6100 62nd Ave N #61 · Pinellas Park, FL 33781

$110,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 118 Days on market

Built 1974 4,404 sqft lot Est $90k · 23% over $230/mo HOA · 12% 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 +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 +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6100 62nd Avenue N Unit #61 in Pinellas Park, a charming 2 bedroom, 2 bathroom home located in the desirable 55+ community of Golden Gate. This well-maintained property offers 1,008 square feet of comfortable living space, including a bright Florida room, spacious living and dining areas, and a functional kitchen with ample cabinetry and countertop space. The primary bedroom features an en suite bathroom while the guest bedroom and second full bath provide additional comfort. A covered carport and attached storage area add convenience, and residents enjoy access to community amenities including a community pool, clubhouse, and shuffleboard courts. Located close to shopping, dinin

Key facts

• Shuffleboard courts
• Clubhouse
• Community pool

Tags

• FLORIDA ROOM
• COVERED CARPORT
• ATTACHED STORAGE AREA
• COMMUNITY POOL
• CLUBHOUSE
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Total annual fees $2,760
• HOA & community: Greenbrier Village HOA — $230 monthly; Senior community; Pets allowed

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected and available; Water connected and available; Sewer connected and available; Cable available
• Home design: Residential mobile home (single wide); One story; Faces east; Corner lot
• Construction: Vinyl siding; Frame construction; Membrane roof; Metal roof; Crawlspace and slab foundation; Built on lot of approximately 0.1 acre
• Exterior features: Exterior lighting; Sidewalk; Storage; Other exterior features

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Thermostat; Florida room
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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+, 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: Blanton Elementary School (math 50% / reading 41%, grade D-, #1,247 of 2,144 statewide, top 59%, 500 students, 78% 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 67% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-3.0%/yr); 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 41% of the median local income ($58k/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 $761 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.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $29k; list at $110k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.80% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.45%
• DSCR: 2.00
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $89,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6100 62nd Ave N #14	0.00mi	2/2.0	960 (-5%)	9mo	$108,000	$113	85
6100 62nd Ave N #34	0.00mi	2/2.0	912 (-10%)	4mo	$57,000	$63	81
6100 62nd Ave N #39	0.00mi	3/2.0 (+1)	900 (-11%)	6mo	$80,000	$89	72

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: -12.9%
• Equity multiple: 0.56×
• Total profit: $-13,656
• Equity at exit: $16,401

10-year hold

• IRR: -15.3%
• Equity multiple: 0.34×
• Total profit: $-20,251
• Equity at exit: $9,511

Cash invested: $30,800 (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 33781

• Rents YoY: -3.0%
• Active inventory: 226
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$577
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$230
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $150

Break-even live

Break-even rent $1,786

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5957 McKee Lake Dr N Saint Petersburg, FL	3.0	2.0	1152	$2,400	$2.08	4d	1	0.19mi
6215 58th Ave N Saint Petersburg, FL	2.0	1.0	850	$1,900	$2.24	4d	1	0.29mi
5540 59th St N Saint Petersburg, FL	2.0	1.0	824	$2,100	$2.55	4d	1	0.41mi
5526 59th Way N Unit 1 St. Petersburg, FL	2.0	1.0	1384	$1,750	$1.26	24d	1	0.41mi
5870 56th Ave N Kenneth City, FL	2.0	1.0–2.0	850	$1,595	$1.88	3d	7	0.41mi
5457 59th St N Unit NA St. Petersburg, FL	2.0	1.0	800	$2,400	$3.00	24d	1	0.48mi
5323 59th Cir W Kenneth City, FL	1.0–2.0	1.0	800	$1,375	$1.72	3d	4	0.55mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,538	$1.54	2d	2	0.58mi
7005 59th St N Pinellas Park, FL	3.0	2.0	1274	$2,889	$2.27	24d	1	0.60mi
6045 71st Ave N Pinellas Park, FL	3.0	2.0	1200	$3,150	$2.62	4d	1	0.62mi
5597 67th Ave N Unit 423 Pinellas Park, FL	2.0	2.0	845	$2,000	$2.37	2d	1	0.62mi
7102 62nd St N Pinellas Park, FL	2.0	1.0	816	$1,850	$2.27	14d	1	0.63mi
5511 65th Ter N Pinellas Park, FL	3.0	2.0	1212	$2,466	$2.03	14d	1	0.63mi
5401 65th Ter Apt B Pinellas Park, FL	2.0	2.0	832	$1,450	$1.74	24d	1	0.71mi
6524 54th Ave N Unit 2 St. Petersburg, FL	2.0	1.0	840	$1,360	$1.62	24d	1	0.73mi
7200 63rd St Unit 7250-D Pinellas Park, FL	2.0	1.0	845	$1,595	$1.89	24d	1	0.76mi
7380 63rd St Unit 90 Pinellas Park, FL	2.0	1.0	850	$1,300	$1.53	14d	1	0.79mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	1d	10	0.81mi
5038 54th Way N Saint Petersburg, FL	3.0	2.0	1366	$2,500	$1.83	24d	1	0.93mi
6398 Woodland Blvd Unit 1366035P Pinellas Park, FL	3.0	2.0	1367	$5,922	$4.33	16d	1	1.11mi
5136 68th St N Unit C St. Petersburg, FL	2.0	1.0	957	$1,700	$1.78	4d	1	1.12mi
5136 68th St N Unit B St. Petersburg, FL	3.0	1.0	1302	$1,900	$1.46	4d	1	1.12mi
5261 48th Ter N Saint Petersburg, FL	3.0	2.0	1283	$2,400	$1.87	11d	1	1.12mi
5410 70th Way N Saint Petersburg, FL	3.0	1.0	1160	$2,100	$1.81	4d	1	1.15mi
5410 70th Way N Saint Petersburg, FL	3.0	1.0	1354	$2,100	$1.55	3d	1	1.15mi
5290 48th Ave N Saint Petersburg, FL	3.0	1.0	1320	$2,415	$1.83	4d	1	1.16mi
6366 71st St N Pinellas Park, FL	2.0	2.0	970	$2,200	$2.27	24d	1	1.18mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	1.24mi
7140 55th Ave N Saint Petersburg, FL	3.0	2.0	1085	$2,000	$1.84	22d	1	1.24mi
4732 68th Ave N Pinellas Park, FL	2.0	3.0	1210	$2,000	$1.65	24d	1	1.27mi
5060 76th Ave N #409 Pinellas Park, FL	1.0	1.0	750	$1,295	$1.73	22d	1	1.28mi
6898 47th Ln N Pinellas Park, FL	3.0	2.5	1500	$2,525	$1.68	24d	1	1.28mi
7050 48th St N Pinellas Park, FL	3.0	1.5	1008	$2,350	$2.33	24d	1	1.29mi
6468 Bonnie Bay Cir N Pinellas Park, FL	2.0	2.0	970	$1,800	$1.86	14d	1	1.31mi
7238 55th Ave N Saint Petersburg, FL	2.0	2.0	1085	$1,899	$1.75	18d	1	1.32mi
4000 58th St N Kenneth City, FL	2.0	1.0	900	$1,649	$1.83	14d	4	1.34mi
7249 Parkside Villas Dr N Saint Petersburg, FL	2.0	2.0	956	$1,950	$2.04	24d	1	1.34mi
4711 Sunnydale Ln N Unit A St. Petersburg, FL	2.0	1.0	800	$1,750	$2.19	24d	1	1.34mi
7800 52nd St N Pinellas Park, FL	3.0	1.0	1163	$1,850	$1.59	24d	1	1.35mi
6641 80th Ave N Pinellas Park, FL	2.0	2.5	1269	$2,400	$1.89	24d	1	1.36mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-04
   days on market $110,000 Active 118 DOM
2. 2026-06-03
   days on market $110,000 Active 117 DOM
3. 2026-06-01
   days on market $110,000 Active 115 DOM
4. 2026-05-31
   days on market $110,000 Active 114 DOM
5. 2026-02-06
   listed $110,000 Active
6. 2026-01-14
   historical
7. 2025-09-26
   price $119,900
8. 2025-07-14
   listed $129,900 Active
9. 2024-11-29
   historical
10. 2024-11-21
    price $129,900
11. 2024-05-28
    price $139,900
12. 2024-01-11
    price $149,900
13. 2023-11-06
    price $159,900
14. 2023-05-28
    listed $169,900 Active
15. 1999-06-23
    soldstatus $29,000

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,583 · $132/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 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $23,708
• − Mortgage interest: −$6,162
• − Property taxes: −$1,583
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$2,760
• − Depreciation: −$3,200
• Taxable income: $541
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $1,665/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): 28,072
• Household income: $57,785
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1115.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 16% Asian 14% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 5%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 12% Vietnamese 7% Other Asian/Pacific 3%

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: ▼ -409.77%
• Current HPI: 348.546
• Rent YoY: ▼ -2.95%
• 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

+279.3% since first listed

11 events — show timeline

• 2026-02-06 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-28 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-11 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-06 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-28 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 1999-06-23 Sold (Public Records) $29,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,583 · -12.7% YoY. Source: county tax records.