9790 66th St N #310 · Pinellas Park, FL 33782

$149,900

2 bd · 2.0 ba · 1,290 sqft · Manufactured public records · 181 Days on market

Built 1972 Est $174k · 14% under $330/mo HOA · 17% of rent ↓ 6% since listing

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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 +20.0/30.0
• ARV discount +13.8/15.0
• 1% rule +8.1/10.0
• DSCR +6.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Impressive 1290 sq. ft. 2 or 3 bedroom, 2 bath Decorator Home, with 2 Florida Rooms to enjoy! Beautiful Corner Landscaped Lot, right across from the Clubhouse & 2 Pools! Inviting large front loaded kitchen, with updated designer cabinets! Newer Windows, New Insulated Roof Over with new gutters, and Central Air/Heat 5/24. Convenient inside Washer/Dryer, with wonderful storage & extra walk in closets! All updated interior paneled doors, New Exterior paint, Vinyl Siding & Fantastic 11x15 Workshop/Shed! So much to see! Come see this 5 Star, 55+, Fun & Active Resident Owned Clearwater Cascade Community! See www. Clearwatercascade website for park pics! Located next to gro

Key facts

• Central air heat
• Inside washer dryer
• 2 parking spots

Tags

• CORNER LANDSCAPED LOT
• LARGE FRONT LOADED KITCHEN
• UPDATED DESIGNER CABINETS
• NEW INSULATED ROOF OVER
• CENTRAL AIR HEAT
• INSIDE WASHER DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 35% 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 $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 181 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 1.31% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $174,150
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9790 66th St N #397	0.00mi	2/2.0	1,192 (-8%)	1mo	$207,000	$174	87
9790 66th St N #468	0.00mi	2/2.0	1,152 (-11%)	2mo	$93,000	$81	80
9790 66th St N #235	0.00mi	3/1.5 (+1)	1,254 (-3%)	14mo	$105,000	$84	77
9790 66th St N #391	0.00mi	3/2.0 (+1)	1,404 (+9%)	7mo	$213,805	$152	75
9790 66th St N #61	0.00mi	2/2.0	1,107 (-14%)	19mo	$149,000	$135	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-18,125
• Equity at exit: $22,351

10-year hold

• IRR: -10.4%
• Equity multiple: 0.48×
• Total profit: $-22,010
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$330
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $183

Break-even live

Break-even rent $1,729

Max offer price $149,900

Occupancy floor 86%

Sensitivity live

Price	-10% $287	-5% $235	+0% $183	+5% $132	+10% $80
Rent	-10% $28	-5% $106	+0% $183	+5% $261	+10% $338
Rate	-1.0pp $259	-0.5pp $222	base $183	+0.5pp $145	+1.0pp $105

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6388 93rd Ter Pinellas Park, FL	2.0	2.0	1245	$2,095	$1.68	14d	1	0.76mi
7077 Versailles Unit 7077 Pinellas Park, FL	2.0	2.0	1350	$1,695	$1.26	4d	1	0.80mi
6960 Versailles Unit 6960 Pinellas Park, FL	2.0	2.0	1109	$1,695	$1.53	4d	1	0.82mi
8464 Austin Unit 8464 Pinellas Park, FL	1.0	1.0	1150	$1,495	$1.30	4d	1	0.87mi
8303 Bardmoor Blvd #105 Seminole, FL	2.0	1.0	880	$1,800	$2.05	25d	1	0.90mi
8303 Bardmoor Blvd Seminole, FL	2.0	1.0	880	$1,850	$2.10	12d	1	0.90mi
8096 Rose Ter Seminole, FL	3.0	2.0	980	$2,000	$2.04	18d	1	0.98mi
9563 Lynn Ln Seminole, FL	2.0	1.0	960	$1,495	$1.56	17d	1	0.99mi
9435 Lynn Ln Unit B Seminole, FL	2.0	1.0	960	$1,495	$1.56	25d	1	1.00mi
6622 83rd Ave N Pinellas Park, FL	2.0	2.5	1730	$2,500	$1.45	2d	1	1.02mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	25d	1	1.03mi
6641 80th Ave N Pinellas Park, FL	2.0	2.5	1269	$2,400	$1.89	25d	1	1.18mi
5865 92nd Ave N Pinellas Park, FL	3.0	2.0	1062	$2,400	$2.26	18d	1	1.39mi
604 Cordova Grn #604 Largo, FL	2.0	2.0	1455	$2,100	$1.44	25d	1	1.41mi
6740 121st Ave #6 Largo, FL	2.0	2.5	1118	$1,735	$1.55	25d	1	1.42mi
9992 86th St Seminole, FL	2.0	2.0	945	$1,900	$2.01	4d	1	1.45mi
8703 Bardmoor Blvd #201 Seminole, FL	2.0	2.0	1075	$3,000	$2.79	25d	1	1.46mi

HOA detail

• Monthly dues: $330 · $3,960/yr
• Likely covers: waterpool

Listing history 5 events

1. 2026-04-01
   status Pending
2. 2026-04-01
   status Active
3. 2026-03-31
   historical
4. 2026-02-02
   price $149,900
5. 2025-09-26
   listed $159,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,534
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$3,960
• − Depreciation: −$4,361
• Taxable income: $53
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,188/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

Price history

-6.3% since first listed

5 events — show timeline

• 2026-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Listed $159,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-11.6%/yr

Latest (2025): $178 · +10.8% YoY. Source: county tax records.