665 54th St S #133 · Gulfport, FL 33707

$189,000

2 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 100 Days on market

Built 1979 $240/mo HOA ↓ 5% since listing

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Why this score? — see what drove the C- 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Beachway Park, a charming 55+ resident-owned cooperative community in beautiful Gulfport! NO LOT RENT and low HOA fees of just $240 per month make the park quite popular as a snowbird residence or for full-time living! This doublewide home is MOVE IN READY, and is being sold mostly furnished! And the location of the home can't be beat- just 2 houses down from the clubhouse, pool, hot tub, and shuffleboard! The home is very open, with a large combination living/ dining room opening to a bright, welcoming Florida room (fully ducted, adding to the total living space under air). The kitchen has plenty of cabinets plus a pantry for storage, and also features an eat-in breakfast nook.

Key facts

• Low hoa fees
• No lot rent
• Move in ready

Tags

• NO LOT RENT
• LOW HOA FEES
• MOVE IN READY
• TWO HOUSES DOWN FROM CLUBHOUSE
• STACKABLE WASHER AND DRYER
• ATTACHED STORAGE SHED

Property features AI

Finance

• Other: Partially furnished; Directions: Enter the community, turn left after the clubhouse; home will be on the left (2 down from the parking area).
• Financial info: Total monthly fees $240; total annual fees $2,880; Lease restrictions apply
• HOA & community: Has HOA (Ann Ford) with required association approval; Monthly HOA fee $240 (includes pool, gas, maintenance of grounds, recreational facilities, sewer, trash, water); Community amenities: clubhouse, pool, spa/hot tub, shuffleboard court, laundry facilities, association-owned recreation, street lights; Senior community; Pets not allowed; Buyer approval required

Exterior

• Parking: Covered parking; Driveway parking; Ground-level parking; 2-space carport
• Security: Street lights in community
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Cable connected; Fire hydrant on site
• Home design: Manufactured home (double wide); Single-story; East-facing; Entry at ground level
• Construction: Metal frame construction; Roof over; Pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Awning(s); Private mailbox; Rain gutters; Level lot within city limits; Paved/asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Flooring throughout includes carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: Walk-in closet(s); Window treatments; Aluminum window frames; Blinds
• Laundry & utility: Washer hookup; Dryer hookup (electric); Indoor laundry; Laundry closet

🏢 Co-op / cooperative unit. The $189,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.0% in Gulfport — 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 79/100 on livability (#151 in FL, #2,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, schools D, 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 soft (-0.6%/yr); 458 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1979 — 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: 1.23% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $137,376
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5377 Fairfield Ave S #74	0.04mi	2/2.0	1,104 (-13%)	6mo	$119,500	$108	71

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: -5.1%
• Equity multiple: 0.82×
• Total profit: $-9,765
• Equity at exit: $28,181

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,081
• Equity at exit: $16,341

Cash invested: $52,920 (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 33707

• Rents YoY: -0.6%
• Active inventory: 458
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,322 high
• Mortgage (P&I): −$991
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$79
• HOA: −$240
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $433

Break-even live

Break-even rent $1,774

Max offer price $189,000

Occupancy floor 76%

Sensitivity live

Price	-10% $540	-5% $486	+0% $433	+5% $379	+10% $326
Rent	-10% $249	-5% $341	+0% $433	+5% $525	+10% $616
Rate	-1.0pp $528	-0.5pp $481	base $433	+0.5pp $384	+1.0pp $334

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5156 5th Ave S Saint Petersburg, FL	3.0	1.0	1139	$1,995	$1.75	24d	1	0.22mi
800 51st St S Gulfport, FL	3.0	2.0	1258	$3,200	$2.54	5d	1	0.27mi
4948 5th Ave S Saint Petersburg, FL	3.0	1.5	1379	$2,450	$1.78	4d	1	0.34mi
5055 3rd Ave S Saint Petersburg, FL	3.0	2.0	1254	$2,100	$1.67	4d	1	0.38mi
5034 2nd Ave S Unit A St. Petersburg, FL	2.0	1.0	1062	$1,950	$1.84	5d	1	0.42mi
4711 Fairfield Ave S Saint Petersburg, FL	3.0	2.0	1135	$2,800	$2.47	4d	1	0.52mi
4801 10th Ave S Unit 1 St. Petersburg, FL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.52mi
4933 13th Ave S Gulfport, FL	2.0	1.0	939	$2,200	$2.34	21d	1	0.53mi
702 Gray St S Gulfport, FL	2.0	2.0	1308	$2,850	$2.18	24d	1	0.55mi
450 47th St S Saint Petersburg, FL	3.0	1.0	960	$2,950	$3.07	4d	1	0.58mi
4700 10th Ave S Saint Petersburg, FL	3.0	2.0	1300	$2,500	$1.92	21d	1	0.61mi
5609 15th Ave S Gulfport, FL	3.0	2.0	1453	$2,925	$2.01	24d	1	0.61mi
1119 59th St S Gulfport, FL	3.0	2.0	1208	$2,415	$2.00	4d	1	0.64mi
4541 6th Ave S Saint Petersburg, FL	3.0	1.0	945	$1,100	$1.16	15d	1	0.67mi
1701 53rd St S Gulfport, FL	3.0	1.0	994	$2,800	$2.82	5d	1	0.72mi
5545 3rd Ave N Saint Petersburg, FL	2.0	1.0	962	$2,400	$2.49	4d	1	0.76mi
4421 11th Ave S Saint Petersburg, FL	3.0	2.0	945	$2,000	$2.12	5d	1	0.79mi
1721 58th St S Gulfport, FL	3.0	2.0	1412	$2,400	$1.70	4d	1	0.85mi
555 62nd St S Unit 110 St. Petersburg, FL	2.0	2.0	960	$1,735	$1.81	14d	1	0.90mi
441 57th St N Saint Petersburg, FL	2.0	1.0	1160	$1,950	$1.68	3d	1	0.91mi
6221 5th Ave S Saint Petersburg, FL	3.0	2.0	924	$2,050	$2.22	4d	1	0.92mi
6262 Emerson Ave S Saint Petersburg, FL	2.0	2.0	960	$1,500	$1.56	15d	1	0.93mi
5521 5th Ave N Saint Petersburg, FL	2.0	1.0	952	$1,750	$1.84	4d	1	0.94mi
4631 Queensboro Ave S St Petersburg, FL	3.0	2.0	1094	$2,600	$2.38	11d	1	0.96mi
4631 Queensboro Ave S Unit 4631 St. Petersburg, FL	3.0	2.0	1094	$2,600	$2.38	8d	1	0.96mi
5919 4th Ave N Saint Petersburg, FL	2.0	1.0	1053	$2,650	$2.52	4d	1	0.98mi
1327 43rd St S Saint Petersburg, FL	3.0	1.5	959	$2,250	$2.35	5d	1	1.00mi
5618 20th Ave S Gulfport, FL	3.0	2.0	1289	$3,000	$2.33	24d	1	1.00mi
630 50th St N Saint Petersburg, FL	2.0	1.0	1085	$2,070	$1.91	24d	1	1.04mi
6100 Gulfport Blvd S Gulfport, FL	2.0	1.0	914	$2,100	$2.30	13d	1	1.09mi
6100 Gulfport Blvd S #102 Gulfport, FL	2.0	1.0	914	$2,100	$2.30	18d	1	1.09mi
2008 59th St S Gulfport, FL	2.0	1.0	1024	$2,300	$2.25	4d	1	1.09mi
4327 17th Ave S Saint Petersburg, FL	2.0	1.0	880	$2,500	$2.84	24d	1	1.11mi
4618 20th Ave S Saint Petersburg, FL	2.0	1.0	921	$1,800	$1.95	3d	1	1.14mi
5318 9th Ave N Saint Petersburg, FL	3.0	2.0	1142	$2,600	$2.28	5d	1	1.15mi
4018 2nd Ave S Saint Petersburg, FL	3.0	1.0	1176	$2,095	$1.78	4d	1	1.15mi
1628 43rd St S Saint Petersburg, FL	3.0	2.0	1045	$2,100	$2.01	24d	1	1.15mi
4029 13th Ave S St Petersburg, FL	3.0	2.0	1152	$2,650	$2.30	24d	1	1.17mi
4010 1st Ave S Saint Petersburg, FL	3.0	1.5	1847	$2,195	$1.19	14d	1	1.18mi
4526 6th Ave N Saint Petersburg, FL	2.0	1.0	888	$1,950	$2.20	5d	1	1.19mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $189,000 Active 100 DOM
2. 2026-06-17
   days on market $189,000 Active 99 DOM
3. 2026-06-16
   days on market $189,000 Active 98 DOM
4. 2026-06-15
   days on market $189,000 Active 97 DOM
5. 2026-06-13
   days on market $189,000 Active 95 DOM
6. 2026-06-09
   days on market $189,000 Active 91 DOM
7. 2026-06-08
   days on market $189,000 Active 90 DOM
8. 2026-06-07
   days on market $189,000 Active 89 DOM
9. 2026-06-04
   days on market $189,000 Active 86 DOM
10. 2026-06-03
    days on market $189,000 Active 85 DOM
11. 2026-06-01
    days on market $189,000 Active 83 DOM
12. 2026-05-31
    days on market $189,000 Active 82 DOM
13. 2026-03-10
    listed $189,000 Active
14. 2025-12-30
    historical
15. 2025-10-01
    price $189,000
16. 2025-03-19
    listed $199,000 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: $1,101 · $92/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$468/yr (+$39/mo · 42.5%)

ⓘ 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 5 d/yr ≥106°F today · 16 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: $27,866
• − Mortgage interest: −$10,587
• − Property taxes: −$1,101
• − Insurance: −$945
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − HOA: −$2,880
• − Depreciation: −$5,498
• Taxable income: $2,397
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $4,620/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 — Gulfport

• Score: 79/100
• State rank: #151
• US rank: #2285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, FL
• County: Pinellas County · 939,478 people
• City population: 24,324
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,324
• Household income: $69,951
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1371.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -555.96%
• Current HPI: 359.4858
• Rent YoY: ▼ -0.61%
• 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

-5.0% since first listed

4 events — show timeline

• 2026-03-10 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-19 Listed $199,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $1,101 · +7.7% YoY. Source: county tax records.