4097 46th Ave N · Lealman, FL 33714

$72,500

2 bd · 2.0 ba · 1,500 sqft · Manufactured public records · 14 Days on market

Built 1982

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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 +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

LOVELY 2 br, 1.5 ba, MOBILE HOME IN QUAINT PARK (St. Petersburg) $72,900!! 4097 46th Avenue North, Saint Petersburg, FL 33714. Make time to see this beautiful, totally renovated mobile home in a RESIDENT-OWNED, 55 PLUS park, (First person MUST BE 55, second person 45 and up) where YOU OWN a share of the land. (price includes share of land) Low HOA fee of $150 includes water & amp; lawn care rec hall with laundry room. You are responsible for your own electric and cable/Wifi. NO LOT RENT!!! Owner highly motivated to sell! This absolutely lovely home is complete with a 2-car carport, a lovely, screened patio and 2 large sheds. Tastefully furnished (all of which comes with the home inc

Key facts

• Screened patio
• Resident-owned park
• 2 car carport

Tags

• RESIDENT-OWNED PARK
• SCREENED PATIO
• 2 CAR CARPORT
• UPDATED KITCHEN
• WALKING PARK
• CLOSE TO DOWNTOWN

Property features AI

Exterior

• Home design: Built in 1982
• Construction: Living area approximately 728; Built in 1982 construction
• Exterior features: Located in the Twin Gables subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 29.6% vs local median 4.7% in 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 (#83 in FL, #1,394 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, employment 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 soft (-2.1%/yr); 165 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $2,418/mo this rent would consume 61% of the median local household income ($47k/yr) (locally 915% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 3.34% ✓
• Cap rate: 29.62%
• Cash-on-cash: 83.31%
• DSCR: 4.71
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 80.2%
• Equity multiple: 4.50×
• Total profit: $70,966
• Equity at exit: $10,810

10-year hold

• IRR: 82.9%
• Equity multiple: 8.40×
• Total profit: $150,142
• Equity at exit: $6,268

Cash invested: $20,300 (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 33714

• Home prices YoY: -30.9%
• Rents YoY: -2.1%
• Active inventory: 165
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $1,409

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 37%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3735 39th Ave N Saint Petersburg, FL	2.0	1.0	1291	$2,200	$1.70	4d	1	0.51mi
4220 37th Ave N Saint Petersburg, FL	3.0	1.0	1245	$2,250	$1.81	17d	1	0.61mi
3725 57th Ave N Saint Petersburg, FL	3.0	2.0	1800	$3,200	$1.78	4d	1	0.74mi
5246 Neil Dr Saint Petersburg, FL	3.0	3.0	1713	$3,450	$2.01	21d	1	0.96mi
3132 56th Ave N Saint Petersburg, FL	3.0	2.0	1063	$2,850	$2.68	24d	1	0.98mi
5261 48th Ter N Saint Petersburg, FL	3.0	2.0	1283	$2,400	$1.87	10d	1	1.01mi
5290 48th Ave N Saint Petersburg, FL	3.0	1.0	1320	$2,415	$1.83	4d	1	1.04mi
3200 33rd Ave N Saint Petersburg, FL	2.0	1.5	1111	$2,195	$1.98	24d	1	1.13mi
3664 29th Ave N Saint Petersburg, FL	2.0	1.0	1105	$2,400	$2.17	14d	1	1.14mi
5481 47th Ave N Saint Petersburg, FL	3.0	1.0	1520	$2,250	$1.48	4d	1	1.15mi
5038 54th Way N Saint Petersburg, FL	3.0	2.0	1366	$2,500	$1.83	24d	1	1.17mi
3722 28th St N Unit B St. Petersburg, FL	1.0	1.0	1216	$1,350	$1.11	24d	1	1.20mi
3750 28th Ave N Saint Petersburg, FL	3.0	2.0	1512	$2,830	$1.87	24d	1	1.22mi
5384 56th Ave N Saint Petersburg, FL	3.0	2.0	1568	$3,400	$2.17	24d	1	1.22mi
4116 Yardley Ave N Saint Petersburg, FL	3.0	2.0	1680	$4,150	$2.47	4d	1	1.39mi
4627 67th Ave N Pinellas Park, FL	3.0	2.5	1610	$2,500	$1.55	24d	1	1.39mi
5345 60th Ave N Saint Petersburg, FL	3.0	2.5	1740	$2,400	$1.38	7d	1	1.43mi
4218 24th Ave N Saint Petersburg, FL	2.0	1.0	1121	$1,925	$1.72	4d	1	1.44mi
3300 55th St N Saint Petersburg, FL	3.0	2.0	1677	$3,011	$1.80	21d	1	1.45mi
4732 68th Ave N Pinellas Park, FL	2.0	3.0	1210	$2,000	$1.65	24d	1	1.46mi
6379 29th St N Saint Petersburg, FL	3.0	2.0	1323	$2,869	$2.17	24d	1	1.50mi

Listing history 6 events

1. 2026-05-12
   listed $72,500 Active
2. 2022-02-25
   price $1,200
3. 2018-03-06
   historical
4. 2018-01-01
   status Active
5. 2017-12-29
   historical
6. 2017-04-17
   listed $42,000 Active

ⓘ 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 · 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: $29,019
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$2,109
• Taxable income: $16,756
• Est. tax owed @ 24.0%: −$4,021
• After-tax cash flow: $12,891/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 — Lealman

• Score: 81/100
• State rank: #83
• US rank: #1394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lealman, FL
• County: Pinellas County · 939,478 people
• City population: 20,103
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,227
• Household income: $47,487
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 915.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 12% Black 10% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 6% Dominican 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 11% Russian/Polish/Slavic 4% Vietnamese 3%

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: ▼ -179.12%
• Current HPI: 399.6253
• Rent YoY: ▼ -2.08%
• 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

+72.6% since first listed

6 events — show timeline

• 2026-05-12 Listed $72,500 FSBO.com
• 2022-02-25 Price Changed $1,200 RENT.
• 2018-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-12-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-04-17 Listed $42,000 Stellar MLS as Distributed by MLS Grid