1600 Old Coachman Rd #303 · Clearwater, FL 33765

$129,900

2 bd · 1.0 ba · 672 sqft · SingleFamily · 123 Days on market

Built 1968 $190/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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this wonderfully renovated manufactured home in an awesome area of Clearwater! Located right next to Coachman Ridge Park, with walking trails leading to it, Alcove Mobile Home Park is a great community to call home! The park is full of walking paths, a swing set, tennis courts, and racquet ball courts! Great location for someone who is active, with access to the Dick Meisner trail, leading you to Safety Harbor! Oh, and even though the community doesn’t have a pool, you’re only ¼ of a mile from The Long Center, with a swimming pool and plenty of fitness classes, available at a discounted price with a Silver Sneakers Membership! The community is close to plenty o

Key facts

• Storage room
• Furnished home
• Walking trails

Tags

• RENOVATED MANUFACTURED HOME
• WALKING TRAILS
• SCREENED IN LANAI
• EXTENDED OUTDOOR LIVING SPACE
• STORAGE ROOM
• FURNISHED HOME

Property features AI

Finance

• Other: Property type: Residential, Mobile Home (Single Wide); Zoning: R-6
• Financial info: Total annual fees reported as $2,280
• HOA & community: Monthly association fee of $190; Association covers maintenance of grounds, recreational facilities, sewer, trash and water; Association name: Resource Property Management / Beth King; Buyer approval required; Clubhouse available; Senior community; Pets not allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One level; Faces west; No waterfront
• Construction: Metal siding; Other roof type; Built as a manufactured/mobile home
• Exterior features: Outdoor lighting; Asphalt/paved road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned heating; Zoned cooling
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen and family room combo; Living room and dining room combo; Open floor plan; Window treatments (blinds, drapes)
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools C-, 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.
• Market conditions: Rents falling (-4.6%/yr); 83 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $898 of loan paydown is wiped out by about $4k 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 123 days — a 12% lower offer ($114k) 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.

Risks & watch-outs

• Climate carrying-cost: 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1968 — 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: 1.22% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 6.8

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-14,789
• Equity at exit: $19,369

10-year hold

• IRR: -8.6%
• Equity multiple: 0.55×
• Total profit: $-16,443
• Equity at exit: $11,231

Cash invested: $36,372 (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 33765

• Home prices YoY: -31.8%
• Rents YoY: -4.6%
• Active inventory: 83
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$190
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $169

Break-even live

Break-even rent $1,377

Max offer price $129,900

Occupancy floor 84%

Sensitivity live

Price	-10% $259	-5% $214	+0% $169	+5% $124	+10% $80
Rent	-10% $44	-5% $106	+0% $169	+5% $232	+10% $295
Rate	-1.0pp $235	-0.5pp $202	base $169	+0.5pp $136	+1.0pp $101

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2481 NE Coachman Rd Clearwater, FL	1.0–2.0	1.0–2.0	762	$2,023	$2.65	2d	14	0.51mi
2060 Marilyn St #207 Clearwater, FL	1.0	1.0	750	$1,350	$1.80	18d	1	0.79mi
2060 Marilyn St #127 Clearwater, FL	1.0	1.0	750	$1,350	$1.80	25d	1	0.81mi
2625 Florida 590 Unit 1414 Clearwater, FL	1.0	1.0	600	$1,300	$2.17	25d	1	0.89mi
1730 Audrey Dr Unit 2 Clearwater, FL	1.0	1.0	700	$2,100	$3.00	25d	1	1.00mi
25 N Belcher Rd Clearwater, FL	1.0–2.0	1.0–2.0	780	$2,026	$2.60	3d	12	1.12mi
2317 Nash St Unit Priv Clearwater, FL	1.0	1.0	350	$1,695	$4.84	25d	1	1.20mi
1767 Leo Ln S Unit 104 Clearwater, FL	1.0	1.0	710	$1,395	$1.96	3d	1	1.26mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,500	$1.54	2d	12	1.27mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$2,296	$2.34	4d	16	1.29mi
1820 Sunset Point Rd Clearwater, FL	1.0–3.0	1.0–2.0	918	$1,668	$1.82	2d	17	1.30mi
631 N Keene Rd Unit S8 Clearwater, FL	1.0	1.0	710	$1,650	$2.32	25d	1	1.31mi
2366 Shelley St Clearwater, FL	1.0	1.0	585	$1,425	$2.44	15d	2	1.33mi
2366 Shelley St #12 Clearwater, FL	1.0	1.0	585	$1,550	$2.65	25d	1	1.33mi
24862 US Highway 19 N #3202 Clearwater, FL	1.0	1.0	600	$1,295	$2.16	5d	1	1.35mi
2353 Shelley St #11 Clearwater, FL	1.0	1.0	585	$1,150	$1.97	25d	1	1.36mi
300 Gunn Ave Unit 9 Clearwater, FL	1.0	1.0	525	$1,130	$2.15	25d	1	1.36mi
300 Gunn Ave Unit 7 Clearwater, FL	1.0	1.0	525	$1,150	$2.19	11d	1	1.36mi
308 Gunn Ave Unit 308 Clearwater, FL	1.0	1.0	650	$1,400	$2.15	18d	1	1.38mi
24862 U.S. 19 Unit 3202 1 Clearwater, FL	1.0	1.0	640	$1,295	$2.02	24d	1	1.40mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,402	$2.27	3d	34	1.41mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	25d	1	1.43mi
411 S Nimbus Ave Unit 3 Clearwater, FL	1.0	1.0	700	$1,395	$1.99	18d	1	1.47mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: waterpool

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 123 DOM
2. 2026-06-17
   days on market $129,900 Active 122 DOM
3. 2026-06-16
   days on market $129,900 Active 121 DOM
4. 2026-06-15
   days on market $129,900 Active 120 DOM
5. 2026-06-13
   days on market $129,900 Active 118 DOM
6. 2026-06-09
   days on market $129,900 Active 114 DOM
7. 2026-06-08
   days on market $129,900 Active 113 DOM
8. 2026-06-07
   days on market $129,900 Active 112 DOM
9. 2026-06-04
   days on market $129,900 Active 109 DOM
10. 2026-06-03
    days on market $129,900 Active 108 DOM
11. 2026-06-01
    days on market $129,900 Active 106 DOM
12. 2026-05-31
    days on market $129,900 Active 105 DOM
13. 2026-02-15
    listed $129,900 Active
14. 2025-01-17
    historical
15. 2024-08-14
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,094
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$2,280
• − Depreciation: −$3,779
• Taxable income: $105
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,006/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

• County: Pinellas County · 939,478 people
• City population: 170,933
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,808
• Household income: $69,199
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 604.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Two or more races 13% Black 8% Asian 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% Other Indo-European 6% 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: ▼ -146.56%
• Current HPI: 314.4864
• Rent YoY: ▼ -4.61%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-02-15 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-14 Listed $129,900 Stellar MLS as Distributed by MLS Grid