9790 66th St #111 · Pinellas Park, FL 33782

$89,500

2 bd · 1.0 ba · 672 sqft · Manufactured · 251 Days on market

Built 1973 Est $61k · 46% over $352/mo HOA · 18% of rent ↓ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry to see this Charming & Impressive 2 bedroom, 1 bath, with all new front kitchen, in the 5 Star, 55+, Resident Owned Clearwater Cascade! All newly updated interior, with entire new kitchen, drywall interior, and beautiful new bathroom! All 3/4" plywood floors, new Water heater, and newer Washer/Dryer to enjoy! Covered parking for 3 cars and 8x26 Large Screened Florida Room to relax and entertain! Insulated Roof Over & Vinyl Siding! So many extras to see! Walk to shop, and only minutes to the beaches, golf courses, airports, restaurants, medical and all you would want! CASH Only! Asking $94,500, includes the $45k share! Low $264 mo. fee, includes Cable TV & Internet! Small pet ok!

Key facts

• Covered parking
• Newer front kitchen
• New central air

Tags

• SCREENED FLORIDA ROOM
• NEW CENTRAL AIR
• NEWER FRONT KITCHEN
• COVERED PARKING
• SPACIOUS STORAGE SHED
• INSULATED DOUBLE ROOF

Property features AI

Finance

• Other: Senior community; Pets allowed (cats and dogs) with max pet weight ~20 lbs; Furnished
• Financial info: Total annual fees $4,224; Lease restrictions apply
• HOA & community: Has HOA (monthly fee of $352); Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, recreation facilities, shuffleboard court, laundry, storage, maintenance, security, cable TV, internet, lobby key access and private road; Association fee includes cable TV, pool, internet, management, security, sewer, trash, water, common area taxes and escrow reserves

Exterior

• Parking: Carport with 3 spaces
• Security: Community security (part of association amenities)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One level; North-facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Lighting; Rain gutters; Sliding doors; Storage; Private maintained paved road

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Window treatments (blinds and drapes)
• Laundry & utility: Washer hookup; Dryer hookup; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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; 2 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 35% 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 $619 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 + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.19% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.65%
• DSCR: 2.23
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $61,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9790 66th St N #213	0.41mi	1/1.0 (-1)	768 (+14%)	19mo	$70,000	$91	36

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: 17.4%
• Equity multiple: 1.67×
• Total profit: $16,773
• Equity at exit: $13,345

10-year hold

• IRR: 23.0%
• Equity multiple: 2.63×
• Total profit: $40,764
• Equity at exit: $7,738

Cash invested: $25,060 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$352
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $577

Break-even live

Break-even rent $1,228

Max offer price $89,500

Occupancy floor 66%

Sensitivity live

Price	-10% $639	-5% $608	+0% $577	+5% $546	+10% $516
Rent	-10% $423	-5% $500	+0% $577	+5% $655	+10% $732
Rate	-1.0pp $622	-0.5pp $600	base $577	+0.5pp $554	+1.0pp $531

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8311 56th Way Unit 2 Pinellas Park, FL	1.0	1.0	750	$2,200	$2.93	24d	1	1.46mi
8304 Bardmoor Blvd #104 Seminole, FL	1.0	1.0	700	$1,599	$2.28	4d	1	1.46mi

HOA detail

• Monthly dues: $352 · $4,224/yr
• Likely covers: waterinternetcable

Listing history 19 events

1. 2026-06-18
   days on market $89,500 Active 251 DOM
2. 2026-06-17
   days on market $89,500 Active 250 DOM
3. 2026-06-16
   days on market $89,500 Active 249 DOM
4. 2026-06-15
   days on market $89,500 Active 248 DOM
5. 2026-06-13
   days on market $89,500 Active 246 DOM
6. 2026-06-09
   days on market $89,500 Active 242 DOM
7. 2026-06-08
   days on market $89,500 Active 241 DOM
8. 2026-06-07
   days on market $89,500 Active 240 DOM
9. 2026-06-04
   days on market $89,500 Active 237 DOM
10. 2026-06-03
    days on market $89,500 Active 236 DOM
11. 2026-06-01
    days on market $89,500 Active 234 DOM
12. 2026-05-31
    days on market $89,500 Active 233 DOM
13. 2026-03-07
    price $89,500
14. 2026-01-14
    price $98,500
15. 2025-10-10
    listed $109,900 Active
16. 2022-05-06
    soldstatus $90,500 Closed 718-char remark

    Show marketing remark (718 chars)

    Hurry to see this Charming & Impressive 2 bedroom, 1 bath, with all new front kitchen, in the 5 Star, 55+, Resident Owned Clearwater Cascade! All newly updated interior, with entire new kitchen, drywall interior, and beautiful new bathroom! All 3/4" plywood floors, new Water heater, and newer Washer/Dryer to enjoy! Covered parking for 3 cars and 8x26 Large Screened Florida Room to relax and entertain! Insulated Roof Over & Vinyl Siding! So many extras to see! Walk to shop, and only minutes to the beaches, golf courses, airports, restaurants, medical and all you would want! CASH Only! Asking $94,500, includes the $45k share! Low $264 mo. fee, includes Cable TV & Internet! Small pet ok!

17. 2022-04-05
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Hurry to see this Charming & Impressive 2 bedroom, 1 bath, with all new front kitchen, in the 5 Star, 55+, Resident Owned Clearwater Cascade! All newly updated interior, with entire new kitchen, drywall interior, and beautiful new bathroom! All 3/4" plywood floors, new Water heater, and newer Washer/Dryer to enjoy! Covered parking for 3 cars and 8x26 Large Screened Florida Room to relax and entertain! Insulated Roof Over & Vinyl Siding! So many extras to see! Walk to shop, and only minutes to the beaches, golf courses, airports, restaurants, medical and all you would want! CASH Only! Asking $94,500, includes the $45k share! Low $264 mo. fee, includes Cable TV & Internet! Small pet ok!

18. 2022-03-30
    price $89,500 718-char remark

    Show marketing remark (718 chars)

    Hurry to see this Charming & Impressive 2 bedroom, 1 bath, with all new front kitchen, in the 5 Star, 55+, Resident Owned Clearwater Cascade! All newly updated interior, with entire new kitchen, drywall interior, and beautiful new bathroom! All 3/4" plywood floors, new Water heater, and newer Washer/Dryer to enjoy! Covered parking for 3 cars and 8x26 Large Screened Florida Room to relax and entertain! Insulated Roof Over & Vinyl Siding! So many extras to see! Walk to shop, and only minutes to the beaches, golf courses, airports, restaurants, medical and all you would want! CASH Only! Asking $94,500, includes the $45k share! Low $264 mo. fee, includes Cable TV & Internet! Small pet ok!

19. 2022-03-08
    listed $94,500 Active 718-char remark

    Show marketing remark (718 chars)

    Hurry to see this Charming & Impressive 2 bedroom, 1 bath, with all new front kitchen, in the 5 Star, 55+, Resident Owned Clearwater Cascade! All newly updated interior, with entire new kitchen, drywall interior, and beautiful new bathroom! All 3/4" plywood floors, new Water heater, and newer Washer/Dryer to enjoy! Covered parking for 3 cars and 8x26 Large Screened Florida Room to relax and entertain! Insulated Roof Over & Vinyl Siding! So many extras to see! Walk to shop, and only minutes to the beaches, golf courses, airports, restaurants, medical and all you would want! CASH Only! Asking $94,500, includes the $45k share! Low $264 mo. fee, includes Cable TV & Internet! Small pet ok!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,512
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$4,224
• − Depreciation: −$2,604
• Taxable income: $6,119
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,460/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

-5.3% since first listed

7 events — show timeline

• 2026-03-07 Price Changed $89,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $98,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-06 Sold (MLS) $90,500 Stellar MLS as Distributed by MLS Grid
• 2022-04-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-30 Price Changed $89,500 Stellar MLS as Distributed by MLS Grid
• 2022-03-08 Listed $94,500 Stellar MLS as Distributed by MLS Grid