36 Maple Leaf Ct · Palm Harbor, FL 34684

$105,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 154 Days on market

Built 1979 4,535 sqft lot Est $138k · 24% under $230/mo HOA · 12% 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
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman special with great potential and has recently completed several improvements including a new roof over with transferrable warranty, removal of carpets, and repairs to soft flooring. This 2-bedroom, 2-bath double-wide manufactured home is located in Blue Jay Estates, a desirable 55+ active community where you OWN your land and is situated in a non-flood zone. Nestled on a quiet cul-de-sac, this home is ready for renovation. Attractive landscaping and decorative shutters provide great curb appeal. Inside, you’ll find newer windows and appliances creating a solid foundation for updating. The side porch adds approximately 180 sq. ft. of additional living space and includes a port

Key facts

• Extended carport
• Newer appliances
• Newer windows

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• NON-FLOOD ZONE
• NEWER WINDOWS
• NEWER APPLIANCES
• SIDE PORCH
• EXTENDED CARPORT

Property features AI

Finance

• Other: Lease restrictions apply; Total annual fees $2,760
• HOA & community: Has HOA (Resource Property Management); Monthly association fee $230; Association amenities: Clubhouse, pool, shuffleboard court; Association fee covers: Common area taxes, pool, escrow reserves, private road, sewer, trash, water; Association approval required; Community features: Deed restrictions, sidewalks, street lights, association recreation owned, buyer approval required, golf carts allowed; Senior community; Pets allowed (cats and dogs) with limits — max pet weight 15 lbs

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Fire hydrant; Sprinkler well
• Home design: Manufactured home (double wide); Single-story; Faces east; Entry level: One
• Construction: Vinyl siding; Other roof; Crawlspace foundation; Completed condition; Built as double wide
• Exterior features: Enclosed patio/porch; Side porch; Sidewalk; Shed(s); Private lot; Paved road

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.1% in Palm Harbor — 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 (#95 in FL, #1,470 nationally) — a professional / high-income tenant draw. Strengths: schools A+, housing A+, commute A; Watch: 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 (-5.2%/yr); 371 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% of the median local income ($72k/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 $726 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 + 0.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $105k implies a 57% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1979 — 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: 1.85% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.87%
• DSCR: 2.20
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Hickory Gate Dr	0.14mi	2/2.0	984 (+2%)	2mo	$106,000	$108	88
177 Hickory Gate Dr	0.15mi	2/2.0	974 (+2%)	8mo	$129,000	$132	84
61 Tanglewood Dr	0.15mi	2/2.0	864 (-10%)	2mo	$169,000	$196	75
204 Red Maple Dr	0.17mi	2/2.0	856 (-11%)	1mo	$123,000	$144	73
90 Red Oak Dr	0.21mi	2/2.0	864 (-10%)	6mo	$105,000	$122	68
70 Tanglewood Dr	0.18mi	2/2.0	864 (-10%)	17mo	$185,000	$214	60

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: 17.0%
• Equity multiple: 1.66×
• Total profit: $19,338
• Equity at exit: $15,656

10-year hold

• IRR: 23.0%
• Equity multiple: 2.68×
• Total profit: $49,305
• Equity at exit: $9,078

Cash invested: $29,400 (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 34684

• Rents YoY: -5.2%
• Active inventory: 371
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$551
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$44
• HOA: −$230
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $658

Break-even live

Break-even rent $1,111

Max offer price $105,000

Occupancy floor 61%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3610 Sammy Ct Palm Harbor, FL	2.0	1.0	797	$2,000	$2.51	4d	1	0.18mi
3583 Whispering Oaks Ln Palm Harbor, FL	2.0	2.5	1124	$1,800	$1.60	24d	1	0.30mi
3590 Magnolia Ridge Cir Unit G Palm Harbor, FL	2.0	2.0	1090	$1,695	$1.56	24d	1	0.36mi
2682 Rachel Ct Palm Harbor, FL	1.0	1.0	700	$1,400	$2.00	2d	1	0.39mi
3726 Albion Ct Palm Harbor, FL	3.0	2.0	1060	$2,350	$2.22	13d	1	0.40mi
3726 Albion Ct Palm Harbor, FL	3.0	2.0	1060	$2,350	$2.22	13d	1	0.40mi
2678 Markham Ct Palm Harbor, FL	2.0	2.0	923	$1,999	$2.17	24d	1	0.42mi
3455 Countryside Blvd #4 Clearwater, FL	3.0	2.0	995	$2,050	$2.06	4d	1	0.51mi
3781 Lake Shore Dr Palm Harbor, FL	3.0	2.0	1055	$2,500	$2.37	24d	1	0.52mi
2764 Kavalier Dr Palm Harbor, FL	3.0	2.0	1088	$2,300	$2.11	24d	1	0.62mi
2764 Kavalier Dr Palm Harbor, FL	3.0	2.0	1088	$2,300	$2.11	14d	1	0.62mi
2764 Kavalier Dr Palm Harbor, FL	3.0	2.0	1088	$2,300	$2.11	17d	1	0.62mi
2803 Northcote Dr Palm Harbor, FL	3.0	2.0	1050	$2,300	$2.19	21d	1	0.71mi
3028 Bonaventure Cir #103 Palm Harbor, FL	2.0	2.0	900	$1,500	$1.67	24d	1	0.75mi
3975 Country Place Ln Palm Harbor, FL	1.0–2.0	1.0–2.0	788	$1,637	$2.08	1d	16	0.86mi
2998 Bonaventure Cir #104 Palm Harbor, FL	2.0	2.0	900	$1,828	$2.03	4d	1	0.87mi
220 Calibre Downs Ln Palm Harbor, FL	1.0–2.0	1.0–2.5	1052	$2,299	$2.19	24d	13	0.88mi
414 Meadow Ln Oldsmar, FL	1.0	1.0	700	$1,450	$2.07	24d	1	1.21mi
114 Meadow Ln #114 Oldsmar, FL	2.0	2.0	879	$1,700	$1.93	24d	1	1.25mi
107 Windward Pl Unit 107 Oldsmar, FL	2.0	2.0	879	$2,000	$2.28	17d	1	1.27mi
31790 US Highway 19 N Palm Harbor, FL	1.0–2.0	1.0–2.0	842	$2,066	$2.45	11d	16	1.30mi
161 Lakeside Dr Oldsmar, FL	2.0	2.0	1094	$2,000	$1.83	17d	1	1.31mi
225 Tarpon Ln Oldsmar, FL	2.0	2.0	1120	$2,400	$2.14	4d	1	1.31mi
1350 Seagate Dr Palm Harbor, FL	1.0–4.0	1.0–2.0	1044	$1,913	$1.83	1d	19	1.33mi
212 Katherine Blvd Palm Harbor, FL	1.0–4.0	1.0–2.5	1164	$1,775	$1.52	1d	15	1.34mi
103 Palmetto Ct #103 Oldsmar, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	1.34mi
109 Pine Ct Oldsmar, FL	2.0	2.0	1054	$2,300	$2.18	24d	1	1.34mi
207 Palmetto Ct Oldsmar, FL	2.0	2.0	1054	$1,700	$1.61	24d	1	1.34mi
3462 Maclaren Dr Palm Harbor, FL	2.0	2.0	1076	$2,150	$2.00	7d	1	1.44mi
2500 Winding Creek Blvd Unit C205 Clearwater, FL	2.0	2.0	946	$1,700	$1.80	4d	1	1.45mi
132 E Cypress Ct Oldsmar, FL	2.0	2.0	1054	$1,800	$1.71	19d	1	1.45mi
274 Cypress Ln Oldsmar, FL	2.0	2.0	1054	$1,600	$1.52	24d	1	1.45mi
135 W Cypress Ct Oldsmar, FL	2.0	2.0	1054	$2,100	$1.99	24d	1	1.45mi
2500 Winding Creek Blvd Clearwater, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	1d	3	1.46mi
2500 Winding Creek Blvd Clearwater, FL	2.0	2.0	946	$1,675	$1.77	2d	2	1.46mi
1 Pelican Dr N Oldsmar, FL	2.0	2.0	960	$2,000	$2.08	10d	1	1.47mi
36 Magnolia Ct #4 Safety Harbor, FL	2.0	2.0	864	$1,450	$1.68	17d	1	1.49mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: landscaping

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 154 DOM
2. 2026-06-17
   days on market $105,000 Active 153 DOM
3. 2026-06-16
   days on market $105,000 Active 152 DOM
4. 2026-06-15
   days on market $105,000 Active 151 DOM
5. 2026-06-13
   days on market $105,000 Active 149 DOM
6. 2026-06-09
   days on market $105,000 Active 145 DOM
7. 2026-06-08
   days on market $105,000 Active 144 DOM
8. 2026-06-07
   days on market $105,000 Active 143 DOM
9. 2026-06-04
   days on market $105,000 Active 140 DOM
10. 2026-06-03
    days on market $105,000 Active 139 DOM
11. 2026-06-01
    days on market $105,000 Active 137 DOM
12. 2026-05-31
    days on market $105,000 Active 136 DOM
13. 2026-04-14
    price $105,000
14. 2026-01-15
    listed $125,000 Active
15. 2003-05-23
    soldstatus $67,000
16. 1991-01-18
    soldstatus $50,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$228/yr (+$19/mo · 35.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $23,337
• − Mortgage interest: −$5,882
• − Property taxes: −$643
• − Insurance: −$525
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − HOA: −$2,760
• − Depreciation: −$3,055
• Taxable income: $6,738
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $6,283/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 — Palm Harbor

• Score: 81/100
• State rank: #95
• US rank: #1470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Harbor, FL
• County: Pinellas County · 939,478 people
• City population: 79,072
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,029
• Household income: $72,145
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1495.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Asian 4% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Romanian 5% Scotch-Irish 3%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 6% Russian/Polish/Slavic 3% 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: ▼ -296.23%
• Current HPI: 301.651
• Rent YoY: ▼ -5.17%
• 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

+110.0% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2003-05-23 Sold (Public Records) $67,000 Public Records
• 1991-01-18 Sold (Public Records) $50,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $643 · +5.4% YoY. Source: county tax records.