2587 Countryside Blvd #6313 · Clearwater, FL 33761

$160,000

3 bd · 2.0 ba · 1,385 sqft · Condo public records · 44 Days on market

Built 1982 $653/mo HOA · 31% 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 +15.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. REDUCED AGAIN! Exceptional Value in Inverness – Spacious 55+ Condo with Resort-Style Living Discover one of the largest and most desirable units in the sought-after Inverness Condominium community. This bright, open-concept home sits in a secure key-entry building with elevator access and offers peaceful countryside views, low HOA fees, and no flood insurance required. Dramatic vaulted ceilings and a split-bedroom floorplan create a spacious, comfortable feel. The beautifully remodeled kitchen is a standout, featuring custom cabinetry with an abundance of drawers, sleek Corian countertops, and stainless steel appliances. It f

Key facts

• Custom cabinetry
• Corian countertops
• Remodeled kitchen

Tags

• ELEVATOR ACCESS
• REMODELED KITCHEN
• CUSTOM CABINETRY
• CORIAN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MASSIVE SCREENED-IN BALCONY

Property features AI

Finance

• Other: Unfurnished
• Financial info: Total annual HOA fees approximately $7,842.48; Lease restrictions apply
• HOA & community: HOA managed by Professional Bayway Management; Monthly HOA fee of $653.54 (includes cable TV, common area taxes, pool, escrow reserves, structure and grounds maintenance, recreational facilities, sewer, trash, and water); Association approval required; Community features include clubhouse, pool, and tennis courts; Cats allowed; Senior community

Exterior

• Parking: Assigned covered parking; Carport with 1 space
• Security: Key card entry; Smoke detectors
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; One story; West-facing; Third-floor unit (building has elevator)
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built as part of a multi-unit building (Building #6)
• Exterior features: Balcony; Tennis court(s); Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: High ceilings; Open floorplan; Solid surface counters; Split bedroom layout; Walk-in closets; Key card entry; Smoke detectors
• Laundry & utility: Washer; Dryer; Laundry inside unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $78 ($931/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Leila Davis Elementary School (math 66% / reading 69%, grade B+, #435 of 2,144 statewide, top 21%, 665 students, 35% FRL); Safety Harbor Middle School (math 45% / reading 43%, grade D, #327 of 571 statewide, top 57%, 974 students, 50% FRL); Countryside High School (math 25% / reading 45%, grade F, #379 of 667 statewide, top 58%, 1,741 students, 44% FRL).
• Market conditions: Rents flat; 205 active listings in the ZIP; 40 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).
• This rent runs 34% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k 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 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $160k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-26,684
• Equity at exit: $23,857

10-year hold

• IRR: -20.4%
• Equity multiple: 0.13×
• Total profit: $-38,883
• Equity at exit: $13,834

Cash invested: $44,800 (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 33761

• Rents YoY: 0.1%
• Active inventory: 205
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$839
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$67
• HOA: −$653
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $78

Break-even live

Break-even rent $2,040

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $168	-5% $123	+0% $78	+5% $32	+10% $-13
Rent	-10% $-91	-5% $-7	+0% $78	+5% $162	+10% $247
Rate	-1.0pp $158	-0.5pp $118	base $78	+0.5pp $36	+1.0pp $-6

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2581 Countryside Blvd Unit 304 Clearwater, FL	2.0	2.0	1200	$2,100	$1.75	25d	1	0.16mi
2690 Enterprise Rd E Clearwater, FL	1.0–2.0	1.0–2.0	1051	$2,564	$2.44	5d	9	0.34mi
2561 Forest Run Ct Clearwater, FL	3.0	2.0	1145	$2,000	$1.75	4d	1	0.35mi
2386 Sumatran Way #14 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	19d	1	0.46mi
2738 Haverhill Ct Clearwater, FL	4.0	2.0	1585	$2,950	$1.86	11d	1	0.50mi
2384 Tahitian Ln #28 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	25d	1	0.52mi
2524 Alexander Pl Clearwater, FL	1.0–3.0	1.0–2.0	991	$2,445	$2.47	3d	20	0.52mi
2471 Sumatran Way Clearwater, FL	2.0	2.0	1400	$1,500	$1.07	19d	2	0.53mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	5d	1	0.60mi
2713 Countryside Blvd #108 Clearwater, FL	2.0	2.0	1100	$1,850	$1.68	4d	1	0.63mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,999	$2.28	3d	28	0.69mi
2380 Timbercrest Cir W Clearwater, FL	4.0	2.0	1594	$2,800	$1.76	5d	1	0.71mi
2524 Newbern Ave Clearwater, FL	3.0	2.5	1740	$2,800	$1.61	25d	1	0.75mi
2360 Willow Tree Trl Unit 1546386P Clearwater, FL	4.0	2.0	1797	$5,463	$3.04	16d	1	0.75mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	0.85mi
2405 Franciscan Dr #23 Clearwater, FL	2.0	2.0	1400	$1,875	$1.34	22d	1	0.87mi
2773 Cypress Dr Unit C Clearwater, FL	3.0	2.0	1507	$2,400	$1.59	25d	1	0.89mi
2918 Deer Run N Clearwater, FL	3.0	2.0	1869	$2,951	$1.58	19d	1	0.90mi
2780 Cypress Dr Unit A Clearwater, FL	2.0	1.0	900	$1,749	$1.94	23d	1	0.94mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	12d	1	0.98mi
2307 Cumberland Cir Clearwater, FL	1.0–2.0	1.0–2.0	873	$2,099	$2.40	5d	15	0.98mi
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	0.99mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	5d	1	1.00mi
2780 Park Dr Unit D 4 Clearwater, FL	2.0	1.5	900	$1,625	$1.81	25d	1	1.02mi
2402 Ecuadorian Way #28 Clearwater, FL	2.0	2.0	1400	$1,900	$1.36	5d	1	1.05mi
2402 Ecuadorian Way Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	25d	2	1.05mi
2262 Swedish Dr #10 Clearwater, FL	2.0	2.0	1115	$2,000	$1.79	25d	1	1.06mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	1.08mi
2323 Surrey Ln Clearwater, FL	2.0	2.0	1280	$2,250	$1.76	23d	1	1.08mi
2378 Ecuadorian Way #38 Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	3d	1	1.08mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	5d	1	1.09mi
2359 Finlandia Ln Clearwater, FL	2.0	2.0–20.0	1100	$1,400	$1.27	19d	2	1.10mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	5d	1	1.10mi
2358 Ecuadorian Way #56 Clearwater, FL	2.0	2.0	1100	$1,500	$1.36	4d	1	1.11mi
1112 Glenwood Dr Dunedin, FL	3.0	3.0	1670	$2,700	$1.62	5d	1	1.13mi
2138 Timber Ln Clearwater, FL	2.0	2.0	1348	$2,800	$2.08	25d	1	1.16mi
2450 Canadian Way #26 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	25d	1	1.17mi
2361 Ecuadorian Way #45 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	5d	1	1.19mi
2999 Fieldbrook Pl Clearwater, FL	2.0	2.0	1164	$2,300	$1.98	25d	1	1.20mi
2971 Estancia Blvd #321 Clearwater, FL	2.0	2.0	995	$1,975	$1.98	5d	1	1.21mi

HOA detail condo

• Monthly dues: $653 · $7,836/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   statusdays on market $160,000 Pending 44 DOM
2. 2026-06-18
   days on market $160,000 Active 41 DOM
3. 2026-06-17
   days on market $160,000 Active 40 DOM
4. 2026-06-16
   days on market $160,000 Active 39 DOM
5. 2026-06-15
   days on market $160,000 Active 38 DOM
6. 2026-06-13
   pricedays on market $160,000 Active 36 DOM
7. 2026-06-09
   days on market $170,000 Active 32 DOM
8. 2026-06-08
   days on market $170,000 Active 31 DOM
9. 2026-06-07
   days on market $170,000 Active 30 DOM
10. 2026-06-04
    days on market $170,000 Active 27 DOM
11. 2026-06-03
    days on market $170,000 Active 26 DOM
12. 2026-06-01
    days on market $170,000 Active 24 DOM
13. 2026-05-31
    days on market $170,000 Active 23 DOM
14. 2026-05-08
    listed $180,000 Active
15. 1996-10-31
    soldstatus $76,000
16. 1994-08-30
    soldstatus $65,800
17. 1982-12-01
    soldstatus $79,900

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$694/yr (+$58/mo · 109.4%)

ⓘ 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 · 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: $25,659
• − Mortgage interest: −$8,962
• − Property taxes: −$634
• − Insurance: −$800
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$7,836
• − Depreciation: −$4,655
• Taxable loss: −$1,334
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $1,251/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): 18,290
• Household income: $74,728
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 336.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 83% English-only · Spanish 5% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -316.31%
• Current HPI: 281.6948
• Rent YoY: ▲ 0.11%
• 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

+125.3% since first listed

4 events — show timeline

• 2026-05-08 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 1996-10-31 Sold (Public Records) $76,000 Public Records
• 1994-08-30 Sold (Public Records) $65,800 Public Records
• 1982-12-01 Sold (Public Records) $79,900 Public Records

Property tax history

-5.5%/yr

Latest (2025): $634 · +9.5% YoY. Source: county tax records.