1799 N Highland Ave #68 · Clearwater, FL 33755

$108,500

1 bd · 1.0 ba · 571 sqft · Condo public records · 100 Days on market

Built 1971 $475/mo HOA · 35% of rent

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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 +11.4/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

NICE 1BR 1 BATH CONDO, GREAT FOR 2ND HOME, STUDENT, WINTER HOME ETC

Key facts

• $475 HOA
• Community pool
• Built 1971

Property features AI

Finance

• Other: Unfurnished; Directions: Highland Ave north to address
• Financial info: Total monthly fees $475; Total annual fees $5,700; Lease restrictions apply
• HOA & community: Association: COLLETTE CIBERTI; Monthly condo fee $475 (includes cable TV, common area taxes, pool, escrow reserves fund, insurance, structure and grounds maintenance, private road maintenance, recreational facilities); Community pool; Pets allowed (max 35 lbs)

Exterior

• Utilities: Public sewer; Cable connected; Electricity connected; No water source listed
• Home design: Residential condominium; One story; Faces east; Second-floor unit
• Construction: Block construction; Built-up roof; Slab foundation; Built in 1 story
• Exterior features: Balcony; Asphalt road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $-37 ($-441/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (6.0% below list).
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 2.9% in Clearwater — 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 82/100 on livability (#60 in FL, #988 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-.
• 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: Sandy Lane Elementary School (math 32% / reading 22%, grade F, #1,969 of 2,144 statewide, top 94%, 304 students, 85% FRL); Dunedin Highland Middle School (math 53% / reading 52%, grade C+, #213 of 571 statewide, top 38%, 899 students, 53% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL).
• Market conditions: Rents soft (-2.2%/yr); 265 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $750 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 100 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $108k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,735 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 6.6

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: -23.7%
• Equity multiple: 0.22×
• Total profit: $-23,705
• Equity at exit: $16,178

10-year hold

• IRR: -41.1%
• Equity multiple: -0.26×
• Total profit: $-38,226
• Equity at exit: $9,381

Cash invested: $30,380 (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 33755

• Rents YoY: -2.2%
• Active inventory: 265
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$569
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$45
• HOA: −$475
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-37

Break-even live

Break-even rent $1,423

Max offer price $102,010

Occupancy floor 98%

Sensitivity live

Price	-10% $25	-5% $-6	+0% $-37	+5% $-67	+10% $-98
Rent	-10% $-145	-5% $-91	+0% $-37	+5% $18	+10% $72
Rate	-1.0pp $18	-0.5pp $-9	base $-37	+0.5pp $-65	+1.0pp $-93

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1799 N Highland Ave #74 Clearwater, FL	1.0	1.0	571	$1,195	$2.09	26d	1	0.02mi
1767 Leo Ln S Unit 104 Clearwater, FL	1.0	1.0	710	$1,395	$1.96	4d	1	0.73mi
1731 Overbrook Ave Clearwater, FL	2.0	1.0	702	$1,245	$1.77	26d	1	0.74mi
1389 Hibiscus St Unit Guest House Clearwater, FL	—	1.0	400	$1,295	$3.24	15d	1	0.76mi
2099 Kings Hwy #1 Clearwater, FL	1.0	1.0	686	$1,450	$2.11	9d	1	0.83mi
698 Union St Dunedin, FL	—	1.0	420	$1,000	$2.38	4d	1	0.88mi
1820 Sunset Point Rd Clearwater, FL	1.0–3.0	1.0–2.0	918	$1,453	$1.58	0d	16	0.89mi
1283 Palm St Unit C Clearwater, FL	—	1.0	475	$995	$2.09	9d	1	0.95mi
1420 Oak Hill Dr #104 Dunedin, FL	1.0	1.0	610	$1,600	$2.62	26d	1	1.02mi
1142 Sunset Point Rd Clearwater, FL	2.0	1.0	650	$1,518	$2.33	4d	6	1.03mi
1109 1/2 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	21d	1	1.12mi
1109 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	6d	1	1.12mi
1102 Sunset Point Rd #2 Clearwater, FL	1.0	1.0	700	$1,377	$1.97	26d	1	1.13mi
631 N Keene Rd Unit S8 Clearwater, FL	1.0	1.0	710	$1,650	$2.32	26d	1	1.19mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	932	$1,931	$2.07	0d	13	1.19mi
313 N Jupiter Ave Clearwater, FL	2.0	1.0	700	$1,495	$2.14	9d	1	1.24mi
1705 Apache Trl Clearwater, FL	1.0–2.0	1.0	432	$1,075	$2.49	3d	1	1.25mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$1,460	$1.55	0d	41	1.25mi
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,214	$1.37	0d	8	1.26mi
1463 Drew St Unit B Clearwater, FL	1.0	1.0	500	$1,095	$2.19	26d	1	1.27mi
885 Beltrees St #7 Dunedin, FL	1.0	1.0	550	$1,300	$2.36	0d	1	1.29mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	26d	1	1.29mi
1458 Grove St Clearwater, FL	1.0	1.0	625	$1,295	$2.07	23d	1	1.29mi
912 Engman St Clearwater, FL	2.0	1.0	625	$1,600	$2.56	26d	1	1.29mi
119 N Evergreen Ave Unit 203 Clearwater, FL	1.0	1.0	500	$1,150	$2.30	26d	1	1.33mi
27 N San Remo Ave Unit A Clearwater, FL	2.0	1.0	625	$1,297	$2.08	4d	1	1.34mi
2035 Edgewater Dr #10 Clearwater, FL	1.0	1.0	630	$1,290	$2.05	26d	1	1.39mi
2035 Edgewater Dr Unit 6 Clearwater, FL	1.0	1.0	630	$1,340	$2.13	26d	1	1.39mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	4d	1	1.40mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	6d	1	1.40mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,125	$1.24	9d	2	1.42mi
1221 Drew St Unit A21 Clearwater, FL	2.0	1.0	705	$1,300	$1.84	4d	1	1.46mi
1221 Drew St Clearwater, FL	1.0	1.0	777	$1,600	$2.06	23d	1	1.47mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	26d	1	1.47mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,795	$2.76	0d	1	1.47mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	6d	1	1.49mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $108,500 Active 100 DOM
2. 2026-06-17
   days on market $108,500 Active 99 DOM
3. 2026-06-16
   days on market $108,500 Active 98 DOM
4. 2026-06-15
   days on market $108,500 Active 97 DOM
5. 2026-06-13
   days on market $108,500 Active 95 DOM
6. 2026-06-09
   days on market $108,500 Active 91 DOM
7. 2026-06-08
   days on market $108,500 Active 90 DOM
8. 2026-06-07
   days on market $108,500 Active 89 DOM
9. 2026-06-04
   days on market $108,500 Active 86 DOM
10. 2026-06-03
    days on market $108,500 Active 85 DOM
11. 2026-06-01
    days on market $108,500 Active 83 DOM
12. 2026-05-31
    days on market $108,500 Active 82 DOM
13. 2026-03-10
    listed $108,500 Active
14. 2001-10-17
    soldstatus $29,500
15. 1997-04-29
    soldstatus $22,500

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $901 · $75/mo
• Expected delta: +$480/yr (+$40/mo · 114.3%)

ⓘ 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 · 27 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,519
• − Mortgage interest: −$6,078
• − Property taxes: −$420
• − Insurance: −$542
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$5,700
• − Depreciation: −$3,156
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $44/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 — Clearwater

• Score: 82/100
• State rank: #60
• US rank: #988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearwater, FL
• County: Pinellas County · 939,478 people
• City population: 170,933
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,476
• Household income: $62,886
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1511.0

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 54% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Italian 2% Arab 1%
• Foreign-born: 15% · Canada
• Languages at home: 78% English-only · Spanish 13% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -472.62%
• Current HPI: 351.4973
• Rent YoY: ▼ -2.20%
• 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

+382.2% since first listed

3 events — show timeline

• 2026-03-10 Listed $108,500 Stellar MLS as Distributed by MLS Grid
• 2001-10-17 Sold (Public Records) $29,500 Public Records
• 1997-04-29 Sold (Public Records) $22,500 Public Records