4150 66th St N #232 · West Lealman, FL 33709

$49,900

1 bd · 1.0 ba · 552 sqft · Manufactured public records · 504 Days on market

Built 1978 9.75 ac lot Est $83k · 40% under $150/mo HOA · 10% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your best offer!!!. Location is the best!!This is a cozy and adorable home, with lots of space. The front lawn has a sitting area with table and chairs, there is a spacious shed at the end of the driveway for storing ease. The lanai has plenty of room for a seating area and then enter the home to a lovely living room/dining room combination, a galley kitchen, and adequate cabinet space. down the hall is the bathroom and a good size bedroom with a large wall closet. Just bring your personal belongings, because the home is fully furnished. Whether you live in Florida full time, or just a few months a year, you will enjoy the pool, clubhouse and shuffleboard or just taking a stroll aroun

Key facts

• Spacious shed
• Galley kitchen
• Fully furnished

Tags

• FRONT LAWN SITTING AREA
• SPACIOUS SHED
• LANAI SEATING AREA
• GALLEY KITCHEN
• ADEQUATE CABINET SPACE
• FULLY FURNISHED

Property features AI

Finance

• Other: Lot sized about 0.1 acre (under 1/4 acre)
• HOA & community: Senior community

Exterior

• Utilities: No water source listed; Private sewer; Cable available; Electricity connected; Natural gas available
• Home design: Residential modular home (single wide); One story; Faces north; Entry level: One
• Construction: Cement siding; Metal roof; Other foundation
• Exterior features: Private mailbox; Concrete road access

Interior

• Kitchen: Gas water heater
• Bedrooms: 1 bedroom
• Flooring: Bamboo flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wall/window cooling unit(s)
• Interior features: Eat-in kitchen; 7 total rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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: schools C-, 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.
• Market conditions: Rents flat; 309 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 504 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $40k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $50k implies a 66% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 504 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 1978 — 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. 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.
7. 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.
8. 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: 3.08% ✓
• Cap rate: 22.86%
• Cash-on-cash: 59.17%
• DSCR: 3.63
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $82,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4100 72nd Way N #56	0.50mi	1/1.0	552 (0%)	13mo	$59,000	$107	65
4235 72nd Way N #99	0.49mi	2/1.5 (+1)	588 (+6%)	3mo	$88,000	$150	57

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: 55.2%
• Equity multiple: 3.35×
• Total profit: $32,879
• Equity at exit: $7,440

10-year hold

• IRR: 59.4%
• Equity multiple: 6.27×
• Total profit: $73,667
• Equity at exit: $4,314

Cash invested: $13,972 (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 33709

• Rents YoY: 1.0%
• Active inventory: 309
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$262
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$21
• HOA: −$150
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $689

Break-even live

Break-even rent $664

Max offer price $49,900

Occupancy floor 50%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	0.20mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	0.37mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,350	$1.91	3d	6	0.40mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	24d	1	0.41mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	14d	1	0.41mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	17d	1	0.51mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	0.51mi
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	13d	1	0.60mi
5140 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,200	$2.67	24d	1	0.68mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,300	$1.46	1d	10	0.69mi
7045 30th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	825	$1,225	$1.48	7d	1	0.78mi
5411 70th Ln N Saint Petersburg, FL	2.0	1.0	600	$1,800	$3.00	24d	1	0.85mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,300	$1.30	2d	2	0.96mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	24d	1	1.07mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	1d	1	1.07mi
5323 59th Cir W Kenneth City, FL	1.0–2.0	1.0	800	$1,100	$1.38	3d	4	1.15mi
6939 Stones Throw Cir N #6207 Saint Petersburg, FL	1.0	1.0	680	$1,595	$2.35	24d	1	1.40mi
5680 28th Ave N Unit 1 St. Petersburg, FL	1.0	1.0	450	$1,500	$3.33	24d	1	1.42mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	24d	1	1.47mi
1699 68th St N Saint Petersburg, FL	3.0	1.0–2.0	775	$1,661	$2.14	2d	43	1.48mi
6908 Stones Throw Cir N #10208 Saint Petersburg, FL	2.0	1.5	730	$1,900	$2.60	14d	1	1.49mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $49,900 Active 504 DOM
2. 2026-06-17
   days on market $49,900 Active 503 DOM
3. 2026-06-16
   days on market $49,900 Active 502 DOM
4. 2026-06-15
   days on market $49,900 Active 501 DOM
5. 2026-06-13
   pricedays on market $49,900 Active 499 DOM
6. 2026-06-09
   days on market $59,500 Active 495 DOM
7. 2026-06-08
   days on market $59,500 Active 494 DOM
8. 2026-06-07
   days on market $59,500 Active 493 DOM
9. 2026-06-04
   days on market $59,500 Active 490 DOM
10. 2026-06-03
    days on market $59,500 Active 489 DOM
11. 2026-06-01
    days on market $59,500 Active 487 DOM
12. 2026-05-31
    days on market $59,500 Active 486 DOM
13. 2026-04-27
    price $59,500
14. 2025-11-07
    price $77,500
15. 2025-01-30
    listed $90,000 Active
16. 2011-09-01
    listed $32,900
17. 2011-01-26
    soldstatus $30,000

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,108 · $92/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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $18,436
• − Mortgage interest: −$2,795
• − Property taxes: −$1,108
• − Insurance: −$250
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$1,800
• − Depreciation: −$1,452
• Taxable income: $8,082
• Est. tax owed @ 24.0%: −$1,940
• After-tax cash flow: $6,327/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

+98.3% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $59,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $77,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-01 Listed $32,900 Stellar MLS as Distributed by MLS Grid
• 2011-01-26 Sold (Public Records) $30,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,108 · +0.7% YoY. Source: county tax records.