217 Seagull Dr · Tarpon Springs, FL 34689

$124,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 229 Days on market

Built 1974 38 ac lot Est $168k · 26% under $326/mo HOA · 17% 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 +28.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. NEW PRICE! NO LOT RENT – LAND SHARE INCLUDED! This warm and welcoming 2-bedroom, 2-bath home sits in a cherished 55+ community where you own the land, giving you the freedom, stability, and peace of mind you’ve earned. BEST MAINTAINED HOME IN THE PARK!!!! 20k in improvements!!! Totally move in ready! Freshly painted! Spacious dining room, NEW Floors, New appliances, New plumbing!! The list goes on. Inside, the heart of the home is a brand-new kitchen—fresh cabinetry, gleaming appliances, and a bright, open feel that invites slow breakfasts, shared meals, and the simple joy of cooking in a space that feels brand new. The bedrooms offe

Key facts

• New floors
• 2-car carport
• New plumbing

Tags

• DOUBLE-WIDE HOME
• TARPON SHORES COMMUNITY
• UPGRADES RECENTLY DONE
• NEW PLUMBING
• NEW FLOORS
• 2-CAR CARPORT

Property features AI

Finance

• Other: Lot approximately 38.04 acres (publicly recorded); Public maintained paved road access; Lease restrictions apply; Homestead status; Association approval required; Association fee includes common area taxes and escrow reserves
• HOA & community: Has HOA; monthly fee $326; Association amenities include clubhouse, pool, recreation facilities, shuffleboard court, laundry, maintenance, cable TV, internet, management, grounds maintenance, trash, water and sewer; Buyer approval required; Senior community; Pets allowed: cats and dogs; Golf carts allowed; Sidewalks and street lights

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; North facing; Entry level: One
• Construction: Metal frame construction; Built-up roof with roof over; Pillar/post/pier foundation; Completed condition
• Exterior features: Sidewalk; Sliding doors; Storage

Interior

• Kitchen: Refrigerator; Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Solid surface and stone counters
• Laundry & utility: Laundry room; Washer; Dryer; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.4% in Tarpon Springs — 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 68/100 on livability (#502 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment C-, amenities F, commute 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: Tarpon Springs High School (math 30% / reading 47%, grade F, #321 of 667 statewide, top 49%, 1,139 students, 46% FRL) — zoned schools at 46% FRL track the district average.
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-12 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 399 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% of the median local income ($75k/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 $864 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 229 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $125k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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 1974 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.51% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Seagull Dr	0.02mi	2/2.0	1,008 (-7%)	8mo	$130,000	$129	82
39820 US Highway 19 N #9	0.42mi	2/2.0	1,104 (+2%)	11mo	$145,000	$131	67
271 Northgate Dr	0.05mi	2/2.0	936 (-13%)	13mo	$146,000	$156	65
237 Harmony Way	0.16mi	2/2.0	989 (-8%)	18mo	$160,000	$162	63

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $344
• Equity at exit: $18,623

10-year hold

• IRR: 6.0%
• Equity multiple: 1.37×
• Total profit: $13,029
• Equity at exit: $10,799

Cash invested: $34,972 (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 34689

• Rents YoY: -1.2%
• Active inventory: 399
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$655
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$52
• HOA: −$326
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $407

Break-even live

Break-even rent $1,368

Max offer price $124,900

Occupancy floor 73%

Sensitivity live

Price	-10% $478	-5% $443	+0% $407	+5% $372	+10% $337
Rent	-10% $258	-5% $333	+0% $407	+5% $482	+10% $556
Rate	-1.0pp $470	-0.5pp $439	base $407	+0.5pp $375	+1.0pp $342

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Saint Michaels Way Unit 520 Tarpon Springs, FL	2.0	2.0	1000	$1,595	$1.59	25d	1	0.11mi
673 Haven Pl #673 Tarpon Springs, FL	2.0	1.5	960	$1,450	$1.51	15d	1	0.15mi
640 Haven Pl #640 Tarpon Springs, FL	2.0	1.5	960	$1,595	$1.66	8d	1	0.19mi
605 S Disston Ave Tarpon Springs, FL	3.0	1.0	1290	$2,120	$1.64	22d	1	0.20mi
524 E Lime St Tarpon Springs, FL	2.0	1.0	775	$1,600	$2.06	25d	1	0.33mi
650 E Tarpon Ave Unit C1 Tarpon Springs, FL	3.0	2.0	900	$2,000	$2.22	8d	1	0.43mi
401 E Boyer St Tarpon Springs, FL	3.0	2.0	1130	$2,099	$1.86	2d	1	0.52mi
401 E Boyer St Unit 3 Tarpon Springs, FL	3.0	2.0	1130	$2,099	$1.86	25d	1	0.53mi
401 E Boyer St Tarpon Springs, FL	3.0	2.0	1130	$2,299	$2.03	25d	1	0.53mi
39650 US Highway 19 N #141 Tarpon Springs, FL	2.0	2.0	950	$1,550	$1.63	5d	1	0.53mi
326 S Grosse Ave Apt 2 Tarpon Springs, FL	3.0	2.0	1130	$2,098	$1.86	25d	1	0.53mi
1113 E Lime St Tarpon Springs, FL	2.0	1.0	780	$1,200	$1.54	4d	1	0.54mi
320 S Grosse Ave Tarpon Springs, FL	3.0	1.0	936	$1,749	$1.87	25d	1	0.54mi
316 E Boyer St Tarpon Springs, FL	3.0	1.0	936	$1,749	$1.87	25d	1	0.56mi
825 Cypress St Tarpon Springs, FL	1.0–2.0	1.0	750	$1,723	$2.30	3d	6	0.71mi
1185 S Pinellas Ave Tarpon Springs, FL	1.0–3.0	1.0–2.0	1013	$2,154	$2.12	2d	21	0.79mi
610 N Walton Ave Tarpon Springs, FL	3.0	2.0	1280	$2,045	$1.60	25d	1	0.86mi
707 E Spruce St Tarpon Springs, FL	3.0	1.0	967	$1,700	$1.76	11d	1	0.89mi
103 E Park St Tarpon Springs, FL	3.0	1.0	999	$3,000	$3.00	25d	1	0.91mi
329 Moorings Cove Dr Tarpon Springs, FL	2.0	2.0	1020	$1,700	$1.67	21d	1	0.94mi
90 S Highland Ave #101 Tarpon Springs, FL	2.0	2.0	1130	$1,795	$1.59	25d	1	1.01mi
105 S Spring Blvd Unit 10 Tarpon Springs, FL	1.0	1.0	700	$1,350	$1.93	25d	1	1.10mi
817 Margo St Tarpon Springs, FL	2.0	1.0	792	$1,600	$2.02	25d	1	1.16mi
816 Elkan Dr Tarpon Springs, FL	2.0	2.0	1182	$1,900	$1.61	4d	1	1.23mi
1990 Carolina Ave Tarpon Springs, FL	3.0	1.0	960	$1,250	$1.30	22d	1	1.40mi
412 Riverside Dr Tarpon Springs, FL	2.0	1.0	900	$2,300	$2.56	5d	1	1.48mi

HOA detail

• Monthly dues: $326 · $3,912/yr

Listing history 20 events

1. 2026-06-13
   status $124,900 Pending 229 DOM
2. 2026-06-09
   days on market $124,900 Active 229 DOM
3. 2026-06-08
   days on market $124,900 Active 228 DOM
4. 2026-06-07
   days on market $124,900 Active 227 DOM
5. 2026-06-04
   days on market $124,900 Active 224 DOM
6. 2026-06-03
   days on market $124,900 Active 223 DOM
7. 2026-06-01
   days on market $124,900 Active 221 DOM
8. 2026-05-31
   days on market $124,900 Active 220 DOM
9. 2026-05-03
   price $124,900
10. 2026-05-03
    status Active
11. 2026-05-02
    historical
12. 2026-03-17
    status Active
13. 2026-03-14
    status Pending
14. 2026-03-12
    status Active
15. 2026-02-27
    status Pending
16. 2026-02-06
    price $130,000
17. 2026-02-02
    status Active
18. 2026-01-31
    historical
19. 2025-10-04
    listed $135,000 Active
20. 2005-06-01
    soldstatus $24,300

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$466/yr (+$39/mo · 81.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $22,600
• − Mortgage interest: −$6,996
• − Property taxes: −$570
• − Insurance: −$624
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − HOA: −$3,912
• − Depreciation: −$3,633
• Taxable income: $3,247
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $4,108/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 — Tarpon Springs

• Score: 68/100
• State rank: #502
• US rank: #9244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarpon Springs, FL
• County: Pinellas County · 939,478 people
• City population: 27,324
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,324
• Household income: $74,854
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 721.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 6% Spanish 6% French/Haitian/Cajun 1%

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: ▼ -300.96%
• Current HPI: 303.7434
• Rent YoY: ▼ -1.16%
• 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

+414.0% since first listed

12 events — show timeline

• 2026-05-03 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-01 Sold (Public Records) $24,300 Public Records

Property tax history

-2.6%/yr

Latest (2025): $570 · +5.2% YoY. Source: county tax records.