5315 Park St E · West Lealman, FL 33709

$89,400

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 2 Days on market

Built 1971 3,280 sqft lot Est $97k · 8% under

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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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUIET, CLEAN, AFFORDABLE LIVING, JUST MINUTES FROM THE BEACHES! 1 BEDROOM WITH PLENTY OF ROOM - 844 SF - WITH AN ENCLOSED PORCH WHICH CAN BE USED AS EXTRA ROOM. NEAR SHOPPING MALL, VA HOSPITAL. OWNER HAS ADDED MANY NICE TOUCHES. LARGE SHEDWITH WORKSHOP. 2ND SHED IS LAUNDRY ROOM. BACK YARD HAS PLENTY OF PRIVACY. COMPETITIVELY PRICED FOR QUICK SALE. MOTIVATED SELLER. HOME WARRANTY WITH FULL ASKING PRICE.

Key facts

• Land included
• Private setting
• No hoa

Tags

• PRIVATE SETTING
• LAND INCLUDED
• NO HOA

Property features AI

Finance

• Financial info: No lease restrictions reported
• HOA & community: No HOA association indicated

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single wide mobile home; One story; Faces west; Residential property
• Construction: Metal frame with metal siding; Metal roof; Pillar/post/pier foundation; Built on a 0.08-acre lot (approximately 41 x 80)
• Exterior features: Awnings; Private mailbox; Asphalt road frontage

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (one-level home)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 15.2% vs local median 1.8% in West 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 (#84 in FL, #1,396 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Seventy-Fourth St. Elementary (math 30% / reading 22%, grade F, #2,015 of 2,144 statewide, top 94%, 444 students, 72% FRL); Dixie M. Hollins High School (math 30% / reading 40%, grade F, #379 of 667 statewide, top 58%, 1,822 students, 56% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-20 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 309 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $618 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 + 1.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $89k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,400

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.82% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $97,344
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5320 W Pine St N	0.07mi	1/1.0 (-1)	619 (-1%)	10mo	$87,000	$141	82
5245 E Park St N	0.03mi	2/1.0	672 (+8%)	17mo	$105,000	$156	71
5214 Yellow Pine St N	0.20mi	2/1.0	564 (-10%)	14mo	$104,300	$185	63

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 · 0.99% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.81×
• Total profit: $20,395
• Equity at exit: $13,330

10-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $54,313
• Equity at exit: $7,730

Cash invested: $25,032 (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 33709

• Rents YoY: 1.0%
• Active inventory: 309
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$469
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $597

Break-even live

Break-even rent $869

Max offer price $89,400

Occupancy floor 58%

Sensitivity live

Price	-10% $648	-5% $623	+0% $597	+5% $572	+10% $547
Rent	-10% $469	-5% $533	+0% $597	+5% $661	+10% $726
Rate	-1.0pp $642	-0.5pp $620	base $597	+0.5pp $574	+1.0pp $550

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: $22,350
• Closing costs: $2,682
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	25d	1	0.27mi
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	14d	1	0.65mi
5140 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,200	$2.67	25d	1	0.74mi
5411 70th Ln N Saint Petersburg, FL	2.0	1.0	600	$1,800	$3.00	25d	1	0.74mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	18d	1	0.76mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	5d	1	0.76mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	25d	1	0.97mi
8800 Bay Pines Blvd #320 Saint Petersburg, FL	1.0	1.0	506	$2,200	$4.35	4d	1	1.02mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	25d	1	1.02mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	2d	1	1.12mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	25d	1	1.12mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	2d	10	1.28mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	25d	1	1.43mi

Listing history 7 events

1. 2026-05-03
   status Pending
2. 2026-05-03
   price $89,400
3. 2026-05-01
   listed $84,900 Active
4. 2006-09-15
   soldstatus $55,000
5. 2006-09-13
   soldstatus $55,000 405-char remark

   Show marketing remark (405 chars)

   QUIET, CLEAN, AFFORDABLE LIVING, JUST MINUTES FROM THE BEACHES! 1 BEDROOM WITH PLENTY OF ROOM - 844 SF - WITH AN ENCLOSED PORCH WHICH CAN BE USED AS EXTRA ROOM. NEAR SHOPPING MALL, VA HOSPITAL. OWNER HAS ADDED MANY NICE TOUCHES. LARGE SHEDWITH WORKSHOP. 2ND SHED IS LAUNDRY ROOM. BACK YARD HAS PLENTY OF PRIVACY. COMPETITIVELY PRICED FOR QUICK SALE. MOTIVATED SELLER. HOME WARRANTY WITH FULL ASKING PRICE.

6. 2006-06-06
   listed $65,000 405-char remark

   Show marketing remark (405 chars)

   QUIET, CLEAN, AFFORDABLE LIVING, JUST MINUTES FROM THE BEACHES! 1 BEDROOM WITH PLENTY OF ROOM - 844 SF - WITH AN ENCLOSED PORCH WHICH CAN BE USED AS EXTRA ROOM. NEAR SHOPPING MALL, VA HOSPITAL. OWNER HAS ADDED MANY NICE TOUCHES. LARGE SHEDWITH WORKSHOP. 2ND SHED IS LAUNDRY ROOM. BACK YARD HAS PLENTY OF PRIVACY. COMPETITIVELY PRICED FOR QUICK SALE. MOTIVATED SELLER. HOME WARRANTY WITH FULL ASKING PRICE.

7. 1992-11-02
   soldstatus $20,000

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 7/10 Severe FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $19,496
• − Mortgage interest: −$5,008
• − Property taxes: −$1,365
• − Insurance: −$1,244
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$2,601
• Taxable income: $6,159
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,688/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 — West Lealman

• Score: 81/100
• State rank: #84
• US rank: #1396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Lealman, FL
• County: Pinellas County · 939,478 people
• City population: 25,371
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 25,050
• Household income: $53,501
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 712.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 10% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -416.74%
• Current HPI: 391.368
• Rent YoY: ▲ 0.99%
• 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

+347.0% since first listed

7 events — show timeline

• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $89,400 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-15 Sold (Public Records) $55,000 Public Records
• 2006-09-13 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-06 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 1992-11-02 Sold (Public Records) $20,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,365 · +6.7% YoY. Source: county tax records.