3301 Alt 19 #409 · Palm Harbor, FL 34683

$25,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 550 Days on market

Built 1975 $150/mo HOA · 8% of rent ↓ 50% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This 2-bedroom, 2-bathroom doublewide home presents a unique opportunity to create your dream home in a highly desirable, resident-owned 55+ community in the heart of Dunedin. The home was completely gutted after sustaining damage from Hurricane Milton, providing a blank canvas for you to design and remodel it to your exact specifications. This home is located in Westwind Community which offers low HOA fees of just $150/month. The HOA fee covers essential services including ground maintenance, trash removal, and access to a host of community amenities. Take full advantage of the active lifestyle with amenities such as two swimming pools, shuffleboard

Key facts

• Parking
• Built 1975
• Listed 550 days

Property features AI

Finance

• Other: Total acreage described as between 1/4 and less than 1/2 acre; No waterfront or water access; Third-party listing; Association contact listed
• Financial info: Lease restrictions apply; Annual taxes reported (public records)
• HOA & community: Has HOA (monthly $150 / annual $1,800); association approval required; Senior community; Pets not allowed

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Broadband/high-speed internet available
• Home design: Mobile home (double wide); Single-story; Faces west; Homesteaded
• Construction: Metal frame construction; Membrane and metal roof; Pillar/Post/Pier foundation; Building area reported (public records)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No notable interior features listed
• Laundry & utility: Washer; Dryer; Laundry described as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 59.2% 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 (-4.3%/yr); 387 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 550 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 550 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 7.38% ✓
• Cap rate: 59.17%
• Cash-on-cash: 188.85%
• DSCR: 9.40
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.69×
• Total profit: $60,847
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.57×
• Total profit: $123,006
• Equity at exit: $2,162

Cash invested: $7,000 (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 34683

• Rents YoY: -4.3%
• Active inventory: 387
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$131
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$10
• HOA: −$150
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,102

Break-even live

Break-even rent $451

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,116	-5% $1,109	+0% $1,102	+5% $1,095	+10% $1,087
Rent	-10% $956	-5% $1,029	+0% $1,102	+5% $1,175	+10% $1,247
Rate	-1.0pp $1,114	-0.5pp $1,108	base $1,102	+0.5pp $1,095	+1.0pp $1,089

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 U.S. 19 Alternate Unit 611 Dunedin, FL	2.0	2.0	944	$1,700	$1.80	2d	1	0.32mi
1697 Nantucket Ct Palm Harbor, FL	1.0–3.0	1.0–3.0	997	$1,836	$1.84	2d	26	0.40mi
2920 U.S. 19 Alternate Unit 235 Dunedin, FL	2.0	1.5	600	$2,300	$3.83	25d	1	0.44mi
333 Lagoon Dr Unit 5 Palm Harbor, FL	2.0	1.0	811	$1,550	$1.91	18d	1	0.70mi
182 Margie St Palm Harbor, FL	2.0	1.0	800	$1,495	$1.87	25d	1	0.75mi
2700 Bayshore Blvd Dunedin, FL	1.0–3.0	1.0–2.5	1114	$2,772	$2.49	5d	8	0.75mi
Bayshore Blvd Palm Harbor, FL	1.0	1.0	700	$1,325	$1.89	25d	1	0.76mi
455 Alt 19 Palm Harbor, FL	1.0	1.0	563	$1,450	$2.58	25d	1	0.82mi
455 Alt 19 S #123 Palm Harbor, FL	2.0	2.0	898	$1,700	$1.89	25d	1	0.82mi
455 Alt 19 S #54 Palm Harbor, FL	2.0	2.0	898	$1,600	$1.78	4d	1	0.82mi
455 Alt 19 S #87 Palm Harbor, FL	2.0	2.0	898	$1,600	$1.78	25d	1	0.82mi
455 Alt 19 S #214 Palm Harbor, FL	1.0	1.0	705	$1,650	$2.34	25d	1	0.82mi
455 Alt 19 S #65 Palm Harbor, FL	1.0	1.0	705	$1,425	$2.02	25d	1	0.82mi
444 N Paula Dr Dunedin, FL	1.0–2.0	1.0–2.0	750	$1,770	$2.36	2d	9	0.97mi
464 N Paula Dr Dunedin, FL	1.0	1.0	704	$2,125	$3.02	18d	2	1.06mi
464 N Paula Dr Dunedin, FL	1.0	1.0	704	$2,225	$3.16	5d	1	1.06mi
1328 Illinois Ave Palm Harbor, FL	2.0	1.5	1000	$1,700	$1.70	25d	1	1.10mi
2494 Del Rio Way Dunedin, FL	3.0	1.5	1058	$3,200	$3.02	25d	1	1.17mi
439 S Paula Dr Dunedin, FL	1.0–2.0	1.0	612	$1,995	$3.26	24d	3	1.19mi
300 Woodette Dr #303 Dunedin, FL	1.0	1.0	720	$2,100	$2.92	2d	1	1.23mi
1454 Michigan Blvd Dunedin, FL	2.0	1.0	1000	$2,300	$2.30	4d	1	1.47mi

HOA detail

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

Listing history 17 events

1. 2026-06-16
   status $25,000 Pending 550 DOM
2. 2026-06-15
   days on market $25,000 Active 550 DOM
3. 2026-06-13
   days on market $25,000 Active 548 DOM
4. 2026-06-09
   days on market $25,000 Active 544 DOM
5. 2026-06-08
   days on market $25,000 Active 543 DOM
6. 2026-06-07
   days on market $25,000 Active 542 DOM
7. 2026-06-04
   days on market $25,000 Active 539 DOM
8. 2026-06-03
   days on market $25,000 Active 538 DOM
9. 2026-06-01
   days on market $25,000 Active 536 DOM
10. 2026-05-31
    days on market $25,000 Active 535 DOM
11. 2025-12-19
    status Active
12. 2025-12-05
    status Pending
13. 2025-11-20
    status Active
14. 2025-11-17
    historical
15. 2025-08-18
    price $35,000
16. 2025-05-30
    price $50,000
17. 2024-11-25
    listed $70,000 Active

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/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 ≥108°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,141
• − Mortgage interest: −$1,400
• − Property taxes: −$773
• − Insurance: −$125
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$1,800
• − Depreciation: −$727
• Taxable income: $13,772
• Est. tax owed @ 24.0%: −$3,305
• After-tax cash flow: $9,914/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): 33,911
• Household income: $92,885
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 919.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 5% Arabic 4% Russian/Polish/Slavic 3%

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: ▼ -295.95%
• Current HPI: 314.8777
• Rent YoY: ▼ -4.33%
• 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

-50.0% since first listed

7 events — show timeline

• 2025-12-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $35,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $50,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Listed $70,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $773 · +9.0% YoY. Source: county tax records.