130 Patricia Ave #113 · Dunedin, FL 34698

$139,900

2 bd · 1.5 ba · 768 sqft · Manufactured public records · 81 Days on market

Built 1980 $220/mo HOA · 12% 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to Dunedin Palms! This charming 2-bedroom, 1.5-bath manufactured home is located in a vibrant 55+ community right in the heart of Dunedin. Enjoy the perfect blend of comfort and convenience—just minutes from downtown Dunedin, the Toronto Blue Jays Stadium, Honeymoon Island, the Pinellas Trail, and more. Hop in your golf cart and cruise into town for shopping, dining, festivals, and waterfront fun—all just a quick ride away! This home is located in a non-flood zone and is high and dry. Residents enjoy a low monthly HOA fee of $220 in a resident-owned community. Inside, you’ll find a bright kitchen featuring crisp cabinetry,

Key facts

• Bright kitchen
• Screened-in porch
• Non-flood zone

Tags

• NON-FLOOD ZONE
• BRIGHT KITCHEN
• ENGINEERED WOOD FLOORING
• SCREENED-IN PORCH
• COVERED OUTDOOR SITTING AREA
• PRIVATE PATIO SPACE

Property features AI

Finance

• Other: Unfurnished
• Financial info: Total monthly fees $220; total annual fees $2,640; Lease restrictions apply
• HOA & community: HOA required; monthly fee $220; Association amenities: clubhouse, pool; Association fee includes common area taxes, pool, structure and grounds maintenance, sewer, trash and water; Association approval required; Senior community; Cats and dogs allowed; Golf carts allowed; Sidewalks

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected
• Home design: Manufactured double wide; One story; Faces west; Pillar/post/pier foundation
• Construction: Metal frame and frame construction; Shingle roof
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Storage
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.8% in Dunedin — 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 86/100 on livability (#15 in FL, #411 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment C-, 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 rising (+2.7%/yr); 481 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $140k implies a 396% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.30% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,604
• Equity at exit: $20,860

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $31,286
• Equity at exit: $12,096

Cash invested: $39,172 (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 34698

• Rents YoY: 2.7%
• Active inventory: 481
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$734
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$58
• HOA: −$220
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $389

Break-even live

Break-even rent $1,321

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $468	-5% $428	+0% $389	+5% $349	+10% $310
Rent	-10% $246	-5% $317	+0% $389	+5% $460	+10% $532
Rate	-1.0pp $459	-0.5pp $424	base $389	+0.5pp $353	+1.0pp $316

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,460	$1.64	2d	9	0.16mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	25d	1	0.18mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,385	$1.53	8d	2	0.21mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	25d	1	0.24mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	5d	1	0.24mi
857 Lyndhurst St Unit D Dunedin, FL	2.0	2.0	1050	$1,700	$1.62	18d	1	0.27mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	887	$2,710	$3.05	4d	12	0.29mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	25d	1	0.31mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	5d	1	0.32mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,850	$2.85	5d	1	0.33mi
612 Dogwood Ct Dunedin, FL	1.0	1.0	550	$1,350	$2.45	5d	1	0.33mi
613 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	11d	1	0.34mi
611 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	5d	1	0.34mi
607 Lyndhurst St Unit 607 Dunedin, FL	2.0	1.0	677	$2,250	$3.32	25d	1	0.35mi
556 Patricia Ave Dunedin, FL	2.0	1.0	850	$1,795	$2.11	5d	1	0.37mi
541 Roanoke St Dunedin, FL	2.0	2.0	912	$2,345	$2.57	14d	1	0.40mi
662 Union St Unit 1A Dunedin, FL	3.0	1.0	1100	$1,749	$1.59	22d	1	0.40mi
2099 Kings Hwy #1 Clearwater, FL	1.0	1.0	686	$1,450	$2.11	8d	1	0.40mi
2045 Alpine Rd Clearwater, FL	2.0	1.0	983	$1,675	$1.70	5d	1	0.51mi
2045 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	25d	1	0.52mi
2045 Alpine Rd Unit 1 Clearwater, FL	2.0	1.5	983	$1,675	$1.70	5d	1	0.52mi
2045 Alpine Rd Unit 1 Clearwater, FL	2.0	1.5	983	$1,675	$1.70	25d	1	0.52mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,500	$1.82	5d	1	0.53mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,400	$1.70	4d	1	0.53mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	8d	1	0.54mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,500	$1.82	25d	1	0.54mi
978 Cedarwood Ave Dunedin, FL	2.0	1.0	1100	$1,800	$1.64	25d	1	0.54mi
2035 Kings Hwy Clearwater, FL	1.0–2.0	1.0–2.0	904	$1,520	$1.68	25d	1	0.55mi
405 Locklie St Unit 4055A Dunedin, FL	2.0	1.0	750	$1,695	$2.26	5d	1	0.55mi
1005 Egret Ct Dunedin, FL	2.0	2.0	996	$1,400	$1.41	5d	1	0.57mi
600 Douglas Ave Unit 340 Dunedin, FL	1.0	1.0	550	$1,695	$3.08	25d	1	0.67mi
600 Douglas Ave Unit 350 Dunedin, FL	2.0	1.0	1000	$2,195	$2.19	25d	1	0.67mi
1262 Woodlawn Ter Clearwater, FL	2.0	1.0	1076	$2,000	$1.86	25d	1	0.71mi
841 Patricia Ave #103 Dunedin, FL	2.0	1.0	874	$2,000	$2.29	25d	1	0.78mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$2,084	$2.21	2d	42	0.78mi
841 Patricia Ave Dunedin, FL	2.0	1.0–2.0	904	$1,950	$2.16	17d	2	0.78mi
1280 Bertland Way Clearwater, FL	3.0	1.0	922	$1,900	$2.06	5d	1	0.79mi
941 Highland Ave Unit D Dunedin, FL	1.0	1.0	1000	$1,300	$1.30	20d	1	0.88mi
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	25d	1	0.92mi
1420 Oak Hill Dr #104 Dunedin, FL	1.0	1.0	610	$1,600	$2.62	25d	1	0.92mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: water

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-21
   price $139,900
3. 2026-02-13
   listed $155,000 Active
4. 2002-04-01
   soldstatus $28,200
5. 2000-07-01
   soldstatus $33,200

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$780/yr (+$65/mo · 204.4%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,760
• − Mortgage interest: −$7,837
• − Property taxes: −$381
• − Insurance: −$700
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$2,640
• − Depreciation: −$4,070
• Taxable income: $2,651
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $4,029/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 — Dunedin

• Score: 86/100
• State rank: #15
• US rank: #411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunedin, FL
• County: Pinellas County · 939,478 people
• City population: 38,171
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 38,171
• Household income: $74,078
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1390.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% 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: ▼ -515.66%
• Current HPI: 387.4694
• Rent YoY: ▲ 2.69%
• 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

+321.4% since first listed

5 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2002-04-01 Sold (Public Records) $28,200 Public Records
• 2000-07-01 Sold (Public Records) $33,200 Public Records

Property tax history

-5.3%/yr

Latest (2025): $381 · +5.3% YoY. Source: county tax records.