6580 Seminole Blvd #300 · Seminole, FL 33772

$157,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 101 Days on market

Built 1991 $160/mo HOA · 8% of rent

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Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 1991 Mobile home, split bedroom plan and spacious backyard. Park is pet friendly and no age restriction.

Key facts

• Eat-in area
• Raised screened room
• Corner lot

Tags

• CORNER LOT
• ON-SITE LAUNDRY FACILITY
• SPLIT-PLAN LAYOUT
• RAISED SCREENED ROOM
• WHITE APPLIANCE PACKAGE
• EAT-IN AREA

Property features AI

Finance

• Other: Furnished; Shed(s) on property
• Financial info: Total monthly fees $160; Total annual fees $1,920
• HOA & community: Has HOA (monthly fee $160); HOA includes water, sewer, grounds maintenance, management, and escrow reserves; Community clubhouse; On-site laundry (association); Association recreation owned; Buyer approval required; Golf carts allowed; Pets allowed (dogs and cats; size/number limits apply, max pet weight 60 lbs)

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected and available; Water connected and available; Sewer connected and available; Cable available and connected
• Home design: Manufactured home (single wide); One story; Faces southeast; Entry on one level
• Construction: Metal siding; Built-up roof; Crawlspace foundation; Built in 1 structure
• Exterior features: Screened porch/patio; Private mailbox; Corner lot; Paved lot; Asphalt road

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/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: $144k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.8% in Seminole — 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 88/100 on livability (#5 in FL, #174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• 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: Seminole Elementary School (math 65% / reading 57%, grade B, #653 of 2,144 statewide, top 31%, 428 students, 59% FRL); Seminole High School (math 26% / reading 47%, grade F, #351 of 667 statewide, top 54%, 1,546 students, 39% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents flat; 207 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 32% of the median local income ($74k/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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $158k implies a 290% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,689 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.25% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6580 Seminole Blvd #632	0.00mi	2/1.5	684 (+2%)	2mo	$89,000	$130	93
6580 Seminole Blvd #124	0.00mi	2/2.0	696 (+4%)	11mo	$65,000	$93	81
6580 Seminole Blvd #433	0.00mi	1/1.0 (-1)	660 (-2%)	21mo	$125,000	$189	75

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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.91×
• Total profit: $-4,160
• Equity at exit: $23,543

10-year hold

• IRR: 3.5%
• Equity multiple: 1.22×
• Total profit: $9,660
• Equity at exit: $13,652

Cash invested: $44,212 (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 33772

• Rents YoY: 0.1%
• Active inventory: 207
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$828
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$66
• HOA: −$160
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $423

Break-even live

Break-even rent $1,438

Max offer price $157,900

Occupancy floor 74%

Sensitivity live

Price	-10% $513	-5% $468	+0% $423	+5% $379	+10% $334
Rent	-10% $267	-5% $345	+0% $423	+5% $501	+10% $579
Rate	-1.0pp $503	-0.5pp $464	base $423	+0.5pp $382	+1.0pp $341

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10764 70th Ave Seminole, FL	1.0–2.0	1.0–2.0	828	$2,200	$2.66	4d	2	0.15mi
10405 Addison Way Seminole, FL	1.0–3.0	1.0–2.0	1133	$2,351	$2.08	2d	18	0.51mi
8425 112th St #104 Seminole, FL	1.0	1.0	608	$1,300	$2.14	5d	1	1.13mi
8450 112th St #103 Seminole, FL	1.0	1.0	608	$1,250	$2.06	24d	1	1.18mi
4652 Miramar Dr Madeira Beach, FL	1.0–2.0	1.0–2.0	958	$2,475	$2.58	2d	33	1.19mi
12100 Park Blvd Seminole, FL	1.0–3.0	1.0–2.5	921	$1,744	$1.89	2d	40	1.20mi
8555 112th St #206 Seminole, FL	1.0	1.0	638	$1,250	$1.96	5d	1	1.22mi
4771 100th Way N Unit 204 St. Petersburg, FL	1.0	1.0	550	$1,549	$2.82	24d	1	1.41mi
4550 Cove Cir #905 Saint Petersburg, FL	1.0	1.0	530	$1,350	$2.55	24d	1	1.48mi

HOA detail

• Monthly dues: $160 · $1,920/yr

Listing history 16 events

1. 2026-06-18
   days on market $157,900 Active 101 DOM
2. 2026-06-17
   days on market $157,900 Active 100 DOM
3. 2026-06-16
   days on market $157,900 Active 99 DOM
4. 2026-06-15
   days on market $157,900 Active 98 DOM
5. 2026-06-13
   days on market $157,900 Active 96 DOM
6. 2026-06-09
   days on market $157,900 Active 92 DOM
7. 2026-06-08
   days on market $157,900 Active 91 DOM
8. 2026-06-07
   days on market $157,900 Active 90 DOM
9. 2026-06-04
   days on market $157,900 Active 87 DOM
10. 2026-06-03
    days on market $157,900 Active 86 DOM
11. 2026-06-01
    days on market $157,900 Active 84 DOM
12. 2026-05-31
    days on market $157,900 Active 83 DOM
13. 2026-03-09
    listed $157,900 Active
14. 2008-03-28
    soldstatus $40,500 114-char remark

    Show marketing remark (114 chars)

    Very nice 1991 Mobile home, split bedroom plan and spacious backyard. Park is pet friendly and no age restriction.

15. 2007-10-04
    listed $55,000 114-char remark

    Show marketing remark (114 chars)

    Very nice 1991 Mobile home, split bedroom plan and spacious backyard. Park is pet friendly and no age restriction.

16. 1989-12-01
    soldstatus $12,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$327/yr (+$27/mo · 33.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,684
• − Mortgage interest: −$8,845
• − Property taxes: −$984
• − Insurance: −$790
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − HOA: −$1,920
• − Depreciation: −$4,593
• Taxable income: $2,763
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $4,417/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 — Seminole

• Score: 88/100
• State rank: #5
• US rank: #174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, FL
• County: Pinellas County · 939,478 people
• City population: 42,315
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 23,733
• Household income: $73,586
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 720.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -485.84%
• Current HPI: 315.303
• Rent YoY: ▲ 0.10%
• 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

+1215.8% since first listed

4 events — show timeline

• 2026-03-09 Listed $157,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-28 Sold (MLS) $40,500 Stellar MLS as Distributed by MLS Grid
• 2007-10-04 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 1989-12-01 Sold (Public Records) $12,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $984 · +18.0% YoY. Source: county tax records.