9790 66th St N #69 · Pinellas Park, FL 33782

$109,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 160 Days on market

Built 1972 Est $114k · at est. $352/mo HOA · 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. New Low Price! Lovely 3 bedroom, 2 bath Open Floor plan Doublewide, with 2 enclosed Florida Rooms to enjoy! Convenient Inside Washer/Dryer, Laminate Floors, Newer Insulated Windows, and eye catching updated open fully loaded granite counter top kitchen, with everything you would want! Get ready to hold your holiday & family parties, with this fantastic light & bright open living area! Insulated Roof Over 12/22, Vinyl Siding, and Central Air/Heat '13. So many extras to see! Do not wait! Cash only! NOW Asking $109,900., includes the share! Low $352 mo. fee. This 5 Star, 55+, Super Fun & Active Park is only a few minutes to shopping,

Key facts

• Open floor plan
• Laminate floors
• Insulated windows

Tags

• OPEN FLOOR PLAN
• DOUBLEWIDE
• FLORIDA ROOMS
• INSIDE WASHER DRYER
• LAMINATE FLOORS
• INSULATED WINDOWS

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• Financial info: Total annual fees $4,224
• HOA & community: Monthly HOA fee of $352 (clubhouse, on-site laundry); Association approval required; Buyer approval required; Senior community; Pets allowed (cats and dogs, max 20 lbs); Golf carts permitted; Community pool

Exterior

• Parking: Covered parking; 2-space carport
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential mobile home (double wide); One level; South facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Awning(s); Exterior lighting; Outdoor storage; Heated in-ground pool; Heated in-ground spa

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments; Blinds; Double-pane insulated windows
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.0% in Pinellas Park — 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 78/100 on livability (#170 in FL, #2,546 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: 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.
• Zoned schools: Cross Bayou Elementary School (math 42% / reading 32%, grade F, #1,609 of 2,144 statewide, top 77%, 356 students, 64% FRL); Pinellas Park Middle School (math 44% / reading 38%, grade F, #353 of 571 statewide, top 63%, 1,126 students, 67% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL).
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.3%/yr); 203 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% of the median local income ($66k/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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $110k implies a 300% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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. 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?
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: 1.86% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9790 66th St N #103	0.00mi	2/2.0 (-1)	1,057 (+10%)	3mo	$116,500	$110	76
9790 66th St N #105	0.00mi	2/2.0 (-1)	856 (-11%)	3mo	$102,000	$119	74

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: 7.4%
• Equity multiple: 1.28×
• Total profit: $8,560
• Equity at exit: $16,386

10-year hold

• IRR: 13.1%
• Equity multiple: 1.87×
• Total profit: $26,636
• Equity at exit: $9,502

Cash invested: $30,772 (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 33782

• Rents YoY: -5.3%
• Active inventory: 203
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$576
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$46
• HOA: −$352
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $504

Break-even live

Break-even rent $1,409

Max offer price $109,900

Occupancy floor 70%

Sensitivity live

Price	-10% $567	-5% $535	+0% $504	+5% $473	+10% $442
Rent	-10% $343	-5% $423	+0% $504	+5% $585	+10% $666
Rate	-1.0pp $560	-0.5pp $532	base $504	+0.5pp $476	+1.0pp $447

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6960 Versailles Unit 6960 Pinellas Park, FL	2.0	2.0	1109	$1,695	$1.53	5d	1	0.82mi
8303 Bardmoor Blvd #105 Seminole, FL	2.0	1.0	880	$1,800	$2.05	26d	1	0.90mi
8303 Bardmoor Blvd Seminole, FL	2.0	1.0	880	$1,850	$2.10	13d	1	0.90mi
8096 Rose Ter Seminole, FL	3.0	2.0	980	$2,000	$2.04	19d	1	0.98mi
9563 Lynn Ln Seminole, FL	2.0	1.0	960	$1,495	$1.56	18d	1	0.99mi
9435 Lynn Ln Unit B Seminole, FL	2.0	1.0	960	$1,495	$1.56	26d	1	1.00mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	0d	1	1.03mi
6132 100th Cir N Pinellas Park, FL	3.0	1.0	901	$1,995	$2.21	26d	1	1.03mi
8574 94th Ave Seminole, FL	3.0	1.0	840	$2,000	$2.38	9d	1	1.35mi
8574 94th Ave Seminole, FL	3.0	1.0	840	$2,000	$2.38	5d	1	1.35mi
5865 92nd Ave N Pinellas Park, FL	3.0	2.0	1062	$2,400	$2.26	19d	1	1.39mi
6740 121st Ave #6 Largo, FL	2.0	2.5	1118	$1,735	$1.55	26d	1	1.42mi
9992 86th St Seminole, FL	2.0	2.0	945	$1,900	$2.01	5d	1	1.45mi
8703 Bardmoor Blvd #201 Seminole, FL	2.0	2.0	1075	$3,000	$2.79	26d	1	1.46mi

HOA detail

• Monthly dues: $352 · $4,224/yr

Listing history 16 events

1. 2026-06-16
   status $109,900 Pending 160 DOM
2. 2026-06-15
   days on market $109,900 Active 160 DOM
3. 2026-06-13
   days on market $109,900 Active 158 DOM
4. 2026-06-09
   days on market $109,900 Active 154 DOM
5. 2026-06-08
   days on market $109,900 Active 153 DOM
6. 2026-06-07
   days on market $109,900 Active 152 DOM
7. 2026-06-04
   days on market $109,900 Active 149 DOM
8. 2026-06-03
   days on market $109,900 Active 148 DOM
9. 2026-06-01
   days on market $109,900 Active 146 DOM
10. 2026-05-31
    days on market $109,900 Active 145 DOM
11. 2026-05-18
    price $109,900
12. 2026-04-17
    price $119,900
13. 2026-02-25
    price $129,900
14. 2026-01-06
    listed $139,900 Active
15. 1999-12-01
    soldstatus $27,500
16. 1999-11-01
    soldstatus $26,500

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,667 · $139/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $24,567
• − Mortgage interest: −$6,156
• − Property taxes: −$1,667
• − Insurance: −$550
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$4,224
• − Depreciation: −$3,197
• Taxable income: $4,843
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,890/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 — Pinellas Park

• Score: 78/100
• State rank: #170
• US rank: #2546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinellas Park, FL
• County: Pinellas County · 939,478 people
• City population: 50,533
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 22,461
• Household income: $66,461
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 486.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 9% Vietnamese 7% Other Indo-European 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: ▼ -250.17%
• Current HPI: 314.1689
• Rent YoY: ▼ -5.28%
• 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

+314.7% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 1999-12-01 Sold (Public Records) $27,500 Public Records
• 1999-11-01 Sold (Public Records) $26,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,667 · -3.1% YoY. Source: county tax records.