105 Freedom Ct #30 · Palm Harbor, FL 34684

$189,499

2 bd · 2.0 ba · 1,032 sqft · Manufactured public records · 119 Days on market

Built 1974 6,700 sqft lot Est $224k · 15% under $109/mo HOA · 5% of rent

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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 +22.6/30.0
• ARV discount +14.4/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL. JUST REDUCED again, $29,501 total. All reasonable offers will be entertained. Own your own land in the most highly sought after manufactured community in Pinellas County. Land valued at $103,700. Low Association fee of $109.69 month, which is tied to Social Security (which means there will only be increases to the HOA if there is a yearly SS increase). HOA includes twice a week trash pick up, and taxes on the shared properties. Beautifully maintained double-wide, which comes unfurnished. Property is the Corner Lot on a Cul De Sac, close knit with wonderful neighbors. No pets, cats are ok. New roof was put on in 2021, a well added in 2021, electrical panel updated in 2020, n

Key facts

• Cul de sac
• Newly remodeled pool
• Corner lot

Tags

• CORNER LOT
• CUL DE SAC
• NEW ROOF
• NEW WINDOWS
• DECORATIVE PAINTED DRIVEWAY
• NEWLY REMODELED POOL

Property features AI

Finance

• Other: Irrigation equipment installed; No home warranty
• Financial info: Total monthly HOA $109.69; Total annual HOA fees approximately $1,316.28
• HOA & community: HOA: Blais Garofalo (monthly fee $109.69); Association amenities include clubhouse, pool, shuffleboard court, maintenance; Association fee covers common area taxes, pool, grounds maintenance, management, trash; Senior community; Pets: Cats allowed; On-site property manager; Community features: sidewalks, street lights, golf carts allowed, association recreation (owned)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Fire hydrant nearby; Sprinkler well
• Home design: Residential mobile home (double wide); One story; Faces east; Entry on one level
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Enclosed patio/porch; Rain gutters; Sidewalk; Outdoor storage; Corner lot; Cul-de-sac lot; Private lot; Asphalt road access; Lake access with private boat ramp

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Thermostat; Window treatments
• Laundry & utility: Inside laundry room; Electric dryer hookup

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 $321 ($4k/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 8.3% vs local median 3.1% in Palm Harbor — 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 (#95 in FL, #1,470 nationally) — a professional / high-income tenant draw. Strengths: schools A+, housing A+, commute A; Watch: 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 (-5.2%/yr); 377 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/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 119 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $189k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,444 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1974 — 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: 1.05% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $223,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Independence Ave #20	0.45mi	3/2.0 (+1)	1,084 (+5%)	15mo	$235,000	$217	53

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-16,120
• Equity at exit: $28,255

10-year hold

• IRR: -3.4%
• Equity multiple: 0.81×
• Total profit: $-10,322
• Equity at exit: $16,384

Cash invested: $53,060 (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 34684

• Rents YoY: -5.2%
• Active inventory: 377
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$994
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$79
• HOA: −$109
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $321

Break-even live

Break-even rent $1,588

Max offer price $189,499

Occupancy floor 79%

Sensitivity live

Price	-10% $428	-5% $374	+0% $321	+5% $267	+10% $214
Rent	-10% $163	-5% $242	+0% $321	+5% $400	+10% $478
Rate	-1.0pp $416	-0.5pp $369	base $321	+0.5pp $272	+1.0pp $222

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Lake Shore Dr Palm Harbor, FL	3.0	2.0	1100	$1,800	$1.64	19d	1	0.13mi
65 Lake Shore Dr Palm Harbor, FL	2.0	1.0	868	$1,700	$1.96	19d	1	0.14mi
36090 US Highway 19 N Palm Harbor, FL	1.0–3.0	1.0–2.0	1046	$2,557	$2.44	4d	66	0.18mi
21 Lake Shore Dr Palm Harbor, FL	3.0	2.0	1434	$2,895	$2.02	5d	1	0.23mi
47 Delaware Ct #10 Palm Harbor, FL	2.0	2.0	1008	$1,800	$1.79	21d	1	0.30mi
2400 Clubside Ct Palm Harbor, FL	1.0–3.0	1.0–2.0	1129	$1,940	$1.72	3d	39	0.31mi
3277 Fox Chase Cir N #211 Palm Harbor, FL	2.0	2.0	825	$1,495	$1.81	25d	1	0.32mi
36750 US Highway 19 N Unit 19-115 Palm Harbor, FL	1.0	1.0	825	$2,150	$2.61	4d	1	0.33mi
35820 U.S. 19 Unit C1 Palm Harbor, FL	3.0	2.0	1404	$2,781	$1.98	5d	1	0.35mi
35820 U.S. 19 Unit A2 Palm Harbor, FL	1.0	1.0	740	$1,884	$2.55	5d	1	0.35mi
35820 U.S. 19 Unit B1 Palm Harbor, FL	2.0	2.0	1116	$2,245	$2.01	5d	1	0.35mi
3300 Fox Chase Cir N Palm Harbor, FL	2.0	2.0	906	$2,125	$2.35	3d	2	0.41mi
218 Maple Ave Palm Harbor, FL	3.0	2.0	1374	$2,600	$1.89	19d	1	0.42mi
245 Lake Tarpon Dr Palm Harbor, FL	2.0	2.0	1000	$1,995	$2.00	3d	1	0.45mi
2141 Portofino Pl Palm Harbor, FL	1.0	1.0	700	$1,510	$2.16	25d	2	0.51mi
2199 Chianti Pl Unit 9-0923 Palm Harbor, FL	2.0	2.0	1030	$2,300	$2.23	25d	1	0.52mi
2200 Tuscany Trce #15 Palm Harbor, FL	3.0	2.0	1300	$2,300	$1.77	25d	1	0.53mi
2139 Chianti Pl Unit 154 Palm Harbor, FL	1.0	1.0	830	$1,700	$2.05	25d	1	0.53mi
2151 Chianti Pl Unit 127 Palm Harbor, FL	2.0	2.0	1085	$1,700	$1.57	25d	1	0.53mi
274 Beach Ct #42 Palm Harbor, FL	2.0	2.0	1056	$1,600	$1.52	25d	1	0.53mi
2249 Portofino Pl #2221 Palm Harbor, FL	2.0	2.0	1200	$1,795	$1.50	15d	1	0.55mi
3121 Beecher Dr E Unit A Palm Harbor, FL	2.0	2.0	976	$2,100	$2.15	9d	1	0.57mi
2218 Portofino Pl #247 Palm Harbor, FL	2.0	2.5	1050	$1,895	$1.80	19d	1	0.57mi
3023 Beecher Dr E Unit D Palm Harbor, FL	3.0	2.5	1425	$2,400	$1.68	19d	1	0.59mi
2139 Chianti Pl Unit 15-0153 Palm Harbor, FL	2.0	2.0	1226	$1,823	$1.49	5d	1	0.59mi
2176 Portofino Pl Unit 26-026 Palm Harbor, FL	1.0	1.0	830	$1,600	$1.93	25d	1	0.60mi
2171 Portofino Pl #2727 Palm Harbor, FL	1.0	1.0	700	$1,550	$2.21	25d	1	0.62mi
2107 Portofino Pl Unit 30-3014 Palm Harbor, FL	3.0	2.0	1350	$2,150	$1.59	4d	1	0.68mi
2107 Portofino Pl Unit 30-302 Palm Harbor, FL	2.0	2.0	1034	$2,500	$2.42	9d	1	0.68mi
2107 Portofino Pl Palm Harbor, FL	2.0	2.0	1055	$2,250	$2.13	5d	2	0.68mi
2945 Grovewood Blvd Unit A Palm Harbor, FL	2.0	2.0	1030	$1,775	$1.72	19d	1	0.72mi
2130 Bancroft Pl Unit E Palm Harbor, FL	2.0	2.0	1030	$1,850	$1.80	4d	1	0.74mi
2130 Bancroft Pl Unit E Palm Harbor, FL	2.0	2.0	1030	$1,860	$1.81	9d	1	0.74mi
2571 Cyprus Dr Unit 1-101 Palm Harbor, FL	1.0	1.0	755	$1,900	$2.52	23d	1	0.75mi
2587 Cyprus Dr Unit 3-214 Palm Harbor, FL	2.0	2.0	825	$2,000	$2.42	25d	1	0.75mi
2571 Cyprus Dr Unit 1-202 Palm Harbor, FL	2.0	2.0	975	$2,800	$2.87	25d	1	0.75mi
36750 US Highway 19 N Unit 6109 Palm Harbor, FL	1.0	1.0	825	$1,975	$2.39	25d	1	0.77mi
2350 Cypress Pond Rd Palm Harbor, FL	1.0–2.0	1.0–2.0	790	$1,670	$2.11	3d	54	0.82mi
2481 Malcolm Dr Palm Harbor, FL	2.0	2.0	1319	$2,600	$1.97	19d	1	0.93mi
605 Lennox Rd W Palm Harbor, FL	2.0	2.0	1050	$1,950	$1.86	4d	1	0.96mi

HOA detail

• Monthly dues: $109 · $1,308/yr
• Likely covers: trashelectricsecurity

Listing history 18 events

1. 2026-06-18
   days on market $189,499 Active 119 DOM
2. 2026-06-17
   days on market $189,499 Active 118 DOM
3. 2026-06-16
   days on market $189,499 Active 117 DOM
4. 2026-06-15
   days on market $189,499 Active 116 DOM
5. 2026-06-13
   days on market $189,499 Active 114 DOM
6. 2026-06-09
   days on market $189,499 Active 110 DOM
7. 2026-06-08
   days on market $189,499 Active 109 DOM
8. 2026-06-07
   days on market $189,499 Active 108 DOM
9. 2026-06-04
   days on market $189,499 Active 105 DOM
10. 2026-06-03
    days on market $189,499 Active 104 DOM
11. 2026-06-01
    days on market $189,499 Active 102 DOM
12. 2026-05-31
    days on market $189,499 Active 101 DOM
13. 2026-05-14
    price $189,499
14. 2026-04-23
    price $199,000
15. 2026-03-21
    price $209,000
16. 2026-02-19
    listed $219,000 Active
17. 2016-05-03
    soldstatus $81,500
18. 2011-03-08
    soldstatus $63,000

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: +$702/yr (+$58/mo · 80.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,926
• − Mortgage interest: −$10,615
• − Property taxes: −$871
• − Insurance: −$947
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$1,308
• − Depreciation: −$5,513
• Taxable income: $844
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $3,647/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 — Palm Harbor

• Score: 81/100
• State rank: #95
• US rank: #1470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Harbor, FL
• County: Pinellas County · 939,478 people
• City population: 79,072
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,029
• Household income: $72,145
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1495.0

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% Hispanic / Latino 10% Two or more races 8% Asian 4% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Romanian 5% Scotch-Irish 3%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 6% Russian/Polish/Slavic 3% 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: ▼ -296.23%
• Current HPI: 301.651
• Rent YoY: ▼ -5.17%
• 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

+200.8% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $189,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-03 Sold (Public Records) $81,500 Public Records
• 2011-03-08 Sold (Public Records) $63,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $871 · +6.0% YoY. Source: county tax records.