterior

• Parking: Carport with 2 spaces
• Security: No security features listed
• Utilities: Public water; Public sewer; Public utilities
• Home design: Mobile home (single wide); Residential property; Fixer condition; One story; Faces east; Entry level: One
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built area about 770 square feet
• Exterior features: Storage shed(s); Near marina; Private boat ramp access; Water access to Gulf/Ocean and Intracoastal Waterway; Bridges on water route have no fixed bridges

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: No interior features listed
• Laundry & utility: No laundry features

🏷️ Possibly a rental listed for sale. The $44,500 price doesn't fit this home's estimated sale value (~$128,590) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.1% vs local median 1.8% in West Lealman — 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 81/100 on livability (#84 in FL, #1,396 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, 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.
• Market conditions: Rents flat; 309 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($54k/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 $308 of loan paydown is wiped out by about $1k 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 + 1.0% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $4k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 4.09% ✓
• Cap rate: 29.08%
• Cash-on-cash: 81.38%
• DSCR: 4.62
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $128,590
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8765 43rd Ave N #162	0.10mi	2/1.0	741 (-4%)	9mo	$36,000	$49	81
8753 44th Ave N #108	0.09mi	2/2.0	866 (+12%)	12mo	$145,000	$167	61

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 · 0.99% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.31×
• Total profit: $16,299
• Equity at exit: $6,635

10-year hold

• IRR: 37.6%
• Equity multiple: 3.90×
• Total profit: $36,187
• Equity at exit: $3,848

Cash invested: $12,460 (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 33709

• Rents YoY: 1.0%
• Active inventory: 309
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$233
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $418

Break-even live

Break-even rent $1,289

Max offer price $44,500

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9071 47th Ave N St. Petersburg, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.52mi
8002 48th Ave N Saint Petersburg, FL	1.0	1.0	1050	$2,000	$1.90	3d	1	0.62mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	24d	1	0.72mi
5217 81st St N #22 Saint Petersburg, FL	2.0	1.0	1010	$1,700	$1.68	24d	1	0.79mi
5287 81st St N #26 Saint Petersburg, FL	2.0	2.0	1010	$1,500	$1.49	4d	1	0.83mi
5357 81st St N #14 Saint Petersburg, FL	2.0	2.0	1110	$1,550	$1.40	24d	1	0.87mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	24d	1	0.89mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	2d	1	0.89mi
5530 80th St N Unit C204 Saint Petersburg, FL	1.0	1.0	880	$1,450	$1.65	24d	1	0.94mi
5521 80th St N #312 Saint Petersburg, FL	1.0	1.0	1055	$1,500	$1.42	4d	1	0.98mi
8086 28th Ave N Saint Petersburg, FL	2.0	1.0	848	$2,200	$2.59	24d	1	1.04mi
5750 80th St N St Petersburg, FL	1.0–2.0	1.0–1.5	987	$1,800	$1.82	24d	2	1.07mi
3855 39th Ave N St Petersburg, FL	2.0	2.5	1100	$1,850	$1.68	21d	1	1.09mi
5725 80th St N #210 Saint Petersburg, FL	2.0	2.0	1125	$1,900	$1.69	24d	1	1.12mi
9940 47th Ave N #320 Saint Petersburg, FL	2.0	1.0	900	$1,575	$1.75	24d	1	1.12mi
2500 Park St N Saint Petersburg, FL	2.0	1.0	1022	$2,700	$2.64	24d	1	1.13mi
4771 100th Way N Unit 204 St. Petersburg, FL	1.0	1.0	550	$1,549	$2.82	24d	1	1.20mi
4771 100th Way N Unit 101 St. Petersburg, FL	2.0	1.0	800	$1,749	$2.19	17d	1	1.20mi
2413 Park St N Saint Petersburg, FL	2.0	1.0	1006	$2,339	$2.33	3d	1	1.20mi
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	14d	1	1.21mi
5980 80th St N #205 St Petersburg, FL	2.0	2.0	1100	$1,950	$1.77	4d	1	1.24mi
9950 52nd Ter N Saint Petersburg, FL	2.0	1.0	1090	$2,200	$2.02	24d	1	1.24mi
5224 100th Way N Saint Petersburg, FL	2.0	1.0	930	$2,400	$2.58	4d	1	1.34mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	1.41mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	17d	1	1.41mi
7249 Parkside Villas Dr N Saint Petersburg, FL	2.0	2.0	956	$1,950	$2.04	24d	1	1.45mi
7238 55th Ave N Saint Petersburg, FL	2.0	2.0	1085	$1,899	$1.75	17d	1	1.48mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: watersewertrashpool

Listing history 25 events

1. 2026-05-31
   days on market $44,500 Active 124 DOM
2. 2026-04-20
   price $44,500
3. 2026-01-27
   listed $49,000 Active
4. 2024-09-07
   historical
5. 2024-06-07
   listed $235,000 Active
6. 2022-08-30
   soldstatus $120,000
7. 2022-08-26
   soldstatus $120,000 Closed 1210-char remark

   Show marketing remark (1210 chars)

   This 55+ community is a boater's paradise! Don't miss this 2 bed/2 bath/den or office home with more than 1,000 sq. ft of living space. Home is located in the popular Sea Horse mobile home community which is located on Boca Ciega Bay and has a private boat ramp making for easy access. Many updates including 2022 roofover, vapor barrier and new window A/C. No central air; home is heated and cooled with three window A/Cs. Laminate floors throughout; no carpet! Kitchen and baths have been remodeled. Utility shed with washer/dryer hook ups. There are two additional sheds for storage. Save money on boat storage as boat on trailer can be stored in extra wide 10' carport with plenty of room for pick-up truck. Low monthly maintenance fee of $175 includes water, sewer, trash and lawn mowing. Community amenities include pool, laundry and private boat ramp. Terrific location: only 10 minutes to Maderia Beach; Pinellas Trail is across the street; Tyrone mall is five minutes away; high and dry marina is next door and Bay Pines Hospital is a few minutes away. No pets; only emotional support or service animals. No long-term renting. Cash only with proof of funds with contract. Home sold "as is. "

8. 2022-08-13
   status Pending 1210-char remark

   Show marketing remark (1210 chars)

   This 55+ community is a boater's paradise! Don't miss this 2 bed/2 bath/den or office home with more than 1,000 sq. ft of living space. Home is located in the popular Sea Horse mobile home community which is located on Boca Ciega Bay and has a private boat ramp making for easy access. Many updates including 2022 roofover, vapor barrier and new window A/C. No central air; home is heated and cooled with three window A/Cs. Laminate floors throughout; no carpet! Kitchen and baths have been remodeled. Utility shed with washer/dryer hook ups. There are two additional sheds for storage. Save money on boat storage as boat on trailer can be stored in extra wide 10' carport with plenty of room for pick-up truck. Low monthly maintenance fee of $175 includes water, sewer, trash and lawn mowing. Community amenities include pool, laundry and private boat ramp. Terrific location: only 10 minutes to Maderia Beach; Pinellas Trail is across the street; Tyrone mall is five minutes away; high and dry marina is next door and Bay Pines Hospital is a few minutes away. No pets; only emotional support or service animals. No long-term renting. Cash only with proof of funds with contract. Home sold "as is. "

9. 2022-07-28
   listed $149,000 Active 1210-char remark

   Show marketing remark (1210 chars)

   This 55+ community is a boater's paradise! Don't miss this 2 bed/2 bath/den or office home with more than 1,000 sq. ft of living space. Home is located in the popular Sea Horse mobile home community which is located on Boca Ciega Bay and has a private boat ramp making for easy access. Many updates including 2022 roofover, vapor barrier and new window A/C. No central air; home is heated and cooled with three window A/Cs. Laminate floors throughout; no carpet! Kitchen and baths have been remodeled. Utility shed with washer/dryer hook ups. There are two additional sheds for storage. Save money on boat storage as boat on trailer can be stored in extra wide 10' carport with plenty of room for pick-up truck. Low monthly maintenance fee of $175 includes water, sewer, trash and lawn mowing. Community amenities include pool, laundry and private boat ramp. Terrific location: only 10 minutes to Maderia Beach; Pinellas Trail is across the street; Tyrone mall is five minutes away; high and dry marina is next door and Bay Pines Hospital is a few minutes away. No pets; only emotional support or service animals. No long-term renting. Cash only with proof of funds with contract. Home sold "as is. "

10. 2022-05-26
    historical
11. 2022-05-11
    price $125,000
12. 2022-05-11
    status Active
13. 2022-05-07
    status Pending
14. 2022-04-20
    status Active
15. 2022-04-20
    price $140,000
16. 2022-04-16
    status Pending
17. 2022-04-07
    status Active
18. 2022-03-25
    status Pending
19. 2022-03-15
    status Active
20. 2022-03-15
    price $169,000
21. 2022-03-12
    status Pending
22. 2022-02-15
    price $175,000
23. 2022-01-18
    price $199,000
24. 2021-12-26
    listed $175,000 Active
25. 1987-08-06
    soldstatus $13,700

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $90/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,824
• − Mortgage interest: −$2,493
• − Property taxes: −$1,078
• − Insurance: −$5,341
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$3,000
• − Depreciation: −$1,295
• Taxable income: $5,126
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $3,791/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 — West Lealman

• Score: 81/100
• State rank: #84
• US rank: #1396

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Lealman, FL
• County: Pinellas County · 939,478 people
• City population: 25,371
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 25,050
• Household income: $53,501
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 712.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 10% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -416.74%
• Current HPI: 391.368
• Rent YoY: ▲ 0.99%
• 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

+224.8% since first listed

24 events — show timeline

• 2026-04-20 Price Changed $44,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-30 Sold (Public Records) $120,000 Public Records
• 2022-08-26 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-28 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-11 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-03-15 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-15 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-18 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-26 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 1987-08-06 Sold (Public Records) $13,700 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,078 · -21.8% YoY. Source: county tax records.