7901 40th Ave N #60 · West Lealman, FL 33709

$74,900

1 bd · 1.0 ba · 624 sqft · Manufactured public records · 102 Days on market

Built 1968 13 ac lot Est $94k · 20% under $278/mo HOA · 18% 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 MLS

Location Location, Land Share community with the share valued at $50,000 included in the price of this delightful mobile home. Furnished 1 bedroom, large living room & dining room, spacious eat in kitchen. Loaded with great extras like Florida room, built in's throughout, carport, storage/utility room, washer/dryer. 55+ community offers reasonable HOA fee $275 includes heated pool, shuffleboard, card room, gym, social activities, clubhouse, waters, sewer, trash, cable, internet, lawn maintenance. Centrally located, close to the VA hospital, minutes to the beach, malls, bus service, bike trail. Property may be lease with restrictions.

Key facts

• Card room
• Florida room
• Utility laundry room

Tags

• FLORIDA ROOM
• UTILITY LAUNDRY ROOM
• SCREENED IN HEATED POOL
• SHUFFLEBOARD
• CARD ROOM
• GYM

Property features AI

Finance

• Other: In-ground heated pool; Total lot about 13.22 acres (paved road access)
• Financial info: Lease restrictions apply
• HOA & community: HOA required with monthly fee of $278 (buyer approval required); Community amenities include clubhouse and fitness center; Street lights in community; Senior community; pets not allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; High‑speed internet available; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; Faces northeast
• Construction: Metal frame construction; Membrane and metal roof; Built on foundation (details not provided)
• Exterior features: Private mailbox; Outdoor storage; Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open living/dining combo
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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); Azalea Middle School (math 26% / reading 27%, grade F, #503 of 571 statewide, top 88%, 678 students, 74% 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 67% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 51% district-wide (-22 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 2.02% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $93,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7801 34th Ave N #11	0.40mi	1/1.0	552 (-12%)	9mo	$65,000	$118	54
4235 72nd Way N #99	0.62mi	2/1.5 (+1)	588 (-6%)	3mo	$88,000	$150	52
4100 72nd Way N #56	0.60mi	1/1.0	552 (-12%)	13mo	$59,000	$107	42
5245 E Park St N	0.71mi	2/1.0 (+1)	672 (+8%)	17mo	$105,000	$156	34
5214 Yellow Pine St N	0.72mi	2/1.0 (+1)	564 (-10%)	14mo	$104,300	$185	34

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: 11.7%
• Equity multiple: 1.45×
• Total profit: $9,405
• Equity at exit: $11,168

10-year hold

• IRR: 18.5%
• Equity multiple: 2.36×
• Total profit: $28,530
• Equity at exit: $6,476

Cash invested: $20,972 (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: 311
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$393
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$31
• HOA: −$278
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $382

Break-even live

Break-even rent $1,031

Max offer price $74,900

Occupancy floor 70%

Sensitivity live

Price	-10% $425	-5% $403	+0% $382	+5% $361	+10% $340
Rent	-10% $263	-5% $322	+0% $382	+5% $442	+10% $502
Rate	-1.0pp $420	-0.5pp $401	base $382	+0.5pp $363	+1.0pp $343

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	4d	1	0.38mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	26d	1	0.38mi
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	15d	1	0.68mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	26d	1	0.76mi
8800 Bay Pines Blvd #320 Saint Petersburg, FL	1.0	1.0	506	$2,200	$4.35	6d	1	0.82mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	6d	1	0.89mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	19d	1	0.89mi
5140 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,200	$2.67	26d	1	1.04mi
7045 30th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	825	$1,225	$1.48	9d	1	1.08mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	26d	1	1.09mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	26d	1	1.11mi
5411 70th Ln N Saint Petersburg, FL	2.0	1.0	600	$1,800	$3.00	26d	1	1.17mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	16d	1	1.26mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	26d	1	1.31mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,360	$1.92	0d	6	1.47mi

HOA detail

• Monthly dues: $278 · $3,336/yr
• Likely covers: watersewertrashinternetcablepoolgym

Listing history 31 events

1. 2026-06-22
   days on market $74,900 Active 102 DOM
2. 2026-06-18
   days on market $74,900 Active 99 DOM
3. 2026-06-17
   days on market $74,900 Active 98 DOM
4. 2026-06-16
   days on market $74,900 Active 97 DOM
5. 2026-06-15
   days on market $74,900 Active 96 DOM
6. 2026-06-13
   days on market $74,900 Active 94 DOM
7. 2026-06-09
   days on market $74,900 Active 90 DOM
8. 2026-06-08
   days on market $74,900 Active 89 DOM
9. 2026-06-07
   days on market $74,900 Active 88 DOM
10. 2026-06-04
    days on market $74,900 Active 85 DOM
11. 2026-06-03
    days on market $74,900 Active 84 DOM
12. 2026-06-01
    days on market $74,900 Active 82 DOM
13. 2026-05-31
    days on market $74,900 Active 81 DOM
14. 2026-05-05
    price $74,900
15. 2026-03-27
    price $79,900
16. 2026-03-11
    listed $82,900 Active
17. 2026-01-11
    historical
18. 2026-01-05
    status Active
19. 2025-12-18
    historical
20. 2025-09-09
    status Active
21. 2025-08-30
    status Pending
22. 2025-05-08
    listed $89,900 Active
23. 2024-09-19
    soldstatus $77,000
24. 2024-09-16
    soldstatus $77,000 Closed 647-char remark

    Show marketing remark (647 chars)

    Location Location, Land Share community with the share valued at $50,000 included in the price of this delightful mobile home. Furnished 1 bedroom, large living room & dining room, spacious eat in kitchen. Loaded with great extras like Florida room, built in's throughout, carport, storage/utility room, washer/dryer. 55+ community offers reasonable HOA fee $275 includes heated pool, shuffleboard, card room, gym, social activities, clubhouse, waters, sewer, trash, cable, internet, lawn maintenance. Centrally located, close to the VA hospital, minutes to the beach, malls, bus service, bike trail. Property may be lease with restrictions.

25. 2024-08-23
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Location Location, Land Share community with the share valued at $50,000 included in the price of this delightful mobile home. Furnished 1 bedroom, large living room & dining room, spacious eat in kitchen. Loaded with great extras like Florida room, built in's throughout, carport, storage/utility room, washer/dryer. 55+ community offers reasonable HOA fee $275 includes heated pool, shuffleboard, card room, gym, social activities, clubhouse, waters, sewer, trash, cable, internet, lawn maintenance. Centrally located, close to the VA hospital, minutes to the beach, malls, bus service, bike trail. Property may be lease with restrictions.

26. 2024-06-24
    price $94,900 647-char remark

    Show marketing remark (647 chars)

    Location Location, Land Share community with the share valued at $50,000 included in the price of this delightful mobile home. Furnished 1 bedroom, large living room & dining room, spacious eat in kitchen. Loaded with great extras like Florida room, built in's throughout, carport, storage/utility room, washer/dryer. 55+ community offers reasonable HOA fee $275 includes heated pool, shuffleboard, card room, gym, social activities, clubhouse, waters, sewer, trash, cable, internet, lawn maintenance. Centrally located, close to the VA hospital, minutes to the beach, malls, bus service, bike trail. Property may be lease with restrictions.

27. 2024-05-29
    listed $99,900 Active 647-char remark

    Show marketing remark (647 chars)

    Location Location, Land Share community with the share valued at $50,000 included in the price of this delightful mobile home. Furnished 1 bedroom, large living room & dining room, spacious eat in kitchen. Loaded with great extras like Florida room, built in's throughout, carport, storage/utility room, washer/dryer. 55+ community offers reasonable HOA fee $275 includes heated pool, shuffleboard, card room, gym, social activities, clubhouse, waters, sewer, trash, cable, internet, lawn maintenance. Centrally located, close to the VA hospital, minutes to the beach, malls, bus service, bike trail. Property may be lease with restrictions.

28. 2011-01-26
    soldstatus $23,500
29. 2010-03-27
    listed $37,700
30. 2006-08-01
    soldstatus $39,900
31. 2002-11-01
    soldstatus $29,000

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,350 · $112/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $18,177
• − Mortgage interest: −$4,196
• − Property taxes: −$1,350
• − Insurance: −$374
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$3,336
• − Depreciation: −$2,179
• Taxable income: $3,834
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $3,666/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

+158.3% since first listed

18 events — show timeline

• 2026-05-05 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $82,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Sold (Public Records) $77,000 Public Records
• 2024-09-16 Sold (MLS) $77,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-24 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2011-01-26 Sold (Public Records) $23,500 Public Records
• 2010-03-27 Listed $37,700 Stellar MLS as Distributed by MLS Grid
• 2006-08-01 Sold (Public Records) $39,900 Public Records
• 2002-11-01 Sold (Public Records) $29,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,350 · -9.1% YoY. Source: county tax records.