1040 Main St #91 · Dunedin, FL 34698

$119,900

1 bd · 1.0 ba · 564 sqft · Manufactured public records · 117 Days on market

Built 1969 23 ac lot $218/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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +9.6/10.0
• 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

Fractional Ownership. Discover your perfect Florida getaway or year-round oasis in the highly desirable, resident-owned 55+ community of Golden Acres! This beautifully furnished 1-bedroom, 1-bathroom mobile home is completely move-in ready and packed with value. Step inside to find a modern, updated kitchen, laminate flooring throughout the main living areas, and an incredibly spacious bonus room/lanai that maximizes your living space. The convenience of an indoor laundry room—complete with an included washer and dryer—makes daily living a breeze. For your ultimate comfort, the home features ceiling fans and wall/window A/C units spinning across the living room, bedroom, and bon

Key facts

• Outdoor heated pool
• Shuffleboard courts
• Large bonus room

Tags

• LARGE BONUS ROOM
• LAUNDRY ROOM
• OUTDOOR HEATED POOL
• RECENTLY RENOVATED CLUBHOUSE
• SHUFFLEBOARD COURTS
• WOOD-HOBBY SHOP

Property features AI

Finance

• Other: Lot ~23.37 acres; Lease restrictions apply; Furnished; Public records list living area as 564 square feet (building area 1304 sq ft)
• HOA & community: Has HOA (monthly fee $218) — association approval required; Community street lights; Senior community; No pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water available and connected; Public sewer connected; Electricity available and connected; Cable available
• Home design: Single wide mobile home; Residential property; One story; Faces west
• Construction: Metal siding; Metal roof; Single wide construction
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Eat-in kitchen
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fan(s); Eat-in kitchen; Gas fireplace
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.9% 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.
• Zoned schools: San Jose Elementary School (math 62% / reading 62%, grade B, #608 of 2,144 statewide, top 29%, 331 students, 56% FRL); Dunedin Highland Middle School (math 53% / reading 52%, grade C+, #213 of 571 statewide, top 38%, 899 students, 53% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 482 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $829 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $120k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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: 1.46% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 5.7

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,459
• Equity at exit: $17,877

10-year hold

• IRR: 12.0%
• Equity multiple: 1.93×
• Total profit: $31,357
• Equity at exit: $10,367

Cash invested: $33,572 (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: 482
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$629
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$50
• HOA: −$218
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $366

Break-even live

Break-even rent $1,283

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $434	-5% $400	+0% $366	+5% $332	+10% $298
Rent	-10% $228	-5% $297	+0% $366	+5% $435	+10% $504
Rate	-1.0pp $426	-0.5pp $396	base $366	+0.5pp $335	+1.0pp $303

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	6d	1	0.30mi
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	26d	1	0.35mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	6d	1	0.38mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$1,460	$2.09	0d	6	0.44mi
602 Skinner Blvd Dunedin, FL	1.0	1.5	448	$2,750	$6.14	26d	1	0.58mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	26d	1	0.59mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	9d	1	0.75mi
416 Skinner Blvd Unit B Dunedin, FL	1.0	1.0	620	$1,795	$2.90	26d	1	0.78mi
1523 Bayshore Blvd Unit 3 Dunedin, FL	1.0	1.0	640	$2,750	$4.30	26d	1	0.88mi
1600 Pasadena Dr Unit B Dunedin, FL	1.0	1.0	400	$1,450	$3.62	26d	1	0.90mi
1600 Pasadena Dr Unit A Dunedin, FL	1.0	1.0	385	$1,250	$3.25	15d	1	0.90mi
1602 Amberlea Dr S Dunedin, FL	1.0	1.0	725	$2,400	$3.31	0d	1	1.01mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,125	$1.24	9d	2	1.09mi
607 Lyndhurst St Unit 607 Dunedin, FL	2.0	1.0	677	$2,250	$3.32	26d	1	1.09mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	6d	1	1.10mi
612 Dogwood Ct Dunedin, FL	1.0	1.0	550	$1,295	$2.35	0d	1	1.10mi
1515 County Road 1 Dunedin, FL	1.0–2.0	1.0	719	$1,250	$1.74	9d	1	1.10mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	26d	1	1.13mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	26d	1	1.13mi
885 Beltrees St #7 Dunedin, FL	1.0	1.0	550	$1,300	$2.36	0d	1	1.13mi
600 Douglas Ave Unit 340 Dunedin, FL	1.0	1.0	550	$1,695	$3.08	26d	1	1.14mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,795	$2.76	0d	1	1.15mi
639 Michigan Blvd Unit 1800 Dunedin, FL	1.0	1.0	616	$1,200	$1.95	26d	1	1.20mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	932	$1,931	$2.07	0d	13	1.22mi
632 Edgewater Dr #537 Dunedin, FL	1.0	1.0	695	$2,300	$3.31	26d	1	1.25mi
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,214	$1.37	0d	8	1.28mi
405 Locklie St Unit 4055A Dunedin, FL	2.0	1.0	750	$1,695	$2.26	6d	1	1.29mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$1,460	$1.55	0d	41	1.39mi

HOA detail

• Monthly dues: $218 · $2,616/yr

Listing history 21 events

1. 2026-06-22
   days on market $119,900 Active 117 DOM
2. 2026-06-18
   days on market $119,900 Active 114 DOM
3. 2026-06-17
   days on market $119,900 Active 113 DOM
4. 2026-06-16
   days on market $119,900 Active 112 DOM
5. 2026-06-15
   days on market $119,900 Active 111 DOM
6. 2026-06-13
   pricedays on market $119,900 Active 109 DOM
7. 2026-06-09
   days on market $122,500 Active 105 DOM
8. 2026-06-08
   days on market $122,500 Active 104 DOM
9. 2026-06-07
   days on market $122,500 Active 103 DOM
10. 2026-06-04
    days on market $122,500 Active 100 DOM
11. 2026-06-03
    days on market $122,500 Active 99 DOM
12. 2026-06-01
    days on market $122,500 Active 97 DOM
13. 2026-05-31
    days on market $122,500 Active 96 DOM
14. 2026-05-07
    price $122,500
15. 2026-04-23
    price $122,900
16. 2026-04-11
    price $123,400
17. 2026-03-12
    price $123,500
18. 2026-02-19
    listed $123,800 Active
19. 2007-05-01
    soldstatus $42,800
20. 1999-06-01
    soldstatus $23,800
21. 1992-07-08
    soldstatus $23,800

ⓘ 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: $1,398 · $117/mo
• Projected year-2 tax: $1,398 · $117/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 6/10 Major FEMA zone X (unshaded) · 70% 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: $20,946
• − Mortgage interest: −$6,716
• − Property taxes: −$1,398
• − Insurance: −$600
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$2,616
• − Depreciation: −$3,488
• Taxable income: $2,776
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,722/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

+414.7% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $122,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $122,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $123,400 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $123,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $123,800 Stellar MLS as Distributed by MLS Grid
• 2007-05-01 Sold (Public Records) $42,800 Public Records
• 1999-06-01 Sold (Public Records) $23,800 Public Records
• 1992-07-08 Sold (Public Records) $23,800 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,398 · +10.7% YoY. Source: county tax records.