2583 Countryside Blvd · Clearwater, FL 33761

$200,000

3 bd · 2.0 ba · 1,320 sqft · Condo · 34 Days on market

Built 1988 Poor condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Cash flow +4.2/30.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied - call - make appt - knock & show this condo has more sq ft. approximately. Nice unit w/ no age limits in Bldg. Bring all buyers. Mainfloor Master & Bath - wide spiral stairs to lg loft w/ bath & closet. Roof replaced 2000, refrigerator 3 yrs, dishwasher 3 yrs, air handle syst - Parquet flrs in living areas.

Key facts

• New kitchen
• New baths
• New ceiling fans

Tags

• RENOVATED IN 2022
• NEW KITCHEN
• NEW BATHS
• NEW LIGHTS
• NEW CEILING FANS
• NEW APPLIANCES

Property features AI

Exterior

• Home design: Built in 1988
• Construction: 1988 construction
• Exterior features: Located in the Inverness Park subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

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 17d 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 35% 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 $6k 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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.
• Current owner paid $103k; list at $200k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% 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 $194,000 (3.0% 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 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.08% ✓
• Cap rate: 3.05%
• Cash-on-cash: -11.58%
• DSCR: 0.48
• GRM: 7.7

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: -43.5%
• Equity multiple: -0.29×
• Total profit: $-72,351
• Equity at exit: $29,821

10-year hold

• IRR: —
• Equity multiple: -1.30×
• Total profit: $-128,601
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA est. from 5 same-building comps: −$858
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-540

Break-even live

Break-even rent $2,836

Max offer price $121,797

Occupancy floor —

Sensitivity live

Price	-10% $-402	-5% $-471	+0% $-540	+5% $-610	+10% $-679
Rent	-10% $-710	-5% $-625	+0% $-540	+5% $-455	+10% $-370
Rate	-1.0pp $-440	-0.5pp $-490	base $-540	+0.5pp $-592	+1.0pp $-645

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: $50,000
• Closing costs: $6,000
• 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	26d	1	0.06mi
2561 Forest Run Ct Clearwater, FL	3.0	2.0	1145	$2,000	$1.75	4d	1	0.29mi
2690 Enterprise Rd E Clearwater, FL	1.0–2.0	1.0–2.0	1051	$2,564	$2.44	5d	9	0.36mi
2738 Haverhill Ct Clearwater, FL	4.0	2.0	1585	$2,950	$1.86	11d	1	0.39mi
2713 Countryside Blvd #108 Clearwater, FL	2.0	2.0	1100	$1,850	$1.68	4d	1	0.49mi
2524 Alexander Pl Clearwater, FL	1.0–3.0	1.0–2.0	991	$2,445	$2.47	3d	20	0.60mi
2386 Sumatran Way #14 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	19d	1	0.61mi
2524 Newbern Ave Clearwater, FL	3.0	2.5	1740	$2,800	$1.61	25d	1	0.63mi
2384 Tahitian Ln #28 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	26d	1	0.66mi
2471 Sumatran Way Clearwater, FL	2.0	2.0	1400	$1,500	$1.07	19d	2	0.67mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	6d	1	0.75mi
2918 Deer Run N Clearwater, FL	3.0	2.0	1869	$2,951	$1.58	19d	1	0.82mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,999	$2.28	3d	28	0.83mi
2380 Timbercrest Cir W Clearwater, FL	4.0	2.0	1594	$2,800	$1.76	5d	1	0.84mi
2773 Cypress Dr Unit C Clearwater, FL	3.0	2.0	1507	$2,400	$1.59	26d	1	0.85mi
2780 Cypress Dr Unit A Clearwater, FL	2.0	1.0	900	$1,749	$1.94	23d	1	0.89mi
2360 Willow Tree Trl Unit 1546386P Clearwater, FL	4.0	2.0	1797	$5,463	$3.04	16d	1	0.90mi
2307 Cumberland Cir Clearwater, FL	1.0–2.0	1.0–2.0	873	$2,099	$2.40	5d	15	0.93mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	26d	1	0.99mi
2780 Park Dr Unit D 4 Clearwater, FL	2.0	1.5	900	$1,625	$1.81	26d	1	1.00mi
2405 Franciscan Dr #23 Clearwater, FL	2.0	2.0	1400	$1,875	$1.34	22d	1	1.02mi
2999 Fieldbrook Pl Clearwater, FL	2.0	2.0	1164	$2,300	$1.98	26d	1	1.07mi
2971 Estancia Blvd #321 Clearwater, FL	2.0	2.0	995	$1,975	$1.98	5d	1	1.09mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	12d	1	1.13mi
3042 Eastland Blvd Unit H110 Clearwater, FL	2.0	2.0	1030	$1,700	$1.65	26d	1	1.13mi
3038 Eastland Blvd Unit F101 Clearwater, FL	2.0	2.0	1030	$1,775	$1.72	6d	1	1.13mi
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	26d	1	1.14mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	6d	1	1.15mi
1112 Glenwood Dr Dunedin, FL	3.0	3.0	1670	$2,700	$1.62	5d	1	1.16mi
2402 Ecuadorian Way #28 Clearwater, FL	2.0	2.0	1400	$1,900	$1.36	6d	1	1.20mi
2323 Surrey Ln Clearwater, FL	2.0	2.0	1280	$2,250	$1.76	23d	1	1.20mi
2652 N McMullen Booth Rd Clearwater, FL	1.0–3.0	1.0–2.0	1037	$2,154	$2.08	3d	15	1.20mi
2262 Swedish Dr #10 Clearwater, FL	2.0	2.0	1115	$2,000	$1.79	26d	1	1.20mi
2402 Ecuadorian Way Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	26d	2	1.20mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	1.23mi
2378 Ecuadorian Way #38 Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	3d	1	1.23mi
2257 Palmwood Dr Dunedin, FL	3.0	2.0	1150	$2,475	$2.15	6d	1	1.23mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	6d	1	1.24mi
2359 Finlandia Ln Clearwater, FL	2.0	2.0–20.0	1100	$1,400	$1.27	19d	2	1.25mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	5d	1	1.25mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-16
   status $200,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $200,000 Active 34 DOM
3. 2026-06-13
   days on market $200,000 Active 32 DOM
4. 2026-06-09
   days on market $200,000 Active 28 DOM
5. 2026-06-08
   days on market $200,000 Active 27 DOM
6. 2026-06-07
   days on market $200,000 Active 26 DOM
7. 2026-06-04
   days on market $200,000 Active 23 DOM
8. 2026-06-03
   days on market $200,000 Active 22 DOM
9. 2026-06-01
   days on market $200,000 Active 20 DOM
10. 2026-05-31
    days on market $200,000 Active 19 DOM
11. 2026-05-12
    listed $200,000 Active
12. 2004-09-15
    soldstatus $102,900 343-char remark

    Show marketing remark (343 chars)

    Tenant occupied - call - make appt - knock & show this condo has more sq ft. approximately. Nice unit w/ no age limits in Bldg. Bring all buyers. Mainfloor Master & Bath - wide spiral stairs to lg loft w/ bath & closet. Roof replaced 2000, refrigerator 3 yrs, dishwasher 3 yrs, air handle syst - Parquet flrs in living areas.

13. 2004-05-21
    listed $109,900 343-char remark

    Show marketing remark (343 chars)

    Tenant occupied - call - make appt - knock & show this condo has more sq ft. approximately. Nice unit w/ no age limits in Bldg. Bring all buyers. Mainfloor Master & Bath - wide spiral stairs to lg loft w/ bath & closet. Roof replaced 2000, refrigerator 3 yrs, dishwasher 3 yrs, air handle syst - Parquet flrs in living areas.

ⓘ 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 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,818
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$10,296
• − Depreciation: −$5,818
• Taxable loss: −$9,630
• Est. tax savings @ 24.0%: +$2,311
• After-tax cash flow: $-4,174/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including new kitchen, bathrooms, flooring, paint, roof, exterior, windows, HVAC, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major kitchen — No photos of kitchen
• Major bathrooms — No photos of bathrooms
• Major roof — No photos of roof
• Major exterior — No photos of exterior
• Major flooring — No photos of flooring
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both New kitchen and bathrooms — Modernizing the kitchen and bathrooms would significantly improve the home's appeal and functionality
• Both New flooring and paint — Updating the flooring and paint would enhance the home's aesthetic and value
• Both New roof and exterior siding — Re-roofing and updating the exterior would improve the home's curb appeal and durability
• Both New windows and HVAC system — Upgrading the windows and HVAC system would improve energy efficiency and comfort
• Both Landscaping and curb appeal — Enhancing the landscaping and curb appeal would make the home more attractive and inviting

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of kitchen	Major	$15,000–50,000
bathrooms · No photos of bathrooms	Major	$15,000–50,000
roof · No photos of roof	Major	$15,000–50,000
exterior · No photos of exterior	Major	$15,000–50,000
flooring · No photos of flooring	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both New kitchen and bathrooms — Modernizing the kitchen and bathrooms would significantly improve the home's appeal and functionality ↑
• Both New flooring and paint — Updating the flooring and paint would enhance the home's aesthetic and value ↑
• Both New roof and exterior siding — Re-roofing and updating the exterior would improve the home's curb appeal and durability ↑
• Both New windows and HVAC system — Upgrading the windows and HVAC system would improve energy efficiency and comfort ↑
• Both Landscaping and curb appeal — Enhancing the landscaping and curb appeal would make the home more attractive and inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+82.0% since first listed

3 events — show timeline

• 2026-05-12 Listed $200,000 FSBO.com
• 2004-09-15 Sold (MLS) $102,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-21 Listed $109,900 Stellar MLS as Distributed by MLS Grid