6250 Roosevelt Blvd #47 · South Highpoint, FL 33760

$44,900

2 bd · 2.0 ba · 784 sqft · Manufactured · 218 Days on market

Built 2024

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Key facts

• Billiards room
• Shuffleboard
• Senior community

Tags

• SENIOR COMMUNITY
• BILLIARDS ROOM
• SHUFFLEBOARD

Property features AI

Finance

• Other: Living area approximately 784
• Financial info: List price $44,400

Exterior

• Utilities: Electric service; Central air
• Home design: Condominium/unit; Single-story unit

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 2 full bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#267 in FL, #4,332 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: amenities F, employment D-.
• 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 (-7.1%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $310 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.96% ✓
• Cap rate: 35.52%
• Cash-on-cash: 104.39%
• DSCR: 5.64
• GRM: 2.1

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: —
• Equity multiple: 5.55×
• Total profit: $57,198
• Equity at exit: $6,695

10-year hold

• IRR: —
• Equity multiple: 10.50×
• Total profit: $119,480
• Equity at exit: $3,882

Cash invested: $12,572 (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 33760

• Rents YoY: -7.1%
• Active inventory: 129
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $1,094

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,125	-5% $1,109	+0% $1,094	+5% $1,078	+10% $1,063
Rent	-10% $953	-5% $1,023	+0% $1,094	+5% $1,164	+10% $1,234
Rate	-1.0pp $1,116	-0.5pp $1,105	base $1,094	+0.5pp $1,082	+1.0pp $1,070

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Roosevelt Blvd Clearwater, FL	1.0–2.0	1.0	795	$1,636	$2.06	15d	10	0.29mi
15648 Morgan St Unit B Clearwater, FL	2.0	1.0	825	$1,595	$1.93	11d	1	0.33mi
19137 US Highway 19 N Unit 2 Clearwater, FL	2.0	2.0	1062	$1,738	$1.64	25d	1	0.50mi
15301 58th St N Unit A Clearwater, FL	2.0	2.0	1000	$1,900	$1.90	17d	1	0.61mi
2878 Whitney Rd Unit A Clearwater, FL	2.0	2.0	1120	$1,725	$1.54	8d	1	0.66mi
14603 64th St N Clearwater, FL	3.0	2.0	1080	$1,900	$1.76	5d	1	0.70mi
15616 Avalon Ave #1 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	3d	1	0.70mi
15616 Avalon Ave #1 Clearwater, FL	2.0	1.0	850	$1,525	$1.79	3d	1	0.70mi
15616 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	14d	1	0.70mi
15616 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	804	$1,595	$1.98	5d	1	0.70mi
16485 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	984	$2,877	$2.92	2d	249	0.71mi
16485 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	984	$3,006	$3.06	18d	100	0.71mi
15950 Bay Vista Dr Unit 207 Clearwater, FL	1.0	1.0	565	$1,700	$3.01	8d	1	0.72mi
15950 Bay Vista Dr Unit 201 Clearwater, FL	2.0	2.0	950	$2,495	$2.63	8d	1	0.72mi
15950 Bay Vista Dr Unit 203 Clearwater, FL	2.0	2.0	896	$2,295	$2.56	25d	1	0.72mi
15950 Bay Vista Dr Unit 206 Clearwater, FL	2.0	2.0	800	$2,000	$2.50	8d	1	0.72mi
15414 Avalon Ave Unit 2 Clearwater, FL	2.0	1.0	830	$1,700	$2.05	5d	1	0.73mi
15406 Avalon Ave Unit 3 Clearwater, FL	2.0	1.0	850	$1,650	$1.94	3d	1	0.73mi
15406 Avalon Ave Unit 4 Clearwater, FL	2.0	1.0	850	$1,800	$2.12	5d	1	0.73mi
15000 Westminister Ave Unit A Clearwater, FL	2.0	1.0	840	$1,300	$1.55	25d	1	0.89mi
15149 Westminister Ave Unit A Clearwater, FL	3.0	1.0	1000	$1,775	$1.77	25d	1	0.89mi
1884 Clearbrooke Dr Clearwater, FL	2.0	2.0	997	$2,300	$2.31	25d	1	0.91mi
2913 Lichen Ln Unit A Clearwater, FL	2.0	1.0	752	$1,695	$2.25	8d	1	0.92mi
2900 Lichen Ln Unit B Clearwater, FL	2.0	1.5	853	$2,500	$2.93	25d	1	0.95mi
14330 58th St N Clearwater, FL	1.0–3.0	1.0–2.0	1161	$2,212	$1.90	2d	19	0.96mi
1851 Oak St Clearwater, FL	2.0	2.0	1117	$2,350	$2.10	5d	1	0.96mi
6262 142nd Ave N Clearwater, FL	2.0	1.5–2.0	1183	$1,725	$1.46	25d	2	0.99mi
15696 Bolesta Rd Unit B Clearwater, FL	2.0	1.0	845	$1,325	$1.57	25d	1	1.02mi
15696 Bolesta Rd Unit A Clearwater, FL	2.0	1.0	845	$1,350	$1.60	25d	1	1.02mi
6430 142nd Ave N Clearwater, FL	1.0–3.0	1.0–2.0	1216	$2,860	$2.35	2d	68	1.03mi
1834 Bough Ave #1 Clearwater, FL	2.0	1.0	758	$1,550	$2.04	11d	1	1.05mi
1819 Clearbrooke Dr Clearwater, FL	2.0	1.5	997	$2,125	$2.13	18d	1	1.06mi
7001 142nd Ave Largo, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	1.08mi
1839 Bough Ave Clearwater, FL	2.0	2.0	852	$1,675	$1.97	25d	1	1.08mi
1839 Bough Ave Unit B Clearwater, FL	2.0	1.5	852	$1,675	$1.97	5d	1	1.08mi
3827 Pine Cone Cir Clearwater, FL	2.0	1.5	975	$1,950	$2.00	5d	1	1.09mi
3616 Pine Cone Cir Clearwater, FL	2.0	2.0	1060	$1,800	$1.70	25d	1	1.09mi
3707 Pine Cone Cir Clearwater, FL	2.0	1.5	975	$1,900	$1.95	5d	1	1.09mi
4500 E Bay Dr #149 Clearwater, FL	2.0	2.0	1050	$1,850	$1.76	25d	1	1.18mi
4500 E Bay Dr #138 Clearwater, FL	2.0	2.0	1050	$1,350	$1.29	25d	1	1.18mi

Listing history 12 events

1. 2026-06-18
   days on market $44,900 Active 218 DOM
2. 2026-06-17
   days on market $44,900 Active 217 DOM
3. 2026-06-16
   days on market $44,900 Active 216 DOM
4. 2026-06-15
   days on market $44,900 Active 215 DOM
5. 2026-06-13
   days on market $44,900 Active 213 DOM
6. 2026-06-09
   days on market $44,900 Active 209 DOM
7. 2026-06-08
   days on market $44,900 Active 208 DOM
8. 2026-06-07
   days on market $44,900 Active 207 DOM
9. 2026-06-04
   days on market $44,900 Active 204 DOM
10. 2026-06-03
    days on market $44,900 Active 203 DOM
11. 2026-06-01
    pricedays on market $44,900 Active 201 DOM
12. 2026-05-31
    days on market $44,400 Active 200 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 20 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: $21,326
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$1,306
• Taxable income: $13,194
• Est. tax owed @ 24.0%: −$3,167
• After-tax cash flow: $9,957/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 — South Highpoint

• Score: 75/100
• State rank: #267
• US rank: #4332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Highpoint, FL
• County: Pinellas County · 939,478 people
• City population: 20,501
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 20,501
• Household income: $69,596
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 1311.0

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 56% Hispanic / Latino 17% Black 17% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 1%
• Common ancestry: Lithuanian 2% American 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 10% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -143.13%
• Current HPI: 258.297
• Rent YoY: ▼ -7.07%
• 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