9790 66th St N #74 · Pinellas Park, FL 33782

$104,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 137 Days on market

Built 1980 1,556 sqft lot $372/mo HOA · 21% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 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

One or more photo(s) has been virtually staged. Experience effortless Florida living in this beautifully updated 2BR home located in Clearwater Cascade’s vibrant 55+ resident-owned community—and the $55,000 land share is INCLUDED in the sale price. Fresh laminate flooring, updated windows, and a redesigned kitchen create a bright, modern feel, while the expansive 22' Florida room offers the perfect space for morning coffee, afternoon reading, or evening cocktails with friends. This room also includes a large, high-quality safe (Serial: LW-13-104455) that conveys with the property, providing secure storage and added peace of mind. Situated on a private perimeter lot, this home pr

Key facts

• Double roof-over
• Spacious paver patio
• Updated windows

Tags

• UPDATED WINDOWS
• REDESIGNED KITCHEN
• EXPANSIVE FLORIDA ROOM
• PRIVATE PERIMETER LOT
• SPACIOUS PAVER PATIO
• DOUBLE ROOF-OVER

Property features AI

Finance

• Other: Total annual fees reported as $4,464; Unit furnished status: Negotiable
• Financial info: Lease restrictions apply
• HOA & community: HOA named Scott; monthly fee $372 (required); Association approval required; Association fee covers cable TV, common area taxes, pool, escrow reserves, internet, private road, recreational facilities, security, sewer, trash and water; Community amenities include clubhouse, fitness center, pool, street lights, and golf carts allowed; Buyer approval required; Senior community; Pets allowed with size limit (max 20 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Private sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home (Single wide); Residential property; One story; Faces south; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Lighting; Rain barrel / cistern; Rain gutters; Storage

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom floor plan
• Laundry & utility: Laundry room; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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+, schools 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 falling (-5.3%/yr); 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 31% 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 $725 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $30k; list at $105k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.66% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $65,520
• 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 #444	0.00mi	2/2.0	784 (+9%)	6mo	$69,500	$89	76
9790 66th St N #213	0.00mi	1/1.0 (-1)	768 (+7%)	19mo	$70,000	$91	68

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,116
• Equity at exit: $15,641

10-year hold

• IRR: 2.8%
• Equity multiple: 1.16×
• Total profit: $4,819
• Equity at exit: $9,070

Cash invested: $29,372 (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: 200
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$44
• HOA: −$372
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $310

Break-even live

Break-even rent $1,350

Max offer price $104,900

Occupancy floor 77%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8304 Bardmoor Blvd #104 Seminole, FL	1.0	1.0	700	$1,599	$2.28	4d	1	1.04mi

HOA detail

• Monthly dues: $372 · $4,464/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $104,900 Active 137 DOM
2. 2026-06-17
   days on market $104,900 Active 136 DOM
3. 2026-06-16
   days on market $104,900 Active 135 DOM
4. 2026-06-15
   days on market $104,900 Active 134 DOM
5. 2026-06-13
   days on market $104,900 Active 132 DOM
6. 2026-06-09
   days on market $104,900 Active 128 DOM
7. 2026-06-08
   days on market $104,900 Active 127 DOM
8. 2026-06-07
   days on market $104,900 Active 126 DOM
9. 2026-06-04
   days on market $104,900 Active 123 DOM
10. 2026-06-03
    days on market $104,900 Active 122 DOM
11. 2026-06-01
    days on market $104,900 Active 120 DOM
12. 2026-05-31
    days on market $104,900 Active 119 DOM
13. 2026-03-09
    price $104,900
14. 2026-02-01
    listed $108,000 Active
15. 2025-12-05
    historical
16. 2025-05-06
    price $110,900
17. 2024-12-05
    listed $116,900 Active
18. 2006-04-01
    soldstatus $29,900

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,204 · $100/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: $20,905
• − Mortgage interest: −$5,876
• − Property taxes: −$1,204
• − Insurance: −$524
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$4,464
• − Depreciation: −$3,052
• Taxable income: $2,440
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $3,136/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

+250.8% since first listed

6 events — show timeline

• 2026-03-09 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $108,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $110,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Listed $116,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-01 Sold (Public Records) $29,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,204 · -17.6% YoY. Source: county tax records.