4086 72nd Way N #57 · West Lealman, FL 33709

$110,000

2 bd · 1.0 ba · 600 sqft · Manufactured public records · 156 Days on market

Built 1967 12 ac lot $225/mo HOA · 14% of rent

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Immaculate and move-in ready residence in a well-maintained community! This updated home boasts numerous major improvements including a new AC installed 2023, new roof installed 2024, and new luxury-style flooring installed 2021 throughout. Recent enhancements also include updated plumbing, a beautifully updated bathroom, new vapor barrier, and added insulation for comfort and efficiency. Inside, enjoy an open floor plan with bright living spaces, modern finishes, and thoughtful upgrades — perfect for comfortable everyday living. Located near shopping, dining, recreation, and major commute routes, this property offers a rare combination of turnkey condition and value. Don’t miss

Key facts

• New flooring
• New vapor barrier
• New ac

Tags

• NEW AC
• NEW ROOF
• NEW FLOORING
• UPDATED PLUMBING
• UPDATED BATHROOM
• NEW VAPOR BARRIER

Property features AI

Finance

• Other: Furnished; No water source specified (listed as none); Public records list living area ~600 square feet and building area total ~1,246 square feet
• Financial info: Total annual fees $2,700; total monthly fees $225
• HOA & community: Magnolia Manor HOA; monthly fee $225 (includes pool and recreational facilities); Community amenities: clubhouse, laundry, pool; Senior community (55+); Pets not allowed; Full-time management

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Water connected; Electricity connected; Broadband/high-speed internet available
• Home design: Residential mobile home (single wide); One story; Faces northeast; Entry level: one
• Construction: Metal frame construction; Metal siding; Membrane roof; Pillar/post/pier foundation; Built on a 12.4-acre parcel (approx. 10 to less than 20 acres)
• Exterior features: Awnings; Hurricane shutters; Private mailbox; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 37% of the median local income ($54k/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 156 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $25k; list at $110k implies a 342% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $70,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4235 72nd Way N #99	0.10mi	2/1.5	588 (-2%)	3mo	$88,000	$150	88
4100 72nd Way N #56	0.01mi	1/1.0 (-1)	552 (-8%)	13mo	$59,000	$107	70
7801 34th Ave N #11	0.61mi	1/1.0 (-1)	552 (-8%)	9mo	$65,000	$118	46

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $918
• Equity at exit: $16,401

10-year hold

• IRR: 8.0%
• Equity multiple: 1.54×
• Total profit: $16,739
• 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 33709

• Rents YoY: 1.0%
• Active inventory: 309
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$577
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$46
• HOA: −$225
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $343

Break-even live

Break-even rent $1,197

Max offer price $110,000

Occupancy floor 74%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7317 46th Ave N Unit 4 St. Petersburg, FL	1.0	1.0	528	$1,200	$2.27	14d	1	0.36mi
4801 71st St N St Petersburg, FL	2.0	1.0	726	$1,900	$2.62	18d	1	0.48mi
4801 71st St N Saint Petersburg, FL	2.0	1.0	726	$1,900	$2.62	4d	1	0.48mi
6801 48th Ave N Unit B St. Petersburg, FL	1.0	1.0	650	$1,525	$2.35	24d	1	0.59mi
4701 68th St N Saint Petersburg, FL	1.0	1.0	700	$1,099	$1.57	24d	1	0.60mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,400	$2.24	24d	1	0.61mi
7801 34th Ave N #88 Saint Petersburg, FL	2.0	1.0	624	$1,300	$2.08	2d	1	0.61mi
3556 66th St N St. Petersburg, FL	1.0	1.0	610	$1,300	$2.13	14d	1	0.69mi
6538 42nd Ave N Unit 7 Kenneth City, FL	2.0	1.0	648	$2,000	$3.09	24d	1	0.70mi
5140 70th St N Unit 3 St. Petersburg, FL	1.0	1.0	450	$1,200	$2.67	24d	1	0.70mi
7045 30th Ave N Saint Petersburg, FL	1.0–2.0	1.0–2.0	825	$1,595	$1.93	7d	1	0.71mi
3980 64th St N Saint Petersburg, FL	1.0–2.0	1.0–2.0	707	$1,500	$2.12	3d	6	0.86mi
5411 70th Ln N Saint Petersburg, FL	2.0	1.0	600	$1,800	$3.00	24d	1	0.88mi
6522 54th Ave N Saint Petersburg, FL	1.0–3.0	1.0–2.0	892	$1,600	$1.79	2d	10	1.02mi
5257 81st Ln N #6 Saint Petersburg, FL	1.0	1.0	745	$1,375	$1.85	24d	1	1.10mi
6939 Stones Throw Cir N #6207 Saint Petersburg, FL	1.0	1.0	680	$1,595	$2.35	24d	1	1.31mi
5255 62nd St N Kenneth City, FL	1.0–3.0	1.0–2.0	1000	$1,538	$1.54	2d	2	1.39mi
6908 Stones Throw Cir N #10208 Saint Petersburg, FL	2.0	1.5	730	$1,900	$2.60	15d	1	1.40mi
8800 Bay Pines Blvd #320 Saint Petersburg, FL	1.0	1.0	506	$2,200	$4.35	4d	1	1.43mi
1699 68th St N Saint Petersburg, FL	3.0	1.0–2.0	775	$1,975	$2.55	2d	43	1.46mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 156 DOM
2. 2026-06-17
   days on market $110,000 Active 155 DOM
3. 2026-06-16
   days on market $110,000 Active 154 DOM
4. 2026-06-15
   days on market $110,000 Active 153 DOM
5. 2026-06-13
   days on market $110,000 Active 151 DOM
6. 2026-06-09
   days on market $110,000 Active 147 DOM
7. 2026-06-08
   days on market $110,000 Active 146 DOM
8. 2026-06-07
   days on market $110,000 Active 145 DOM
9. 2026-06-04
   days on market $110,000 Active 142 DOM
10. 2026-06-03
    days on market $110,000 Active 141 DOM
11. 2026-06-01
    days on market $110,000 Active 139 DOM
12. 2026-05-31
    days on market $110,000 Active 138 DOM
13. 2026-01-13
    listed $110,000 Active
14. 2025-01-11
    historical
15. 2024-11-01
    listed $129,900 Active
16. 2003-11-14
    soldstatus $24,900

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $19,566
• − Mortgage interest: −$6,162
• − Property taxes: −$1,171
• − Insurance: −$550
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$2,700
• − Depreciation: −$3,200
• Taxable income: $2,653
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,478/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

+341.8% since first listed

4 events — show timeline

• 2026-01-13 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2003-11-14 Sold (Public Records) $24,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,171 · +1.7% YoY. Source: county tax records.