6029 136th Ter N · South Highpoint, FL 33760

$165,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 24 Days on market

Built 1973 5,998 sqft lot Est $148k · 11% over $22/mo HOA · 1% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Homeownership awaits!! This fantastic manufactured home with many updates and upgrades is affordable and ready for you! No lot rent here! You own your own land! Bring your finishing touches to the remodeled home! From the subfloor to the dryway to the flooring the updates through the years are numerous! Updates include: the stunning white kitchen cabinets, gorgeous granite countertops, appliances, baths, windows, water heater, HVAC and more! A huge breezy screened lanai! A fenced yard and ample parking! Marble tile in the baths! The primary bedroom boasts an ensuite bath and sliders to the spacious backyard! The HOA fee is just 22 dollars a month and

Key facts

• Spacious backyard
• Fenced yard
• Ample parking

Tags

• HUGE BREEZY SCREENED LANAI
• FENCED YARD
• AMPLE PARKING
• MARBLE TILE IN THE BATHS
• ENSUITE BATH
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Total lot approximately 0.14 acres (60 x 100); Living area approximately 1,008 square feet; Association recreation owned
• Financial info: Lease restrictions present
• HOA & community: Leisure World HOA with required approval; HOA fee $22 monthly; Community pool and association-owned recreation; Cats and dogs allowed

Exterior

• Parking: Driveway parking; Guest parking; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; Faces south
• Construction: Metal frame construction; Other roof type; Pillar/post/pier foundation
• Exterior features: Front porch (screened); Sliding doors; Private mailbox; Chain link and vinyl fencing; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Solid surface counters; Split bedroom layout; Great room; Inside utility
• Laundry & utility: Laundry inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% 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.
• Market conditions: Rents falling (-7.1%/yr); 129 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 34% 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 $5k 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 24 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $165k implies a 400% 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.20% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $148,176
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6029 136th Ter N	0.00mi	3/2.0	1,008 (0%)	1mo	$148,500	$147	99
14088 61st St N	0.34mi	3/2.0	1,152 (+14%)	8mo	$145,000	$126	54

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $415
• Equity at exit: $24,602

10-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $20,266
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$865
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$69
• HOA: −$22
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $518

Break-even live

Break-even rent $1,329

Max offer price $165,000

Occupancy floor 69%

Sensitivity live

Price	-10% $611	-5% $565	+0% $518	+5% $471	+10% $425
Rent	-10% $361	-5% $440	+0% $518	+5% $596	+10% $675
Rate	-1.0pp $601	-0.5pp $560	base $518	+0.5pp $475	+1.0pp $432

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6262 142nd Ave N #710 Clearwater, FL	2.0	1.5	1247	$1,900	$1.52	21d	1	0.42mi
6262 142nd Ave N Clearwater, FL	2.0	1.5–2.0	1183	$1,725	$1.46	25d	2	0.45mi
6262 142nd Ave N Clearwater, FL	2.0	1.5–2.0	1218	$1,738	$1.43	5d	2	0.45mi
14330 58th St N Clearwater, FL	1.0–3.0	1.0–2.0	1161	$2,815	$2.42	2d	19	0.56mi
6430 142nd Ave N Clearwater, FL	1.0–3.0	1.0–2.0	1216	$3,619	$2.97	2d	68	0.58mi
14603 64th St N Clearwater, FL	3.0	2.0	1080	$1,900	$1.76	4d	1	0.79mi
12700 66th St Largo, FL	1.0–3.0	1.0–2.0	1105	$2,680	$2.43	2d	20	0.87mi
12711 Pineforest Way E Largo, FL	3.0	2.0	1496	$1,890	$1.26	11d	1	1.05mi
12711 Pineforest Way E Largo, FL	3.0	2.0	1496	$1,890	$1.26	11d	1	1.05mi
13200 49th St N Clearwater, FL	2.0	1.0–2.0	592	$1,671	$2.82	2d	21	1.06mi
305 Glades Cir Largo, FL	1.0–3.0	1.0–1.5	875	$1,885	$2.15	2d	34	1.10mi
15000 Westminister Ave Unit A Clearwater, FL	2.0	1.0	840	$1,300	$1.55	25d	1	1.10mi
13635 Forest Lake Dr Largo, FL	2.0	1.5	1250	$1,990	$1.59	25d	1	1.13mi
7001 142nd Ave N #157 Largo, FL	2.0	1.0	800	$1,795	$2.24	18d	1	1.14mi
15149 Westminister Ave Unit A Clearwater, FL	3.0	1.0	1000	$1,775	$1.77	25d	1	1.18mi
15301 58th St N Unit A Clearwater, FL	2.0	2.0	1000	$1,900	$1.90	17d	1	1.18mi
7001 142nd Ave N Lot 179 Largo, FL	2.0	2.0	1100	$2,495	$2.27	17d	1	1.18mi
6740 121st Ave #6 Largo, FL	2.0	2.5	1118	$1,735	$1.55	25d	1	1.27mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	1.28mi
15357 Westminister Ave Clearwater, FL	3.0	2.0	1240	$3,049	$2.46	5d	1	1.30mi
15406 Avalon Ave Unit 4 Clearwater, FL	2.0	1.0	850	$1,800	$2.12	5d	1	1.30mi
15406 Avalon Ave Unit 3 Clearwater, FL	2.0	1.0	850	$1,650	$1.94	3d	1	1.30mi
15414 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	830	$1,700	$2.05	5d	1	1.30mi
7298 Ulmerton Rd Largo, FL	1.0–2.0	1.0–2.0	755	$1,750	$2.32	3d	3	1.30mi
7298 Ulmerton Rd Largo, FL	1.0–3.0	1.0–2.0	977	$2,000	$2.05	18d	4	1.30mi
7298 Ulmerton Rd Largo, FL	1.0–2.0	1.0–2.0	755	$1,750	$2.32	2d	4	1.30mi
19137 US Highway 19 N Unit 2 Clearwater, FL	2.0	2.0	1062	$1,738	$1.64	25d	1	1.34mi
15648 Morgan St Unit B Clearwater, FL	2.0	1.0	825	$1,595	$1.93	11d	1	1.36mi
15616 Avalon Ave #1 Clearwater, FL	2.0	1.0	850	$1,525	$1.79	3d	1	1.42mi
15616 Avalon Ave #1 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	2d	1	1.42mi
15616 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	4d	1	1.42mi
15616 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	14d	1	1.42mi
7360 Ulmerton Rd Unit NA Largo, FL	2.0	2.0	1155	$2,050	$1.77	25d	1	1.48mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: water

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   price $165,000
3. 2026-04-06
   listed $174,000 Active
4. 1985-05-01
   soldstatus $33,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$244/yr (+$20/mo · 21.7%)

ⓘ 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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,816
• − Mortgage interest: −$9,243
• − Property taxes: −$1,125
• − Insurance: −$825
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$264
• − Depreciation: −$4,800
• Taxable income: $3,748
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $5,317/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

Price history

+400.0% since first listed

4 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $174,000 Stellar MLS as Distributed by MLS Grid
• 1985-05-01 Sold (Public Records) $33,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,125 · +0.9% YoY. Source: county tax records.