7803 46th Ave N #2 · West Lealman, FL 33709

$100,000

2 bd · 2.0 ba · 864 sqft · Manufactured public records · 393 Days on market

Built 1981 Est $77k · 30% over $180/mo HOA · 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Under contract-accepting backup offers. Nestled in the best location in the small (137 homes) neighborly park, this home is across the street from the community center featuring access to a sparkling pool, hot tub, shuffleboard courts, live music, dances, and a full schedule of activities. With charming curb appeal, the beautifully landscaped front yard and covered porch create a warm welcome, inviting you to sit back and enjoy the peaceful surroundings. Step inside to a bright and airy space, where large windows fill every room with natural light. The updated plank flooring adds a modern touch, while the dining room features a spacious built-in buffet, perfect for entertaining. The home ha

Key facts

• Covered porch
• Large windows
• Shuffleboard courts

Tags

• HOT TUB
• SHUFFLEBOARD COURTS
• LANDSCAPED FRONT YARD
• COVERED PORCH
• LARGE WINDOWS
• UPDATED PLANK FLOORING

Property features AI

Finance

• Other: Property type: Residential (manufactured home); Property subtype: Manufactured Home (double wide); Zoning: R-6; Lot features: city limits, in county, landscaped, near public transit; Road surface: asphalt/paved
• Financial info: Total monthly HOA fees: $180 (total annual $2,160); Lease restrictions apply
• HOA & community: Melody Gardens Home Park Management HOA with monthly fee ($180); Association fee includes pool, grounds maintenance, management, private road, recreational facilities, sewer, trash and water; Association amenities: clubhouse, pool, spa/hot tub, shuffleboard court; buyer approval required; golf carts allowed; association recreation owned; Senior community; Pets not allowed

Exterior

• Parking: Driveway; Ground-level parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; One story; Faces east
• Construction: Metal frame construction; Membrane and metal roof; Pillar/post/pier foundation; Built in 1 story (double wide)
• Exterior features: Covered front porch and patio; Patio; Sliding doors; Rain gutters; Private mailbox; Storage; Workshop

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Open floorplan with living/dining combo; Solid surface counters; Thermostat; Window treatments (blinds)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 1.9% 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; 311 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $76,896
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7777 46th Ave N #36	0.07mi	2/2.0	960 (+11%)	1mo	$50,000	$52	78
7777 46th Ave N #33	0.07mi	2/2.0	960 (+11%)	6mo	$95,000	$99	74
7880 54th Ave N #57	0.31mi	2/1.5	810 (-6%)	2mo	$143,000	$177	72
4173 72nd St N #30	0.59mi	2/2.0	912 (+6%)	4mo	$68,000	$75	59
5131 81st St N	0.41mi	2/2.0	960 (+11%)	20mo	$85,000	$89	46

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: 13.8%
• Equity multiple: 1.54×
• Total profit: $15,056
• Equity at exit: $14,910

10-year hold

• IRR: 20.9%
• Equity multiple: 2.59×
• Total profit: $44,428
• Equity at exit: $8,646

Cash invested: $28,000 (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 33709

• Rents YoY: 1.0%
• Active inventory: 311
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$42
• HOA: −$180
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $544

Break-even live

Break-even rent $1,076

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $600	-5% $572	+0% $544	+5% $515	+10% $487
Rent	-10% $404	-5% $474	+0% $544	+5% $613	+10% $683
Rate	-1.0pp $594	-0.5pp $569	base $544	+0.5pp $518	+1.0pp $492

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8002 48th Ave N Saint Petersburg, FL	1.0	1.0	1050	$2,000	$1.90	4d	1	0.25mi
5217 81st St N #22 Saint Petersburg, FL	2.0	1.0	1010	$1,700	$1.68	25d	1	0.40mi
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	15d	1	0.40mi
5287 81st St N #26 Saint Petersburg, FL	2.0	2.0	1010	$1,500	$1.49	5d	1	0.45mi
5357 81st St N #14 Saint Petersburg, FL	2.0	2.0	1110	$1,550	$1.40	25d	1	0.46mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	25d	1	0.51mi
5521 80th St N #312 Saint Petersburg, FL	1.0	1.0	1055	$1,500	$1.42	5d	1	0.51mi
5530 80th St N Unit C204 Saint Petersburg, FL	1.0	1.0	880	$1,450	$1.65	25d	1	0.57mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	5d	1	0.58mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	18d	1	0.58mi
3855 39th Ave N St Petersburg, FL	2.0	2.5	1100	$1,850	$1.68	22d	1	0.61mi
7249 Parkside Villas Dr N Saint Petersburg, FL	2.0	2.0	956	$1,950	$2.04	25d	1	0.66mi
5725 80th St N #210 Saint Petersburg, FL	2.0	2.0	1125	$1,900	$1.69	25d	1	0.67mi
7238 55th Ave N Saint Petersburg, FL	2.0	2.0	1085	$1,899	$1.75	18d	1	0.69mi
5750 80th St N St Petersburg, FL	1.0–2.0	1.0–1.5	987	$1,800	$1.82	25d	2	0.70mi
4711 Sunnydale Ln N Unit A St. Petersburg, FL	2.0	1.0	800	$1,750	$2.19	25d	1	0.71mi
7140 55th Ave N Saint Petersburg, FL	3.0	2.0	1085	$2,000	$1.84	22d	1	0.75mi
5411 70th Ln N Saint Petersburg, FL	2.0	1.0	600	$1,800	$3.00	25d	1	0.76mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	3d	1	0.78mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	25d	1	0.78mi
4390 68th St N Saint Petersburg, FL	3.0	1.0	864	$1,950	$2.26	25d	1	0.78mi
5980 80th St N #205 St Petersburg, FL	2.0	2.0	1100	$1,950	$1.77	5d	1	0.79mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	25d	1	0.80mi
5136 68th St N Unit C St. Petersburg, FL	2.0	1.0	957	$1,700	$1.78	5d	1	0.84mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	25d	1	0.84mi
6366 71st St N Pinellas Park, FL	2.0	2.0	970	$2,200	$2.27	25d	1	1.14mi
6468 Bonnie Bay Cir N Pinellas Park, FL	2.0	2.0	970	$1,800	$1.86	15d	1	1.16mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	25d	1	1.18mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	2d	10	1.20mi
3000 70th Ln N Saint Petersburg, FL	2.0	1.0	875	$1,600	$1.83	22d	1	1.23mi
6524 54th Ave N Unit 2 St. Petersburg, FL	2.0	1.0	840	$1,360	$1.62	25d	1	1.24mi
9071 47th Ave N St. Petersburg, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	1.26mi
7045 30th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	825	$1,595	$1.93	8d	1	1.27mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	15d	1	1.27mi
8086 28th Ave N Saint Petersburg, FL	2.0	1.0	848	$2,200	$2.59	25d	1	1.30mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,500	$2.12	4d	6	1.38mi
2500 Park St N Saint Petersburg, FL	2.0	1.0	1022	$2,700	$2.64	25d	1	1.45mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-01-21
   price $100,000
3. 2025-11-07
   price $125,000
4. 2025-04-08
   listed $135,000 Active
5. 2008-09-01
   soldstatus $51,000
6. 2001-05-01
   soldstatus $32,700
7. 1992-02-07
   soldstatus $18,700

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 18 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: $21,167
• − Mortgage interest: −$5,602
• − Property taxes: −$1,244
• − Insurance: −$500
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$2,160
• − Depreciation: −$2,909
• Taxable income: $5,366
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,238/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

+434.8% since first listed

7 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-01 Sold (Public Records) $51,000 Public Records
• 2001-05-01 Sold (Public Records) $32,700 Public Records
• 1992-02-07 Sold (Public Records) $18,700 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,244 · +6.6% YoY. Source: county tax records.