MANA "A" Plan · South Highpoint, FL 33760

$4,900

2 bd · 2.0 ba · 784 sqft · Manufactured · 139 Days on market

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in Clearwater, Florida! This 1973 manufactured home offers approximately 784 square feet of space with a 14' x 56' footprint, featuring 2 bedrooms and 2 bathrooms ready for a full renovation. This is a true handyman special and ideal for buyers looking to add value through repairs and updates. The home has a functional layout with an open living area, dedicated kitchen space, and a split-bedroom feel that can be modernized to fit today's style.

Key facts

• Listed 138 days

Property features AI

Finance

• Other:
• Financial info: List price: 4900
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single-family plan (MANA "A" Plan); Active status
• Construction: Living area approximately 784 (listed as living area)
• Exterior features: Shake roof

Interior

• Kitchen:
• Bedrooms: 2 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Other heating; Other cooling; Has heating and cooling
• Interior features: Plan-based new construction (MANA "A" Plan)
• Laundry & utility:

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#267 in FL, #4,332 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: amenities F, employment 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: High Point Elementary School (math 54% / reading 48%, grade C-, #1,043 of 2,144 statewide, top 49%, 609 students, 80% FRL); Fitzgerald Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,033 students, 62% FRL); Pinellas Park High School (math 28% / reading 35%, grade F, #424 of 667 statewide, top 64%, 1,919 students, 57% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.1%/yr); 129 active listings in the ZIP; 40 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 $34 of loan paydown is wiped out by about $147 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 35.05% ✓
• Cap rate: 330.31%
• Cash-on-cash: 1157.19%
• DSCR: 52.49
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 58.19×
• Total profit: $78,464
• Equity at exit: $731

10-year hold

• IRR: —
• Equity multiple: 115.78×
• Total profit: $157,484
• Equity at exit: $424

Cash invested: $1,372 (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 33760

• Rents YoY: -7.1%
• Active inventory: 129
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $74/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,323

Break-even live

Break-even rent $43

Max offer price $4,900

Occupancy floor 18%

Sensitivity live

Price	-10% $1,326	-5% $1,325	+0% $1,323	+5% $1,321	+10% $1,320
Rent	-10% $1,187	-5% $1,255	+0% $1,323	+5% $1,391	+10% $1,459
Rate	-1.0pp $1,326	-0.5pp $1,324	base $1,323	+0.5pp $1,322	+1.0pp $1,320

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: $1,225
• Closing costs: $147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15301 58th St N Unit A Clearwater, FL	2.0	2.0	1000	$1,900	$1.90	18d	1	0.25mi
15000 Westminister Ave Unit A Clearwater, FL	2.0	1.0	840	$1,300	$1.55	26d	1	0.31mi
15149 Westminister Ave Unit A Clearwater, FL	3.0	1.0	1000	$1,775	$1.77	26d	1	0.36mi
14330 58th St N Clearwater, FL	1.0–3.0	1.0–2.0	1161	$2,242	$1.93	0d	19	0.37mi
15406 Avalon Ave Unit 3 Clearwater, FL	2.0	1.0	850	$1,650	$1.94	4d	1	0.39mi
15406 Avalon Ave Unit 4 Clearwater, FL	2.0	1.0	850	$1,800	$2.12	6d	1	0.39mi
15414 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	830	$1,700	$2.05	6d	1	0.39mi
15581 58th St N Apt B Clearwater, FL	2.0	1.0	1050	$1,850	$1.76	0d	1	0.42mi
15648 Morgan St Unit B Clearwater, FL	2.0	1.0	825	$1,595	$1.93	0d	1	0.49mi
15648 Morgan St Unit B Clearwater, FL	2.0	1.0	825	$1,595	$1.93	12d	1	0.49mi
15616 Avalon Ave #1 Clearwater, FL	2.0	1.0	850	$1,525	$1.79	4d	1	0.50mi
15616 Avalon Ave #1 Clearwater, FL	2.0	1.0	804	$1,525	$1.90	0d	1	0.50mi
15616 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	15d	1	0.50mi
15616 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	5d	1	0.50mi
14603 64th St N Clearwater, FL	3.0	2.0	1080	$1,900	$1.76	5d	1	0.66mi
6262 142nd Ave N Clearwater, FL	2.0	1.5–2.0	1183	$1,725	$1.46	26d	2	0.70mi
15950 Bay Vista Dr Unit 201 Clearwater, FL	2.0	2.0	950	$2,495	$2.63	9d	1	0.71mi
15950 Bay Vista Dr Unit 206 Clearwater, FL	2.0	2.0	800	$2,000	$2.50	9d	1	0.71mi
15950 Bay Vista Dr Unit 207 Clearwater, FL	1.0	1.0	565	$1,700	$3.01	9d	1	0.71mi
15950 Bay Vista Dr Unit 203 Clearwater, FL	2.0	2.0	896	$2,295	$2.56	26d	1	0.71mi
15696 Bolesta Rd Unit A Clearwater, FL	2.0	1.0	845	$1,350	$1.60	26d	1	0.74mi
15696 Bolesta Rd Unit B Clearwater, FL	2.0	1.0	845	$1,325	$1.57	26d	1	0.74mi
6430 142nd Ave N Clearwater, FL	1.0–3.0	1.0–2.0	1216	$2,832	$2.33	0d	68	0.87mi
2770 Roosevelt Blvd Clearwater, FL	1.0–2.0	1.0	795	$1,636	$2.06	16d	10	0.94mi
19137 US Highway 19 N Unit 2 Clearwater, FL	2.0	2.0	1062	$1,738	$1.64	26d	1	0.97mi
2878 Whitney Rd Unit A Clearwater, FL	2.0	2.0	1120	$1,695	$1.51	0d	1	1.14mi
16321 Bolesta Rd Clearwater, FL	1.0–3.0	1.0–2.0	925	$1,545	$1.67	0d	39	1.18mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	26d	1	1.33mi
2913 Lichen Ln Unit A Clearwater, FL	2.0	1.0	752	$1,695	$2.25	9d	1	1.36mi
13200 49th St N Clearwater, FL	2.0	1.0–2.0	592	$1,671	$2.82	0d	20	1.36mi
7001 142nd Ave N Lot 179 Largo, FL	2.0	2.0	1100	$2,495	$2.27	18d	1	1.36mi
7001 142nd Ave N #157 Largo, FL	2.0	1.0	800	$1,795	$2.24	19d	1	1.37mi
16485 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	984	$3,006	$3.06	19d	100	1.39mi
16485 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	984	$2,877	$2.92	0d	247	1.39mi
2906 Lichen Ln Unit B Clearwater, FL	2.0	2.0	853	$1,900	$2.23	0d	1	1.40mi
2900 Lichen Ln Unit B Clearwater, FL	2.0	1.5	853	$2,500	$2.93	26d	1	1.41mi
1839 Bough Ave Unit B Clearwater, FL	2.0	1.5	852	$1,675	$1.97	6d	1	1.45mi
1839 Bough Ave Clearwater, FL	2.0	2.0	852	$1,675	$1.97	26d	1	1.45mi
13500 Rodgers Ave Largo, FL	1.0	1.0	700	$1,474	$2.11	3d	5	1.46mi
1834 Bough Ave #1 Clearwater, FL	2.0	1.0	758	$1,550	$2.04	12d	1	1.48mi

Listing history 13 events

1. 2026-06-22
   days on market $4,900 Active 139 DOM
2. 2026-06-18
   days on market $4,900 Active 136 DOM
3. 2026-06-17
   days on market $4,900 Active 135 DOM
4. 2026-06-16
   days on market $4,900 Active 134 DOM
5. 2026-06-15
   days on market $4,900 Active 133 DOM
6. 2026-06-13
   days on market $4,900 Active 131 DOM
7. 2026-06-09
   days on market $4,900 Active 127 DOM
8. 2026-06-08
   days on market $4,900 Active 126 DOM
9. 2026-06-07
   days on market $4,900 Active 125 DOM
10. 2026-06-04
    days on market $4,900 Active 122 DOM
11. 2026-06-03
    days on market $4,900 Active 121 DOM
12. 2026-06-01
    days on market $4,900 Active 119 DOM
13. 2026-05-31
    days on market $4,900 Active 118 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,611
• − Mortgage interest: −$274
• − Property taxes: −$74
• − Insurance: −$24
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$143
• Taxable income: $16,799
• Est. tax owed @ 24.0%: −$4,032
• After-tax cash flow: $11,845/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 — South Highpoint

• Score: 75/100
• State rank: #267
• US rank: #4332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Highpoint, FL
• County: Pinellas County · 939,478 people
• City population: 20,501
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 20,501
• Household income: $69,596
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 1311.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 17% Black 17% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 1%
• Common ancestry: Lithuanian 2% American 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 10% Russian/Polish/Slavic 4% 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: ▼ -143.13%
• Current HPI: 258.297
• Rent YoY: ▼ -7.07%
• 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