82267 2nd Ave N #267 · Pinellas Park, FL 33781

$75,000

2 bd · 1.0 ba · 660 sqft · Manufactured public records · 187 Days on market

Built 1972 37 ac lot Est $107k · 30% under $220/mo HOA · 12% 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 +15.0/15.0
• 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

Under contract-accepting backup offers. PRICED TO SELL. .. .. Don't miss this affordable priced 2bd 1 bath popular Golden Gate Expando model mobile home. Easy living, well maintained resident owned 55+ community offers an open floor plan, updated windows and roof over. Combination of carpet and tile adds to the charm of this cozy home. Kitchen has been remolded with Ikea cupboards and white appliances. The large bathroom has an additional closet added for more storage. Newer HVAC, updated electric box, hot water tank and washer in the spacious shed. The oversized car port accommodates 2 vehicles and a golf cart. The monthly maintenance is only $220.00 a month includes water/sewer/trash. Gol

Key facts

• Open floor plan
• Additional closet
• Updated windows

Tags

• OPEN FLOOR PLAN
• UPDATED WINDOWS
• UPDATED ROOF
• REMODELED KITCHEN
• ADDITIONAL CLOSET
• NEWER HVAC

Property features AI

Finance

• Other: Furnished; Directions: US Hwy 19 N to 82nd Ave., go east to entrance, turn right on 2nd Ave to address on left
• Financial info: Total monthly fees $220; total annual fees $2,640
• HOA & community: HOA managed by West Coast Management; Monthly association fee of $220 (includes pool, sewer, water, trash, maintenance of structure and grounds, recreational facilities); Association amenities: clubhouse, maintenance, recreation facilities, sauna, shuffleboard court, spa/hot tub; Community features: association-owned recreation, buyer approval required, clubhouse, golf carts allowed, pool, sidewalks; Senior community; Pets allowed (cats and dogs; number limit)

Exterior

• Parking: Covered parking; Golf cart parking; 2-space carport
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential mobile home (single wide); One story; Faces south; Entry on one level
• Construction: Vinyl siding; Roof over; Pillar/post/pier foundation; Built as a single wide mobile home
• Exterior features: Awnings; Storage; Deck around pool

Interior

• Kitchen: Microwave; Range; Refrigerator; Eat-in kitchen with stone countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Stone counters; Window treatments; Blinds; Double-pane windows
• Laundry & utility: Washer hookup; Washer (present); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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); 230 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $75k implies a 372% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1972 — 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: 2.44% ✓
• Cap rate: 18.64%
• Cash-on-cash: 44.10%
• DSCR: 2.96
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $106,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34122 Oak Dr N	0.32mi	2/2.0	740 (+12%)	20mo	$120,000	$162	45

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: 37.3%
• Equity multiple: 2.51×
• Total profit: $31,761
• Equity at exit: $11,183

10-year hold

• IRR: 42.1%
• Equity multiple: 4.37×
• Total profit: $70,731
• Equity at exit: $6,485

Cash invested: $21,000 (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: 230
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$31
• HOA: −$220
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $772

Break-even live

Break-even rent $852

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $814	-5% $793	+0% $772	+5% $750	+10% $729
Rent	-10% $627	-5% $699	+0% $772	+5% $844	+10% $916
Rate	-1.0pp $809	-0.5pp $791	base $772	+0.5pp $752	+1.0pp $733

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4071 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,724	$2.46	4d	3	0.42mi
4355 84th Ave N Pinellas Park, FL	1.0	1.0	700	$1,550	$2.21	3d	10	0.46mi
8851 US Highway 19 N Pinellas Park, FL	1.0–3.0	1.0–2.0	993	$2,295	$2.31	2d	23	0.48mi
3110 Grand Ave Pinellas Park, FL	1.0–3.0	1.0–2.0	1104	$2,467	$2.23	2d	34	0.66mi
4520 76th Ave N Pinellas Park, FL	2.0	1.0	700	$1,545	$2.21	25d	1	0.70mi
4701 88th Ave N Pinellas Park, FL	1.0–2.0	1.0–2.0	855	$1,853	$2.17	11d	20	0.81mi
8400 49th St N Pinellas Park, FL	1.0–2.0	1.0–2.0	707	$1,749	$2.47	2d	22	0.94mi
4675 72nd Ave N Pinellas Park, FL	2.0	1.0	750	$1,649	$2.20	22d	1	0.95mi
4940 87th Ave Unit C Pinellas Park, FL	2.0	1.0	700	$2,600	$3.71	25d	1	0.96mi
3715 66th Ave N Unit B Pinellas Park, FL	2.0	1.0	750	$1,475	$1.97	22d	1	1.02mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	22d	1	1.12mi
9505 49th St N Pinellas Park, FL	1.0–3.0	1.0–2.0	1049	$2,297	$2.19	3d	19	1.16mi
5290 70th Ave N Pinellas Park, FL	1.0	1.0	685	$1,250	$1.82	25d	2	1.47mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: watersewertrashelectric

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-02-28
   price $75,000
3. 2026-01-23
   price $81,500
4. 2025-11-12
   listed $85,400 Active
5. 1996-01-01
   soldstatus $15,900

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$280/yr (+$23/mo · 81.6%)

ⓘ 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: $21,947
• − Mortgage interest: −$4,201
• − Property taxes: −$343
• − Insurance: −$375
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$2,640
• − Depreciation: −$2,182
• Taxable income: $8,695
• Est. tax owed @ 24.0%: −$2,087
• After-tax cash flow: $7,174/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

+371.7% since first listed

5 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $81,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $85,400 Stellar MLS as Distributed by MLS Grid
• 1996-01-01 Sold (Public Records) $15,900 Public Records

Property tax history

-5.7%/yr

Latest (2025): $343 · +8.8% YoY. Source: county tax records.