633 54th Way South Way S · Gulfport, FL 33707

$147,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 14 Days on market

Built 1973 Good condition 17 ac lot Est $122k · 21% over $240/mo HOA · 11% 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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated and fully furnished double-wide mobile home features an open-concept layout, chef’s kitchen, spacious rooms, and a large screened porch perfect for enjoying a Florida lifestyle or converting to added living space. A rear projector in the living room offers a theater experience perfect for relaxation. Located in the highly sought-after 55+ Beachway Park, a hidden gem in Gulfport, residents enjoy a heated pool, clubhouse, shuffleboard, on-site laundry facilities and a full calendar of social activities. Beachway homeowners own a share of the land lease and the HOA is an extremely affordable $240 a month for gas, water, sewer, trash, and lawn maintenance. Beachwa

Key facts

• Public fishing pier
• Chef's kitchen
• Heated pool

Tags

• OPEN-CONCEPT LAYOUT
• CHEF'S KITCHEN
• LARGE SCREENED PORCH
• HEATED POOL
• MINUTES FROM THE GULF BEACHES
• PUBLIC FISHING PIER

Property features AI

Finance

• Other: Furnished; Directions provided to property
• Financial info: Total annual fees reported as $2,880; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $240 (association approval required); Senior community; Pets not allowed

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One level; Faces west
• Construction: Metal siding; Roof over; Crawlspace foundation
• Exterior features: Awning(s); Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Washer hookup; Laundry room / laundry closet; Laundry in kitchen (option/area available); Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $147k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Cap rate 10.5% vs local median 2.0% in Gulfport — 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 79/100 on livability (#151 in FL, #2,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, schools D, amenities D.
• 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 soft (-0.6%/yr); 462 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 38% of the median local income ($70k/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 $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $121,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5343 6th Pl S #35	0.09mi	3/2.0 (+1)	974 (-3%)	3mo	$205,000	$210	83
5377 Fairfield Ave S #74	0.09mi	2/2.0	1,104 (+10%)	6mo	$119,500	$108	76
5335 Fairfield Ave S #78	0.11mi	2/1.0	948 (-6%)	7mo	$115,000	$121	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,432
• Equity at exit: $21,918

10-year hold

• IRR: 7.4%
• Equity multiple: 1.47×
• Total profit: $19,521
• Equity at exit: $12,710

Cash invested: $41,160 (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 33707

• Rents YoY: -0.6%
• Active inventory: 462
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,205/yr
• Insurance: −$61
• HOA: −$240
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $512

Break-even live

Break-even rent $1,590

Max offer price $147,000

Occupancy floor 72%

Sensitivity live

Price	-10% $614	-5% $563	+0% $512	+5% $462	+10% $411
Rent	-10% $336	-5% $424	+0% $512	+5% $601	+10% $689
Rate	-1.0pp $586	-0.5pp $550	base $512	+0.5pp $474	+1.0pp $435

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5156 5th Ave S Saint Petersburg, FL	3.0	1.0	1139	$1,995	$1.75	25d	1	0.27mi
800 51st St S Gulfport, FL	3.0	2.0	1258	$3,200	$2.54	5d	1	0.32mi
4948 5th Ave S Saint Petersburg, FL	3.0	1.5	1379	$2,450	$1.78	5d	1	0.40mi
5055 3rd Ave S Saint Petersburg, FL	3.0	2.0	1254	$2,100	$1.67	5d	1	0.42mi
5034 2nd Ave S Unit A St. Petersburg, FL	2.0	1.0	1062	$1,950	$1.84	5d	1	0.46mi
702 Gray St S Gulfport, FL	2.0	2.0	1308	$2,850	$2.18	25d	1	0.49mi
641 Folsom St S Saint Petersburg, FL	2.0	1.0	852	$2,250	$2.64	23d	1	0.53mi
4933 13th Ave S Gulfport, FL	2.0	1.0	939	$2,200	$2.34	21d	1	0.56mi
4801 10th Ave S Unit 1 St. Petersburg, FL	3.0	1.0	1100	$2,200	$2.00	25d	1	0.58mi
4711 Fairfield Ave S Saint Petersburg, FL	3.0	2.0	1135	$2,800	$2.47	5d	1	0.59mi
1119 59th St S Gulfport, FL	3.0	2.0	1208	$2,415	$2.00	5d	1	0.59mi
5609 15th Ave S Gulfport, FL	3.0	2.0	1453	$2,925	$2.01	25d	1	0.59mi
450 47th St S Saint Petersburg, FL	3.0	1.0	960	$2,950	$3.07	5d	1	0.64mi
5428 Burlington Ave N Saint Petersburg, FL	2.0	1.0	726	$2,150	$2.96	25d	1	0.65mi
5050 2nd Ave N Saint Petersburg, FL	2.0	1.0	816	$1,495	$1.83	5d	1	0.65mi
5762 2nd Ave N Saint Petersburg, FL	2.0	1.0	843	$2,000	$2.37	5d	1	0.66mi
4700 10th Ave S Saint Petersburg, FL	3.0	2.0	1300	$2,500	$1.92	21d	1	0.67mi
1701 53rd St S Gulfport, FL	3.0	1.0	994	$2,800	$2.82	5d	1	0.72mi
4541 6th Ave S Saint Petersburg, FL	3.0	1.0	945	$1,100	$1.16	15d	1	0.73mi
5545 3rd Ave N Saint Petersburg, FL	2.0	1.0	962	$2,400	$2.49	5d	1	0.75mi
1720 53rd St S Unit 1720 Gulfport, FL	1.0	1.0	723	$1,800	$2.49	18d	1	0.76mi
1720 53rd St S Gulfport, FL	1.0	1.0	728	$1,800	$2.47	5d	1	0.76mi
1721 58th St S Gulfport, FL	3.0	2.0	1412	$2,400	$1.70	5d	1	0.82mi
430 55th St N Saint Petersburg, FL	2.0	1.5	735	$1,850	$2.52	8d	1	0.84mi
555 62nd St S Unit 110 St. Petersburg, FL	2.0	2.0	960	$1,735	$1.81	15d	1	0.84mi
4421 11th Ave S Saint Petersburg, FL	3.0	2.0	945	$2,000	$2.12	5d	1	0.85mi
6221 5th Ave S Saint Petersburg, FL	3.0	2.0	924	$2,050	$2.22	5d	1	0.86mi
6262 Emerson Ave S Saint Petersburg, FL	2.0	2.0	960	$1,500	$1.56	15d	1	0.87mi
441 57th St N Saint Petersburg, FL	2.0	1.0	1160	$1,950	$1.68	4d	1	0.90mi
5521 5th Ave N Saint Petersburg, FL	2.0	1.0	952	$1,750	$1.84	5d	1	0.93mi
505 43rd St S Unit 5051/2 St. Petersburg, FL	2.0	1.0	800	$2,000	$2.50	25d	1	0.94mi
5919 4th Ave N Saint Petersburg, FL	2.0	1.0	1053	$2,650	$2.52	5d	1	0.94mi
1922 55th St S Gulfport, FL	2.0	1.0	864	$2,500	$2.89	5d	1	0.94mi
5618 20th Ave S Gulfport, FL	3.0	2.0	1289	$3,000	$2.33	25d	1	0.99mi
4631 Queensboro Ave S Unit 4631 St. Petersburg, FL	3.0	2.0	1094	$2,600	$2.38	8d	1	1.00mi
4631 Queensboro Ave S St Petersburg, FL	3.0	2.0	1094	$2,600	$2.38	12d	1	1.00mi
5713 21st Ave S Gulfport, FL	2.0	1.0	800	$1,750	$2.19	25d	1	1.04mi
5715 21st Ave S Gulfport, FL	2.0	1.0	800	$2,000	$2.50	18d	1	1.04mi
6100 Gulfport Blvd S Gulfport, FL	2.0	1.0	914	$2,100	$2.30	13d	1	1.05mi
6100 Gulfport Blvd S #102 Gulfport, FL	2.0	1.0	914	$2,100	$2.30	18d	1	1.05mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: watersewertrashgaspool

Listing history 10 events

1. 2026-06-18
   days on market $147,000 Active 14 DOM
2. 2026-06-17
   days on market $147,000 Active 13 DOM
3. 2026-06-16
   days on market $147,000 Active 12 DOM
4. 2026-06-15
   days on market $147,000 Active 11 DOM
5. 2026-06-13
   days on market $147,000 Active 9 DOM
6. 2026-06-09
   days on market $147,000 Active 5 DOM
7. 2026-06-08
   days on market $147,000 Active 4 DOM
8. 2026-06-07
   days on market $147,000 Active 3 DOM
9. 2026-06-04
   remarks 693-char remark
10. 2026-06-04
    listed $147,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 d/yr ≥106°F today · 16 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: $26,859
• − Mortgage interest: −$8,234
• − Property taxes: −$2,205
• − Insurance: −$735
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$2,880
• − Depreciation: −$4,276
• Taxable income: $4,231
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $5,133/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This beautifully updated double-wide mobile home in Gulfport, Florida, offers an open-concept layout, modern kitchen, and a large screened porch. The property is located in a highly sought-after 55+ community with amenities like a heated pool and clubhouse.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace worn-out furniture — Freshens up interior and enhances rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace worn-out furniture — Freshens up interior and enhances rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Gulfport

• Score: 79/100
• State rank: #151
• US rank: #2285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, FL
• County: Pinellas County · 939,478 people
• City population: 24,324
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,324
• Household income: $69,951
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1371.0

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% Two or more races 7% Hispanic / Latino 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -555.96%
• Current HPI: 359.4858
• Rent YoY: ▼ -0.61%
• 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

1 event — show timeline

• 2026-06-04 Listed $147,000 Stellar MLS as Distributed by MLS Grid