1500 County Road 1 #44 · Dunedin, FL 34698

$102,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 110 Days on market

Built 1969 Est $135k · 24% under $275/mo HOA · 16% of rent ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to beautiful Lake Highlander Mobile Home Park in desirable Dunedin. .. a highly sought-after 55+ golf cart community known for its pristine grounds, active lifestyle, and friendly neighbors. This furnished home is perfectly positioned on a spacious corner lot, offering added privacy and excellent curb appeal. Step inside to a bright and inviting eat-in kitchen filled with natural light from multiple windows. Blinds and window treatments are already in place throughout the home, making it move-in ready. The sunny Florida room is a standout feature. .. fully air-conditioned for year-round enjoyment. .. creating the perfect space for relaxing, entertaining guests, or savoring your morn

Key facts

• Sunny florida room
• Deep carport
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• EAT-IN KITCHEN
• SUNNY FLORIDA ROOM
• BUILT-IN STORAGE
• DEEP CARPORT
• CLOSE TO GULF BEACHES

Property features AI

Finance

• Financial info: Lease restrictions apply; Total annual fees $3,300 (monthly $275)
• HOA & community: Has HOA (monthly fee $275); Association requires approval; Association amenities: Clubhouse, Laundry, Maintenance, Pool, Recreation facilities, Shuffleboard court; Association fee includes: Pool, Escrow reserves, Grounds maintenance, Management, Private road, Recreational facilities, Sewer, Trash, Water; Community features: Buyer approval required, Clubhouse, Golf carts allowed, Pool, Sidewalks; Senior community; Cats allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One level; Faces north; Crawlspace foundation
• Construction: Metal siding; Membrane roof; Built area approximately 672 square feet
• Exterior features: Awning(s); Private mailbox; Rain barrel/cistern; Sidewalk

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $102k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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); 478 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $705 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 + 2.7% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,820 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 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?
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: 1.74% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $135,072
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 County Road 1 #24	0.00mi	2/1.0	672 (0%)	7mo	$115,000	$171	94
1500 County Road 1 #285	0.00mi	2/2.0	672 (0%)	5mo	$135,000	$201	92

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $9,856
• Equity at exit: $15,209

10-year hold

• IRR: 17.8%
• Equity multiple: 2.46×
• Total profit: $41,562
• Equity at exit: $8,819

Cash invested: $28,560 (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: 478
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$535
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$42
• HOA: −$275
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $420

Break-even live

Break-even rent $1,239

Max offer price $102,000

Occupancy floor 71%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 County Road 1 Dunedin, FL	1.0–2.0	1.0	719	$1,750	$2.43	7d	1	0.30mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	4d	1	0.75mi
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	24d	1	1.04mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	4d	1	1.11mi
3055 Belcher Rd Dunedin, FL	2.0	1.0	750	$1,345	$1.79	21d	1	1.16mi
3071 Park Ln Unit C Dunedin, FL	1.0	1.0	690	$1,195	$1.73	24d	1	1.23mi
639 Michigan Blvd Unit 1800 Dunedin, FL	1.0	1.0	616	$1,200	$1.95	24d	1	1.25mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$2,031	$2.91	1d	6	1.27mi
602 Skinner Blvd Dunedin, FL	1.0	1.5	448	$2,750	$6.14	24d	1	1.41mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	24d	1	1.41mi
2760 Belle Haven Dr Clearwater, FL	2.0	1.0	682	$1,550	$2.27	3d	1	1.42mi
2760 Belle Haven Dr Unit C Clearwater, FL	2.0	1.0	682	$1,550	$2.27	16d	1	1.42mi
1600 Pasadena Dr Unit B Dunedin, FL	1.0	1.0	400	$1,450	$3.62	24d	1	1.45mi
1600 Pasadena Dr Unit A Dunedin, FL	1.0	1.0	385	$1,250	$3.25	13d	1	1.45mi
2307 Cumberland Cir Clearwater, FL	1.0–2.0	1.0–2.0	873	$2,099	$2.40	3d	15	1.46mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: landscaping

Listing history 15 events

1. 2026-06-18
   days on market $102,000 Active 110 DOM
2. 2026-06-17
   days on market $102,000 Active 109 DOM
3. 2026-06-16
   days on market $102,000 Active 108 DOM
4. 2026-06-15
   days on market $102,000 Active 107 DOM
5. 2026-06-13
   days on market $102,000 Active 105 DOM
6. 2026-06-09
   days on market $102,000 Active 101 DOM
7. 2026-06-08
   days on market $102,000 Active 100 DOM
8. 2026-06-07
   days on market $102,000 Active 99 DOM
9. 2026-06-04
   days on market $102,000 Active 96 DOM
10. 2026-06-03
    days on market $102,000 Active 95 DOM
11. 2026-06-01
    days on market $102,000 Active 93 DOM
12. 2026-06-01
    price $102,000 Active 92 DOM
13. 2026-05-31
    days on market $109,900 Active 92 DOM
14. 2026-04-07
    price $109,900
15. 2026-02-28
    listed $115,900 Active

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $21,242
• − Mortgage interest: −$5,714
• − Property taxes: −$1,514
• − Insurance: −$510
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$3,300
• − Depreciation: −$2,967
• Taxable income: $3,838
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,117/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

-5.2% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listed $115,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2025): $1,514 · +8.3% YoY. Source: county tax records.