7880 54th Ave N #106 · West Lealman, FL 33709

$137,900

2 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 146 Days on market

Built 1970 Est $112k · 23% over $272/mo HOA · 15% of rent

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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 +22.8/30.0
• 1% rule +8.5/10.0
• DSCR +7.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready Mobile Home in a Well-Maintained Community Welcome to this well-kept mobile home in excellent condition, located in a quiet, nicely maintained community in St. Petersburg. The home has been cared for and offers a comfortable, functional layout ideal for full-time living or a seasonal residence. The seller is willing to freshly paint the interior and replace the brick backyard area with grass, creating a cleaner, more inviting outdoor space for relaxing or entertaining. This flexibility allows the buyer to enjoy a refreshed look without the hassle of renovations. Enjoy the benefits of a peaceful neighborhood setting while remaining close to shopping, dining, beaches, and maj

Key facts

• Brick backyard area
• Move in ready
• Parking

Tags

• MOVE IN READY
• WELL MAINTAINED COMMUNITY
• FRESHLY PAINT INTERIOR
• BRICK BACKYARD AREA
• PEACEFUL NEIGHBORHOOD SETTING

Property features AI

Finance

• Other: Furnished; Condo land included
• Financial info: Total monthly fees $272, total annual fees $3,264
• HOA & community: Monthly association fee of $272 (association: Karen Imus); Association fees required; Community has street lights; Senior community; Pets allowed (cats and dogs, breed restrictions, size limit up to 45 lbs)

Exterior

• Parking: Covered parking; Carport with 1 space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Phone available; Sewer connected; Water connected; Underground utilities; Sprinkler recycled
• Home design: Residential mobile home (double wide); Suncoast model; One story; Faces south; Entry on one level
• Construction: Vinyl siding with frame construction; Other roof; Slab foundation; Built as a double wide mobile home
• Exterior features: Covered, enclosed patio/porch (Florida room); Awnings; Private mailbox; Rain gutters; Sliding doors; Chain link fencing; Shed(s); Corner lot; Paved lot/road; Near public transit; Flood zone (flood insurance required)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Walk-in closet(s); Window treatments; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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: Seventy-Fourth St. Elementary (math 30% / reading 22%, grade F, #2,015 of 2,144 statewide, top 94%, 444 students, 72% FRL); Dixie M. Hollins High School (math 30% / reading 40%, grade F, #379 of 667 statewide, top 58%, 1,822 students, 56% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-20 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 309 active listings in the ZIP; 33 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $953 of loan paydown is wiped out by about $4k 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 146 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $121,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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: 1.35% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $111,672
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5254 Yellow Pine St N	0.05mi	3/1.5 (+1)	1,056 (-6%)	11mo	$149,000	$141	70
7777 46th Ave N #36	0.39mi	2/2.0	960 (-15%)	1mo	$50,000	$52	56
7777 46th Ave N #33	0.39mi	2/2.0	960 (-15%)	6mo	$95,000	$99	52
5131 81st St N	0.33mi	2/2.0	960 (-15%)	20mo	$85,000	$89	43

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-14,743
• Equity at exit: $20,561

10-year hold

• IRR: -5.5%
• Equity multiple: 0.69×
• Total profit: $-12,159
• Equity at exit: $11,923

Cash invested: $38,612 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$723
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$57
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$272
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $173

Break-even live

Break-even rent $1,638

Max offer price $137,900

Occupancy floor 86%

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5521 80th St N #312 Saint Petersburg, FL	1.0	1.0	1055	$1,500	$1.42	4d	1	0.22mi
5357 81st St N #14 Saint Petersburg, FL	2.0	2.0	1110	$1,550	$1.40	24d	1	0.25mi
5287 81st St N #26 Saint Petersburg, FL	2.0	2.0	1010	$1,500	$1.49	4d	1	0.26mi
5217 81st St N #22 Saint Petersburg, FL	2.0	1.0	1010	$1,700	$1.68	24d	1	0.27mi
5530 80th St N Unit C204 Saint Petersburg, FL	1.0	1.0	880	$1,450	$1.65	24d	1	0.31mi
5725 80th St N #210 Saint Petersburg, FL	2.0	2.0	1125	$1,900	$1.69	24d	1	0.35mi
4653 78th Ln N St Petersburg, FL	3.0	2.0	1312	$2,695	$2.05	24d	1	0.39mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	24d	1	0.40mi
5750 80th St N St Petersburg, FL	1.0–2.0	1.0–1.5	987	$1,800	$1.82	24d	2	0.40mi
8002 48th Ave N Saint Petersburg, FL	1.0	1.0	1050	$2,000	$1.90	3d	1	0.41mi
5980 80th St N #205 St Petersburg, FL	2.0	2.0	1100	$1,950	$1.77	4d	1	0.45mi
7249 Parkside Villas Dr N Saint Petersburg, FL	2.0	2.0	956	$1,950	$2.04	24d	1	0.46mi
7238 55th Ave N Saint Petersburg, FL	2.0	2.0	1085	$1,899	$1.75	18d	1	0.48mi
4930 72nd St N Saint Petersburg, FL	2.0	1.0	1352	$1,950	$1.44	4d	1	0.49mi
7140 55th Ave N Saint Petersburg, FL	3.0	2.0	1085	$2,000	$1.84	22d	1	0.56mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	0.65mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	18d	1	0.65mi
5410 70th Way N Saint Petersburg, FL	3.0	1.0	1160	$2,100	$1.81	4d	1	0.66mi
5410 70th Way N Saint Petersburg, FL	3.0	1.0	1354	$2,100	$1.55	3d	1	0.66mi
4711 Sunnydale Ln N Unit A St. Petersburg, FL	2.0	1.0	800	$1,750	$2.19	24d	1	0.80mi
5136 68th St N Unit C St. Petersburg, FL	2.0	1.0	957	$1,700	$1.78	4d	1	0.81mi
5136 68th St N Unit B St. Petersburg, FL	3.0	1.0	1302	$1,900	$1.46	4d	1	0.81mi
6366 71st St N Pinellas Park, FL	2.0	2.0	970	$2,200	$2.27	24d	1	0.85mi
6468 Bonnie Bay Cir N Pinellas Park, FL	2.0	2.0	970	$1,800	$1.86	14d	1	0.85mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	0.90mi
6398 Woodland Blvd Unit 1366035P Pinellas Park, FL	3.0	2.0	1367	$5,922	$4.33	17d	1	0.91mi
3855 39th Ave N St Petersburg, FL	2.0	2.5	1100	$1,850	$1.68	22d	1	0.94mi
4390 68th St N Saint Petersburg, FL	3.0	1.0	864	$1,950	$2.26	24d	1	0.95mi
3451 79th St N Saint Petersburg, FL	2.0	2.0	1150	$2,500	$2.17	24d	1	1.16mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	2d	10	1.16mi
3501 Boca Ciega Dr N Saint Petersburg, FL	2.0	2.0	1144	$3,400	$2.97	4d	1	1.18mi
6524 54th Ave N Unit 2 St. Petersburg, FL	2.0	1.0	840	$1,360	$1.62	24d	1	1.18mi
9071 47th Ave N St. Petersburg, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	1.31mi

HOA detail

• Monthly dues: $272 · $3,264/yr

Listing history 26 events

1. 2026-06-18
   days on market $137,900 Active 146 DOM
2. 2026-06-17
   days on market $137,900 Active 145 DOM
3. 2026-06-16
   days on market $137,900 Active 144 DOM
4. 2026-06-15
   days on market $137,900 Active 143 DOM
5. 2026-06-13
   days on market $137,900 Active 141 DOM
6. 2026-06-09
   days on market $137,900 Active 137 DOM
7. 2026-06-08
   days on market $137,900 Active 136 DOM
8. 2026-06-07
   days on market $137,900 Active 135 DOM
9. 2026-06-04
   days on market $137,900 Active 132 DOM
10. 2026-06-03
    days on market $137,900 Active 131 DOM
11. 2026-06-01
    days on market $137,900 Active 129 DOM
12. 2026-05-31
    days on market $137,900 Active 128 DOM
13. 2026-05-20
    price $137,900
14. 2026-04-02
    status Active
15. 2026-03-31
    historical
16. 2026-03-26
    price $139,900
17. 2026-01-22
    listed $157,900 Active
18. 2025-11-21
    historical
19. 2025-08-16
    price $159,900
20. 2025-06-22
    status Active
21. 2025-06-19
    historical
22. 2025-03-10
    price $169,999
23. 2025-01-23
    listed $174,000 Active
24. 2006-10-01
    soldstatus $93,000
25. 2001-04-01
    soldstatus $51,000
26. 1993-08-01
    soldstatus $29,000

ⓘ 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: $2,095 · $175/mo
• Projected year-2 tax: $2,095 · $175/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 7/10 Severe FEMA zone X (shaded) · 90% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,286
• − Mortgage interest: −$7,725
• − Property taxes: −$2,095
• − Insurance: −$1,487
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$3,264
• − Depreciation: −$4,012
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,049/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

+375.5% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $137,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listed $157,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Price Changed $169,999 Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Listed $174,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-01 Sold (Public Records) $93,000 Public Records
• 2001-04-01 Sold (Public Records) $51,000 Public Records
• 1993-08-01 Sold (Public Records) $29,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,095 · -1.1% YoY. Source: county tax records.