7803 46th Ave N #44 · West Lealman, FL 33709

$36,900

2 bd · 1.5 ba · 760 sqft · Manufactured public records · 177 Days on market

Built 1972 11 ac lot $195/mo HOA · 11% of rent

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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
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1.5-bath mobile home located in a peaceful and well-maintained 55+ community. The lot fee of $195 includes water, sewer, trash and lawn maintenance. This home offers comfortable senior living with a small and affordable lot fee. Situated in an amazing, quiet community where pride of ownership is evident throughout. The layout is functional and cozy, perfect for relaxed, low-maintenance living. Conveniently located in Saint Petersburg with close proximity to grocery stores and everyday essentials. Enjoy easy access to nearby beaches, making it ideal for enjoying Florida’s coastal lifestyle. Cash only purchase, buyer must be 55 years or older to quali

Key facts

• 10.85 acre lot
• Parking
• Built 1972

Tags

• EASY ACCESS TO NEARBY BEACHES

Property features AI

Finance

• Other: Lot approximately 10.85 acres; Living area reported as 760 sq ft (public records); Building area total reported as 1,132 sq ft (public records)
• Financial info: Total annual fees $2,340; Lease restrictions apply
• HOA & community: Has HOA (CAT), monthly fee $195, association approval required; Senior community; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential mobile home (single wide); One story; Faces east; Entry level: One
• Construction: Metal frame and frame construction; Other roof; Pillar/Post/Pier foundation; Built as single wide mobile home
• Exterior features: Other exterior features; Asphalt road surface

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $37k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.0% vs local median 1.8% 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: schools C-, 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.
• Market conditions: Rents flat; 309 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $37k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1972 — 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. 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?
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: 4.75% ✓
• Cap rate: 37.96%
• Cash-on-cash: 113.09%
• DSCR: 6.03
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $134,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7880 54th Ave N #57	0.31mi	2/1.5	810 (+7%)	2mo	$143,000	$177	73
5245 E Park St N	0.37mi	2/1.0	672 (-12%)	17mo	$105,000	$156	47

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: —
• Equity multiple: 6.10×
• Total profit: $52,685
• Equity at exit: $5,502

10-year hold

• IRR: —
• Equity multiple: 11.89×
• Total profit: $112,536
• Equity at exit: $3,190

Cash invested: $10,332 (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: 309
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$194
• Tax from tax record: −$7 /mo · $80/yr
• Insurance: −$15
• HOA: −$195
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $974

Break-even live

Break-even rent $520

Max offer price $36,900

Occupancy floor 39%

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8002 48th Ave N Saint Petersburg, FL	1.0	1.0	1050	$2,000	$1.90	3d	1	0.25mi
5217 81st St N #22 Saint Petersburg, FL	2.0	1.0	1010	$1,700	$1.68	24d	1	0.40mi
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	14d	1	0.40mi
5287 81st St N #26 Saint Petersburg, FL	2.0	2.0	1010	$1,500	$1.49	4d	1	0.45mi
5357 81st St N #14 Saint Petersburg, FL	2.0	2.0	1110	$1,550	$1.40	24d	1	0.46mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	24d	1	0.51mi
5521 80th St N #312 Saint Petersburg, FL	1.0	1.0	1055	$1,500	$1.42	4d	1	0.51mi
5530 80th St N Unit C204 Saint Petersburg, FL	1.0	1.0	880	$1,450	$1.65	24d	1	0.57mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	0.58mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	17d	1	0.58mi
3855 39th Ave N St Petersburg, FL	2.0	2.5	1100	$1,850	$1.68	21d	1	0.61mi
7249 Parkside Villas Dr N Saint Petersburg, FL	2.0	2.0	956	$1,950	$2.04	24d	1	0.66mi
5725 80th St N #210 Saint Petersburg, FL	2.0	2.0	1125	$1,900	$1.69	24d	1	0.67mi
7238 55th Ave N Saint Petersburg, FL	2.0	2.0	1085	$1,899	$1.75	17d	1	0.69mi
5750 80th St N St Petersburg, FL	1.0–2.0	1.0–1.5	987	$1,800	$1.82	24d	2	0.70mi
4711 Sunnydale Ln N Unit A St. Petersburg, FL	2.0	1.0	800	$1,750	$2.19	24d	1	0.71mi
7140 55th Ave N Saint Petersburg, FL	3.0	2.0	1085	$2,000	$1.84	21d	1	0.75mi
5411 70th Ln N Saint Petersburg, FL	2.0	1.0	600	$1,800	$3.00	24d	1	0.76mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	2d	1	0.78mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	24d	1	0.78mi
4390 68th St N Saint Petersburg, FL	3.0	1.0	864	$1,950	$2.26	24d	1	0.78mi
5980 80th St N #205 St Petersburg, FL	2.0	2.0	1100	$1,950	$1.77	4d	1	0.79mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	24d	1	0.80mi
5136 68th St N Unit C St. Petersburg, FL	2.0	1.0	957	$1,700	$1.78	4d	1	0.84mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	0.84mi
6366 71st St N Pinellas Park, FL	2.0	2.0	970	$2,200	$2.27	24d	1	1.14mi
6468 Bonnie Bay Cir N Pinellas Park, FL	2.0	2.0	970	$1,800	$1.86	14d	1	1.16mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	1.18mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	1d	10	1.20mi
3000 70th Ln N Saint Petersburg, FL	2.0	1.0	875	$1,600	$1.83	21d	1	1.23mi
6524 54th Ave N Unit 2 St. Petersburg, FL	2.0	1.0	840	$1,360	$1.62	24d	1	1.24mi
9071 47th Ave N St. Petersburg, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	1.26mi
7045 30th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	825	$1,595	$1.93	7d	1	1.27mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	14d	1	1.27mi
8086 28th Ave N Saint Petersburg, FL	2.0	1.0	848	$2,200	$2.59	24d	1	1.30mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,500	$2.12	3d	6	1.38mi
2500 Park St N Saint Petersburg, FL	2.0	1.0	1022	$2,700	$2.64	24d	1	1.45mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: watersewertrash

Listing history 24 events

1. 2026-06-18
   days on market $36,900 Active 177 DOM
2. 2026-06-17
   days on market $36,900 Active 176 DOM
3. 2026-06-16
   days on market $36,900 Active 175 DOM
4. 2026-06-15
   days on market $36,900 Active 174 DOM
5. 2026-06-13
   days on market $36,900 Active 172 DOM
6. 2026-06-09
   days on market $36,900 Active 168 DOM
7. 2026-06-08
   days on market $36,900 Active 167 DOM
8. 2026-06-07
   pricedays on market $36,900 Active 166 DOM
9. 2026-06-04
   days on market $37,900 Active 163 DOM
10. 2026-06-03
    days on market $37,900 Active 162 DOM
11. 2026-06-01
    days on market $37,900 Active 160 DOM
12. 2026-05-31
    days on market $37,900 Active 159 DOM
13. 2026-05-11
    price $38,900
14. 2026-05-04
    price $39,900
15. 2026-04-21
    price $40,900
16. 2026-04-10
    price $41,900
17. 2026-04-04
    price $42,900
18. 2026-03-10
    price $43,900
19. 2026-02-26
    price $44,900
20. 2026-01-15
    price $49,900
21. 2025-12-31
    price $54,900
22. 2025-12-23
    listed $59,900 Active
23. 2006-08-01
    soldstatus $22,500
24. 1992-02-07
    soldstatus $18,700

ⓘ 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: $80 · $7/mo
• Projected year-2 tax: $306 · $26/mo
• Expected delta: +$226/yr (+$19/mo · 281.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 18 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: $21,027
• − Mortgage interest: −$2,067
• − Property taxes: −$80
• − Insurance: −$184
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$2,340
• − Depreciation: −$1,073
• Taxable income: $11,918
• Est. tax owed @ 24.0%: −$2,860
• After-tax cash flow: $8,824/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

+108.0% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $38,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $40,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $41,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $42,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $43,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $44,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $54,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-01 Sold (Public Records) $22,500 Public Records
• 1992-02-07 Sold (Public Records) $18,700 Public Records

Property tax history

-13.6%/yr

Latest (2025): $80 · +7.0% YoY. Source: county tax records.