200 N Bayshore Blvd #105 · Clearwater, FL 33759

$104,900

1 bd · 1.0 ba · 550 sqft · Condo public records · 116 Days on market

Built 1972 $417/mo HOA · 25% 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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. SEE AND COMPARE !! Ground floor unit has front and back entry. Modern kitchen with appliances. Bath has walk in shower, modern fixtures. Warm wood terrazzo throughout. has 20 foot deck screened. Front has water view of coopers bayou. minutes from safety harbor, McMullen Bridge, Courtney Campbell causeway. LAUNDRY owner is a licensed real estate agent

Key facts

• Ground floor unit
• Front and back entry
• 20 foot deck

Tags

• GROUND FLOOR UNIT
• FRONT AND BACK ENTRY
• MODERN KITCHEN
• WALK IN SHOWER
• MODERN FIXTURES
• 20 FOOT DECK

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Total annual association fees $5,004; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $417; Association fees include pool, clubhouse, fitness center, tennis courts, management, insurance, maintenance (structure and grounds), water, sewer, trash, and common area taxes; Association approval required; Pets allowed (cats and dogs) with limits; max pet weight 25 lbs; Buyer approval required for community; Condo fees paid monthly

Exterior

• Parking: Private mailbox (building amenity)
• Security: Buyer approval required for association (community requirement)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One level; Faces east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of Building 200
• Exterior features: Outdoor grill; Private mailbox; Rain gutters; Sidewalk; Sliding doors; Storage; Tennis courts; Bayou water view

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator
• Laundry & utility: Laundry in common area with corridor access

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Safety Harbor Elementary School (math 63% / reading 66%, grade B, #525 of 2,144 statewide, top 26%, 657 students, 49% FRL) — zoned schools at 49% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 51% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Pinellas average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-5.6%/yr); 116 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $725 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 116 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1972 — 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. 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. 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 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: 1.60% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 5.2

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: -15.0%
• Equity multiple: 0.49×
• Total profit: $-15,039
• Equity at exit: $15,641

10-year hold

• IRR: -18.1%
• Equity multiple: 0.24×
• Total profit: $-22,356
• Equity at exit: $9,070

Cash invested: $29,372 (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 33759

• Rents YoY: -5.6%
• Active inventory: 116
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$550
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$417
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $103

Break-even live

Break-even rent $1,552

Max offer price $104,900

Occupancy floor 89%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	24d	1	0.41mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	7d	1	0.45mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	16d	1	0.47mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	0.47mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	24d	1	0.48mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	0.54mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$3,691	$4.22	4d	49	0.82mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$2,184	$1.82	3d	27	0.83mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,279	$1.37	3d	9	0.96mi
1160 7th St S Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	7d	1	1.26mi
1158 7th St S Unit 1160 Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	7d	1	1.27mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,225	$1.26	1d	12	1.39mi
2729 Seville Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1057	$1,695	$1.60	1d	33	1.46mi

HOA detail condo

• Monthly dues: $417 · $5,004/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-12
   status Pending
2. 2026-03-01
   price $104,900
3. 2026-02-04
   price $109,500
4. 2026-01-31
   price $114,500
5. 2026-01-16
   listed $124,900 Active
6. 2025-12-11
   price $124,900
7. 2025-12-10
   historical
8. 2025-10-19
   listed $114,900 Active
9. 2025-04-18
   historical
10. 2025-02-22
    listed $124,900 Active
11. 2006-04-13
    soldstatus $80,000
12. 2000-12-08
    soldstatus $32,000
13. 1998-12-31
    soldstatus $29,500
14. 1998-10-20
    soldstatus $24,000
15. 1981-02-01
    soldstatus $28,500

ⓘ 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $20,194
• − Mortgage interest: −$5,876
• − Property taxes: −$1,790
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$5,004
• − Depreciation: −$3,052
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,255/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): 17,557
• Household income: $67,492
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1209.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 14% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 16% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -249.16%
• Current HPI: 343.0721
• Rent YoY: ▼ -5.57%
• 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

+268.1% since first listed

15 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $109,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Price Changed $114,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-19 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-22 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-13 Sold (Public Records) $80,000 Public Records
• 2000-12-08 Sold (Public Records) $32,000 Public Records
• 1998-12-31 Sold (Public Records) $29,500 Public Records
• 1998-10-20 Sold (Public Records) $24,000 Public Records
• 1981-02-01 Sold (Public Records) $28,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,790 · +6.0% YoY. Source: county tax records.