66047 EATON RD. Plan · Pinellas Park, FL 33782

$157,995

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 89 Days on market

Excellent condition Est $221k · 29% under

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Be the first to snag this brand new 3-bedroom home, now under construction. Luxury vinyl flooring throughout and light taupe walls, the place is flooded with natural light thanks to energy-efficient windows, creating a bright and inviting space for your personal touch. The kitchen features sleek light gray laminate cabinetry and a center island with tons of storage, seamlessly connecting to the living and dining areas perfect for hosting your next dinner party. Plus, you'll have a carport and garden shed for added convenience. Nestled in our beautiful 55+ community, you're just a stone's throw away from all the amenities. You'll love living just minutes away from the best beaches, dining an

Key facts

• Minutes from tampa
• Carport
• Garden shed

Tags

• GARDEN SHED
• CARPORT
• MINUTES FROM SAINT PETERSBURG
• MINUTES FROM CLEARWATER
• MINUTES FROM TAMPA

Property features AI

Finance

• Financial info: List price: $157,995

Exterior

• Home design: Single-family plan: 66047 EATON RD.; Active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,456 (listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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+, 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: Cross Bayou Elementary School (math 42% / reading 32%, grade F, #1,609 of 2,144 statewide, top 77%, 356 students, 64% FRL); Fitzgerald Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,033 students, 62% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL).
• Zoned-school proficiency averages 39% 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 falling (-5.3%/yr); 203 active listings in the ZIP; 18 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 40% 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 $5k 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 $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Recommended offer $148,515 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.39% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $221,312
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6099 107th Ave N	0.58mi	3/2.0	1,344 (-8%)	2mo	$162,000	$121	58
9790 66th St N #391	0.73mi	3/2.0	1,404 (-4%)	7mo	$213,805	$152	54
6151 109th Ave N	0.51mi	3/2.0	1,620 (+11%)	5mo	$236,000	$146	53
6036 110th Ave N	0.68mi	3/2.0	1,512 (+4%)	11mo	$240,000	$159	53
9790 66th St N #89	0.73mi	3/2.0	1,512 (+4%)	11mo	$200,000	$132	50
6051 106th Ave N	0.63mi	3/2.0	1,296 (-11%)	9mo	$199,900	$154	45
6144 103rd Ave N	0.56mi	3/2.0	1,296 (-11%)	21mo	$200,000	$154	38
9790 66th St N #235	0.73mi	3/1.5	1,254 (-14%)	14mo	$105,000	$84	30

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: 5.2%
• Equity multiple: 1.19×
• Total profit: $8,588
• Equity at exit: $23,558

10-year hold

• IRR: 11.7%
• Equity multiple: 1.79×
• Total profit: $35,068
• Equity at exit: $13,661

Cash invested: $44,239 (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: 203
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$829
• Tax est. 1.5%: −$197 /mo · $2,370/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $637

Break-even live

Break-even rent $1,382

Max offer price $157,995

Occupancy floor 66%

Sensitivity live

Price	-10% $746	-5% $692	+0% $637	+5% $582	+10% $528
Rent	-10% $464	-5% $551	+0% $637	+5% $723	+10% $810
Rate	-1.0pp $717	-0.5pp $677	base $637	+0.5pp $596	+1.0pp $554

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: $39,499
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	25d	1	0.70mi
6388 93rd Ter Pinellas Park, FL	2.0	2.0	1245	$2,095	$1.68	15d	1	0.87mi
6740 121st Ave #6 Largo, FL	2.0	2.5	1118	$1,735	$1.55	25d	1	0.87mi
5501 110th Ave N Pinellas Park, FL	1.0–3.0	1.0–2.0	1001	$2,317	$2.31	3d	12	1.08mi
5641 94th Ter N Pinellas Park, FL	3.0	2.0	1066	$2,200	$2.06	9d	1	1.24mi
5865 92nd Ave N Pinellas Park, FL	3.0	2.0	1062	$2,400	$2.26	19d	1	1.25mi
10770 US Highway 19 N #605 Pinellas Park, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.26mi
12700 66th St Largo, FL	1.0–3.0	1.0–2.0	1105	$2,680	$2.43	3d	20	1.35mi
5691 92nd Ave N Pinellas Park, FL	3.0	2.0	1152	$2,300	$2.00	5d	1	1.37mi
5358 97th Ter N Pinellas Park, FL	3.0	2.0	1158	$2,360	$2.04	5d	1	1.41mi
12711 Pineforest Way E Largo, FL	3.0	2.0	1496	$1,890	$1.26	12d	1	1.42mi
12711 Pineforest Way E Largo, FL	3.0	2.0	1496	$1,890	$1.26	11d	1	1.42mi
6960 Versailles Unit 6960 Pinellas Park, FL	2.0	2.0	1109	$1,695	$1.53	5d	1	1.43mi
7077 Versailles Unit 7077 Pinellas Park, FL	2.0	2.0	1350	$1,695	$1.26	5d	1	1.44mi
8303 Bardmoor Blvd #105 Seminole, FL	2.0	1.0	880	$1,800	$2.05	25d	1	1.45mi
8303 Bardmoor Blvd Seminole, FL	2.0	1.0	880	$1,850	$2.10	13d	1	1.47mi
6622 83rd Ave N Pinellas Park, FL	2.0	2.5	1730	$2,500	$1.45	3d	1	1.49mi
8330 63rd Way N Pinellas Park, FL	4.0	2.0	1354	$2,475	$1.83	5d	1	1.49mi

Listing history 13 events

1. 2026-06-22
   days on market $157,995 Active 89 DOM
2. 2026-06-18
   days on market $157,995 Active 86 DOM
3. 2026-06-17
   days on market $157,995 Active 85 DOM
4. 2026-06-16
   days on market $157,995 Active 84 DOM
5. 2026-06-15
   days on market $157,995 Active 83 DOM
6. 2026-06-13
   days on market $157,995 Active 81 DOM
7. 2026-06-09
   days on market $157,995 Active 77 DOM
8. 2026-06-08
   days on market $157,995 Active 76 DOM
9. 2026-06-07
   days on market $157,995 Active 75 DOM
10. 2026-06-04
    days on market $157,995 Active 72 DOM
11. 2026-06-03
    days on market $157,995 Active 71 DOM
12. 2026-06-01
    days on market $157,995 Active 69 DOM
13. 2026-05-31
    days on market $157,995 Active 68 DOM

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

Taxation est. · year 1

• Rental income: $26,261
• − Mortgage interest: −$8,850
• − Property taxes: −$2,370
• − Insurance: −$790
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$4,596
• Taxable income: $5,453
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $6,335/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.

Condition & rehab AI · 11 photos

Excellent 100/100 None rehab

This brand new 3-bedroom manufactured home is move-in ready with excellent condition and no visible repairs needed. It offers luxury vinyl flooring, energy-efficient windows, and a well-maintained exterior. Consider landscaping and smart home features to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value
• Both Add a small outdoor seating area — Improves functionality and adds value
• Both Install smart home features — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Add a small outdoor seating area — Improves functionality and adds value ↑
• Both Install smart home features — Enhances convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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