2996 Mission Dr E Unit 60E · Clearwater, FL 33759

$119,900

2 bd · 2.0 ba · 886 sqft · Condo public records · 88 Days on market

Built 1971 $660/mo HOA · 36% 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 +16.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice and Bright, well maintained condo. Patio doors to finished Fl Room can be removed to expand living room. Lots of closets so hall linen closet can be converted to house stack washer/dryer combination. Walking distance to clubhouse/pool. & shopping/restaurants.

Key facts

• Double sink
• Laundry closet
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• GAS RANGE
• DOUBLE SINK
• WOOD CABINETRY
• LAUNDRY CLOSET

Property features AI

Finance

• Other: Senior community; Pets not allowed; Irrigation equipment installed
• Financial info: Total monthly HOA fees: $660.13; Total annual HOA fees: $7,921.56; Lease restrictions apply
• HOA & community: HOA required with monthly fee of $660.13; Buyer approval required for association; Association amenities include clubhouse, pool, fitness center, laundry, maintenance, recreation facilities, shuffleboard court, cable TV; Association fee covers cable TV, pool, escrow reserves, gas, insurance, internet, structure and grounds maintenance, management, pest control, recreational facilities, sewer, trash and water

Exterior

• Parking: Assigned parking; Covered parking; On-street parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; High-speed internet/BB/HS available; Sewer connected; Water connected
• Home design: Residential villa; One-story; Faces south; Homestead exempt
• Construction: Stucco and frame construction; Built-Up roof; Slab foundation; Built as part of a villa community
• Exterior features: Lighting; Private mailbox; Rain gutters; Sidewalk; Storage; Heated pool

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms; Bonus room
• Flooring: Bamboo flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; Window treatments; Blinds; Shutters
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $61 ($728/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% 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: Mcmullen-Booth Elementary School (math 44% / reading 46%, grade D-, #1,271 of 2,144 statewide, top 60%, 458 students, 63% 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) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents falling (-5.6%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 32% of the median local income ($67k/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 $829 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 88 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $28k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 5.5

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: -18.2%
• Equity multiple: 0.39×
• Total profit: $-20,543
• Equity at exit: $17,877

10-year hold

• IRR: -25.6%
• Equity multiple: 0.04×
• Total profit: $-32,081
• Equity at exit: $10,367

Cash invested: $33,572 (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 33759

• Rents YoY: -5.6%
• Active inventory: 116
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$50
• HOA: −$660
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $61

Break-even live

Break-even rent $1,747

Max offer price $119,900

Occupancy floor 92%

Sensitivity live

Price	-10% $129	-5% $95	+0% $61	+5% $27	+10% $-7
Rent	-10% $-83	-5% $-11	+0% $61	+5% $133	+10% $205
Rate	-1.0pp $121	-0.5pp $91	base $61	+0.5pp $30	+1.0pp $-2

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2973 Feather Dr Clearwater, FL	2.0	1.0	812	$1,450	$1.79	25d	1	0.05mi
3021 State Road 590 Clearwater, FL	1.0–3.0	1.0–2.0	977	$1,788	$1.83	3d	28	0.06mi
1403 Arrowhead Cir W Unit 13E Clearwater, FL	2.0	2.0	886	$1,750	$1.98	25d	1	0.23mi
1285 Mission Hills Blvd Unit 36B Clearwater, FL	2.0	1.0	812	$1,500	$1.85	5d	1	0.25mi
1301 Fairwood Ave Clearwater, FL	3.0	2.0	1104	$2,355	$2.13	6d	1	0.46mi
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	6d	1	0.61mi
1602 Brigadoon Dr Clearwater, FL	2.0	1.5	896	$1,800	$2.01	6d	1	0.64mi
1160 7th St S Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	9d	1	0.87mi
1158 7th St S Unit 1160 Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	9d	1	0.88mi
1730 Audrey Dr Unit 2 Clearwater, FL	1.0	1.0	700	$2,100	$3.00	25d	1	0.90mi
420 N Bayshore Blvd #102 Clearwater, FL	2.0	2.0	1030	$1,680	$1.63	6d	1	0.90mi
2625 Florida 590 Unit 1414 Clearwater, FL	1.0	1.0	600	$1,300	$2.17	25d	1	0.95mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,309	$1.26	4d	27	1.00mi
1003 S Bayshore Blvd #103 Safety Harbor, FL	2.0	2.0	900	$2,300	$2.56	25d	1	1.03mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,500	$1.54	3d	12	1.10mi
500 9th Ave S Apt B3 Safety Harbor, FL	2.0	2.0	893	$1,795	$2.01	25d	1	1.11mi
337 McMullen Booth Rd Clearwater, FL	2.0	1.0	1087	$1,800	$1.66	9d	1	1.21mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,145	$1.96	3d	36	1.22mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$1,870	$1.57	3d	19	1.22mi
205 S McMullen Booth Rd #203 Clearwater, FL	2.0	1.0	1087	$999	$0.92	16d	1	1.24mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	18d	1	1.26mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	25d	1	1.26mi
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	25d	1	1.28mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,402	$2.27	3d	34	1.30mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	9d	1	1.30mi
343 S McMullen Booth Rd #151 Clearwater, FL	1.0	1.0	900	$1,800	$2.00	25d	1	1.30mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	25d	1	1.30mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	25d	1	1.31mi
341 S McMullen Booth Rd #145 Clearwater, FL	1.0	1.0	863	$1,195	$1.38	3d	1	1.31mi
351 S McMullen Booth Rd #129 Clearwater, FL	1.0	1.0	863	$1,300	$1.51	16d	1	1.31mi
2973 Gulf to Bay Blvd Unit 2 Clearwater, FL	2.0	2.0	1064	$3,219	$3.03	25d	1	1.33mi
383 S McMullen Booth Rd #68 Clearwater, FL	2.0	1.0	1087	$1,950	$1.79	6d	1	1.35mi
2481 NE Coachman Rd Clearwater, FL	1.0–2.0	1.0–2.0	762	$2,023	$2.65	3d	14	1.36mi
389 S McMullen Booth Rd #12 Clearwater, FL	2.0	1.0	968	$1,395	$1.44	25d	1	1.37mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$5,180	$5.92	6d	49	1.37mi
730 N Old Coachman Rd Clearwater, FL	2.0	2.0	950	$1,705	$1.79	4d	3	1.43mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$4,145	$3.46	5d	27	1.44mi
1135 7th St N Safety Harbor, FL	3.0	1.0	1125	$2,195	$1.95	15d	1	1.45mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,849	$1.98	5d	9	1.47mi
247 Short St Safety Harbor, FL	2.0	1.0	808	$1,900	$2.35	5d	1	1.49mi

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $119,900 Active 88 DOM
2. 2026-06-18
   days on market $119,900 Active 85 DOM
3. 2026-06-17
   pricedays on market $119,900 Active 84 DOM
4. 2026-06-13
   days on market $134,900 Active 82 DOM
5. 2026-06-09
   days on market $134,900 Active 78 DOM
6. 2026-06-08
   days on market $134,900 Active 77 DOM
7. 2026-06-07
   days on market $134,900 Active 76 DOM
8. 2026-06-04
   days on market $134,900 Active 73 DOM
9. 2026-06-03
   days on market $134,900 Active 72 DOM
10. 2026-06-01
    days on market $134,900 Active 70 DOM
11. 2026-05-31
    days on market $134,900 Active 69 DOM
12. 2026-04-16
    price $139,900
13. 2026-03-23
    listed $147,900 Active
14. 2019-03-18
    soldstatus $92,500
15. 2018-08-20
    historical
16. 2018-05-10
    status Active
17. 2018-05-02
    status Pending
18. 2018-03-20
    listed $105,000 Active
19. 2013-05-13
    soldstatus $30,000
20. 2013-04-05
    soldstatus $30,000 269-char remark

    Show marketing remark (269 chars)

    Nice and Bright, well maintained condo. Patio doors to finished Fl Room can be removed to expand living room. Lots of closets so hall linen closet can be converted to house stack washer/dryer combination. Walking distance to clubhouse/pool. & shopping/restaurants.

21. 2011-12-06
    listed $32,500 269-char remark

    Show marketing remark (269 chars)

    Nice and Bright, well maintained condo. Patio doors to finished Fl Room can be removed to expand living room. Lots of closets so hall linen closet can be converted to house stack washer/dryer combination. Walking distance to clubhouse/pool. & shopping/restaurants.

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$495/yr (+$41/mo · 99.0%)

ⓘ 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 · 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: $21,890
• − Mortgage interest: −$6,716
• − Property taxes: −$500
• − Insurance: −$600
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$7,920
• − Depreciation: −$3,488
• Taxable loss: −$836
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $929/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): 17,557
• Household income: $67,492
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1209.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 14% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 16% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -249.16%
• Current HPI: 343.0721
• Rent YoY: ▼ -5.57%
• 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

+330.5% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $147,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-18 Sold (Public Records) $92,500 Public Records
• 2018-08-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-05-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-20 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2013-05-13 Sold (Public Records) $30,000 Public Records
• 2013-04-05 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-06 Listed $32,500 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $500 · +5.9% YoY. Source: county tax records.