1139 Harveys Ln · Clearwater, FL 33756

$99,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 8 Days on market

Built 1937 5,955 sqft lot

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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 +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. VALUE IS IN THE LAND. Prime redevelopment opportunity in Clearwater for builders and investors. This property is a complete tear-down and not livable. Do not enter the structure. Drive-by only; exterior viewing only. Approximately 5,955 square foot lot with strong potential for new construction. Buyer to verify all measurements, zoning, land use, and building requirements. Property is being sold AS IS. Financing is CASH only, and proof of funds are required to be submitted with all offers.

Key facts

• Strong potential
• New construction
• 5,955 sq ft lot

Tags

• REDEVELOPMENT OPPORTUNITY
• STRONG POTENTIAL
• NEW CONSTRUCTION

Property features AI

Finance

• Other: Total lot approximately 0.14 acres (about 553 m²)
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA association listed

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; One story; Faces west
• Construction: Frame construction; Other roof type; Other foundation
• Exterior features: Asphalt road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed; Wall/window unit(s) for cooling
• Interior features: No listed interior features
• Laundry & utility: No laundry (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 13.3% vs local median 3.0% 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 soft (-2.2%/yr); 363 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 33% of the median local income ($62k/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 $684 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.74% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $284,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1139 Harveys Ln	0.00mi	2/1.0	930 (0%)	0mo	$70,000	$75	100
1509 S Washington Ave	0.17mi	3/1.0 (+1)	920 (-1%)	6mo	$281,900	$306	81
1308 S Madison Ave	0.33mi	2/2.0	992 (+7%)	1mo	$325,000	$328	69
824 Hall St	0.60mi	2/1.0	918 (-1%)	3mo	$245,000	$267	67
1485 S Prescott Ave	0.39mi	3/1.0 (+1)	875 (-6%)	2mo	$300,000	$343	66
1573 S Jefferson Ave	0.43mi	2/1.0	984 (+6%)	8mo	$310,000	$315	64
1520 S Michigan Ave	0.22mi	2/2.0	1,009 (+8%)	10mo	$120,000	$119	63
921 Grand Central St	0.57mi	2/1.0	912 (-2%)	11mo	$300,000	$329	61
1301 Milton St	0.61mi	2/1.0	898 (-3%)	9mo	$334,900	$373	58
1518 Scranton Ave	0.34mi	3/2.0 (+1)	1,060 (+14%)	1mo	$287,500	$271	51
1410 Lime St	0.71mi	2/1.5	1,000 (+8%)	11mo	$306,000	$306	43
1244 Byron Ave	0.70mi	3/1.0 (+1)	1,027 (+10%)	10mo	$290,000	$282	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.58×
• Total profit: $15,999
• Equity at exit: $14,761

10-year hold

• IRR: 21.2%
• Equity multiple: 2.53×
• Total profit: $42,402
• Equity at exit: $8,560

Cash invested: $27,720 (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 33756

• Rents YoY: -2.2%
• Active inventory: 363
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$519
• Tax from tax record: −$221 /mo · $2,653/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $581

Break-even live

Break-even rent $989

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $637	-5% $609	+0% $581	+5% $553	+10% $525
Rent	-10% $445	-5% $513	+0% $581	+5% $649	+10% $717
Rate	-1.0pp $631	-0.5pp $606	base $581	+0.5pp $555	+1.0pp $529

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,950	$1.90	25d	1	0.27mi
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,995	$1.95	12d	1	0.27mi
1532 S Washington Ave Clearwater, FL	3.0	2.0	954	$1,500	$1.57	5d	1	0.27mi
1538 S Martin Luther King Jr Ave Clearwater, FL	2.0	1.0	650	$1,625	$2.50	25d	1	0.29mi
941 Lakeview Rd Clearwater, FL	1.0	1.0	550	$1,199	$2.18	19d	1	0.38mi
1119 Tuskawilla Dr Clearwater, FL	2.0	1.0	603	$1,500	$2.49	3d	23	0.39mi
1562 S Jefferson Ave Clearwater, FL	1.0	1.0	870	$1,250	$1.44	17d	1	0.40mi
629 Wildwood Way Clearwater, FL	2.0	1.0	768	$1,400	$1.82	21d	1	0.42mi
627 Wildwood Way Clearwater, FL	2.0	1.0	768	$1,400	$1.82	21d	1	0.43mi
625 Wildwood Way Clearwater, FL	2.0	1.0	768	$1,400	$1.82	21d	1	0.43mi
1587 Scranton Ave Unit B Clearwater, FL	2.0	1.0	665	$1,450	$2.18	25d	1	0.46mi
1319 Boylan Ave Clearwater, FL	2.0	1.0	800	$1,550	$1.94	25d	1	0.47mi
1552 S Myrtle Ave Clearwater, FL	2.0	1.5	750	$1,750	$2.33	16d	1	0.50mi
1552 S Myrtle Ave Clearwater, FL	3.0	2.0	900	$1,950	$2.17	8d	1	0.50mi
1516 Carmel Ave Clearwater, FL	2.0	1.0	740	$1,650	$2.23	5d	1	0.51mi
1245 S Martin Luther King Jr Ave #104 Clearwater, FL	2.0	2.0	1120	$1,495	$1.33	5d	1	0.54mi
1216 S Missouri Ave Clearwater, FL	1.0–2.0	1.0–2.0	835	$2,000	$2.40	3d	6	0.59mi
1216 S Missouri Ave Clearwater, FL	1.0–2.0	1.0–2.0	835	$2,100	$2.51	25d	5	0.59mi
1007 Hawkins St Unit A Clearwater, FL	2.0	1.0	784	$1,845	$2.35	25d	1	0.59mi
1224 S Missouri Ave #903 Clearwater, FL	1.0	1.0	730	$2,250	$3.08	25d	1	0.60mi
713 Smith St Clearwater, FL	1.0	1.0	814	$1,595	$1.96	4d	1	0.64mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	17d	1	0.64mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	25d	1	0.64mi
1120 Wyatt St Clearwater, FL	1.0	1.0	600	$1,150	$1.92	19d	1	0.67mi
1406 Lemon St Clearwater, FL	2.0	1.5	1020	$1,990	$1.95	25d	1	0.68mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,499	$2.60	3d	25	0.69mi
811 Lotus Path Unit 2 Clearwater, FL	2.0	1.0	700	$1,699	$2.43	25d	1	0.70mi
915 Ewing Ave Clearwater, FL	2.0	1.0	752	$1,400	$1.86	25d	1	0.76mi
1009 Chester Dr Clearwater, FL	3.0	2.0	1105	$2,500	$2.26	12d	1	0.89mi
701 S Madison Ave Clearwater, FL	2.0	2.0	965	$1,998	$2.07	3d	6	0.92mi
612 Sally Ln S Unit 14 Clearwater, FL	1.0	1.0	750	$1,500	$2.00	25d	1	0.96mi
1432 Lotus Path Clearwater, FL	2.0	1.0	900	$1,750	$1.94	12d	1	0.97mi
711 S Lincoln Ave Clearwater, FL	1.0–2.0	1.0	860	$1,660	$1.93	3d	8	0.99mi
1100 Turner St Clearwater, FL	1.0	1.5	900	$1,750	$1.94	4d	2	1.03mi
600 S Betty Ln Apt 7 Clearwater, FL	1.0	1.0	680	$1,225	$1.80	25d	1	1.04mi
1524 Lakeview Rd Clearwater, FL	2.0	2.0	1100	$1,395	$1.27	25d	1	1.06mi
250 Rosery Rd NW #283 Largo, FL	2.0	1.0	764	$1,395	$1.83	21d	1	1.07mi
1221 Court St Unit 1 Clearwater, FL	2.0	1.0	1000	$1,800	$1.80	25d	1	1.09mi
1416 Druid Rd E Clearwater, FL	2.0	1.0	864	$2,150	$2.49	5d	1	1.11mi
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	3d	1	1.11mi

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-28
   listed $99,000 Active

ⓘ 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: $2,653 · $221/mo
• Projected year-2 tax: $2,653 · $221/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 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 · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,698
• − Mortgage interest: −$5,546
• − Property taxes: −$2,653
• − Insurance: −$495
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$2,880
• Taxable income: $5,812
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $5,578/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): 32,201
• Household income: $61,872
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1868.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Black 11% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -438.74%
• Current HPI: 354.6792
• Rent YoY: ▼ -2.22%
• 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

2 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.8%/yr

Latest (2025): $2,653 · +59.2% YoY. Source: county tax records.