1001 Pearce Dr #205 · Clearwater, FL 33764

$95,000

1 bd · 1.0 ba · 685 sqft · Condo public records · 62 Days on market

Built 1970 $493/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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS ONE BEDROOM CONDO IS LOCATED IN THE VERY DESIRABLE SEVILLE COMMUNITY. WALK TO ALL STORES AND RESTAURANTS. THIS SECOND FLOOR UNIT FEATURES AN EXTRA LARGE BEDROOM WITH AN ENTIRE WALL BEING CLOSETS. BALCONY OFF THE BEDROOM WITH SLIDING GLASS DOORS TO ENJOY YOUR MORNING COFFEE. LIBRARY IN THE LOBBY WITH ELEVATOR. BEAUTIFUL COURT YARD WITH LUSH LANDSCAPING. COMMUNITY POOL. CARPORT COVERED PARKING. NO PETS ALLOWED. THIS IS NOT A 55+ BUILDING.

Key facts

• Updated clubhouse
• Fitness center
• Private balcony

Tags

• PRIVATE BALCONY
• CEDAR WOOD WALK-IN CLOSET
• LAUNDRY ROOM
• HEATED SWIMMING POOL
• UPDATED CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Condo land included
• Financial info: Total annual fees $5,916; Lease restrictions apply
• HOA & community: Monthly condo fee of $493 (includes cable, internet, pool, clubhouse, fitness center, maintenance - structure & grounds, sewer, trash, water, common area taxes, insurance, escrow reserves, recreational facilities); Association approval required; Buyer approval required; Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Cable available; High-speed internet/BB available; Electricity connected
• Home design: Condominium; 3-story building, unit on 2nd floor; West-facing entry
• Construction: Block and stucco construction; Tile roof; Slab foundation
• Exterior features: Rear porch; Balcony; Sidewalk; Sliding doors; Mature landscaping with trees

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom (located on 2nd floor)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Building elevator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $68 ($820/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Eisenhower Elementary School (math 47% / reading 40%, grade F, #1,345 of 2,144 statewide, top 64%, 661 students, 74% FRL); Oak Grove Middle School (math 41% / reading 38%, grade F, #373 of 571 statewide, top 66%, 843 students, 66% FRL); Clearwater High School (math 30% / reading 36%, grade F, #406 of 667 statewide, top 61%, 1,664 students, 59% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 51% district-wide (-12 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.2%/yr); 262 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $24k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1970 — 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: 1.65% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 5.1

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: -17.0%
• Equity multiple: 0.43×
• Total profit: $-15,290
• Equity at exit: $14,165

10-year hold

• IRR: -24.2%
• Equity multiple: 0.10×
• Total profit: $-24,065
• Equity at exit: $8,214

Cash invested: $26,600 (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 33764

• Rents YoY: -5.2%
• Active inventory: 262
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$498
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$40
• HOA: −$493
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $68

Break-even live

Break-even rent $1,479

Max offer price $95,000

Occupancy floor 91%

Sensitivity live

Price	-10% $122	-5% $95	+0% $68	+5% $41	+10% $15
Rent	-10% $-55	-5% $7	+0% $68	+5% $130	+10% $192
Rate	-1.0pp $116	-0.5pp $93	base $68	+0.5pp $44	+1.0pp $19

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2729 Seville Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1057	$1,695	$1.60	0d	30	0.28mi
2855 Gulf to Bay Blvd Unit 1 Clearwater, FL	1.0	1.0	626	$1,664	$2.66	0d	1	0.56mi
19135 US Highway 19 N Clearwater, FL	1.0–4.0	1.0–2.5	1139	$1,281	$1.12	0d	31	0.59mi
2501 Harn Blvd Unit H27 Clearwater, FL	1.0	1.0	500	$1,300	$2.60	26d	1	0.71mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,279	$1.37	0d	8	0.73mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$1,927	$1.96	0d	15	0.75mi
2430 Harn Blvd Unit 14 Clearwater, FL	1.0	1.0	725	$1,400	$1.93	26d	1	0.79mi
2430 Harn Blvd Unit 7 Clearwater, FL	1.0	1.0	725	$1,500	$2.07	5d	1	0.79mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$3,691	$4.22	0d	47	0.87mi
2366 Shelley St Clearwater, FL	1.0	1.0	585	$1,425	$2.44	16d	2	0.89mi
2366 Shelley St #12 Clearwater, FL	1.0	1.0	585	$1,550	$2.65	26d	1	0.89mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$2,184	$1.82	5d	27	0.89mi
2353 Shelley St #11 Clearwater, FL	1.0	1.0	585	$1,150	$1.97	26d	1	0.91mi
2344 Shelley St #7 Clearwater, FL	1.0	1.0	585	$1,200	$2.05	0d	1	0.96mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,225	$1.26	3d	12	1.01mi
1551 Flournoy Cir W Clearwater, FL	1.0–3.0	1.0–2.0	916	$1,546	$1.69	0d	31	1.04mi
2317 Nash St Unit Priv Clearwater, FL	1.0	1.0	350	$1,695	$4.84	26d	1	1.06mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	26d	1	1.20mi
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	26d	1	1.26mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	26d	1	1.28mi
25 N Belcher Rd Clearwater, FL	1.0–2.0	1.0–2.0	780	$1,449	$1.86	0d	12	1.30mi
1433 S Belcher Rd Clearwater, FL	1.0–2.0	1.0–2.0	748	$1,250	$1.67	21d	2	1.30mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	9d	1	1.33mi
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	26d	1	1.38mi
2225 Nursery Rd Clearwater, FL	2.0	1.0–2.0	802	$1,552	$1.94	26d	1	1.40mi
2618 Cove Cay Dr Clearwater, FL	1.0–2.0	1.0–2.0	807	$1,400	$1.73	26d	2	1.41mi
2615 Cove Cay Dr #205 Clearwater, FL	—	1.0	565	$1,400	$2.48	26d	1	1.49mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-07
   status Pending
2. 2026-04-29
   price $95,000
3. 2026-04-18
   price $100,000
4. 2026-03-31
   price $109,000
5. 2026-03-06
   listed $119,000 Active
6. 2020-06-09
   soldstatus $65,000 Sold 445-char remark

   Show marketing remark (445 chars)

   THIS ONE BEDROOM CONDO IS LOCATED IN THE VERY DESIRABLE SEVILLE COMMUNITY. WALK TO ALL STORES AND RESTAURANTS. THIS SECOND FLOOR UNIT FEATURES AN EXTRA LARGE BEDROOM WITH AN ENTIRE WALL BEING CLOSETS. BALCONY OFF THE BEDROOM WITH SLIDING GLASS DOORS TO ENJOY YOUR MORNING COFFEE. LIBRARY IN THE LOBBY WITH ELEVATOR. BEAUTIFUL COURT YARD WITH LUSH LANDSCAPING. COMMUNITY POOL. CARPORT COVERED PARKING. NO PETS ALLOWED. THIS IS NOT A 55+ BUILDING.

7. 2020-05-28
   soldstatus $65,000
8. 2020-05-18
   status Pending 445-char remark

   Show marketing remark (445 chars)

   THIS ONE BEDROOM CONDO IS LOCATED IN THE VERY DESIRABLE SEVILLE COMMUNITY. WALK TO ALL STORES AND RESTAURANTS. THIS SECOND FLOOR UNIT FEATURES AN EXTRA LARGE BEDROOM WITH AN ENTIRE WALL BEING CLOSETS. BALCONY OFF THE BEDROOM WITH SLIDING GLASS DOORS TO ENJOY YOUR MORNING COFFEE. LIBRARY IN THE LOBBY WITH ELEVATOR. BEAUTIFUL COURT YARD WITH LUSH LANDSCAPING. COMMUNITY POOL. CARPORT COVERED PARKING. NO PETS ALLOWED. THIS IS NOT A 55+ BUILDING.

9. 2020-05-05
   listed $68,900 Active 445-char remark

   Show marketing remark (445 chars)

   THIS ONE BEDROOM CONDO IS LOCATED IN THE VERY DESIRABLE SEVILLE COMMUNITY. WALK TO ALL STORES AND RESTAURANTS. THIS SECOND FLOOR UNIT FEATURES AN EXTRA LARGE BEDROOM WITH AN ENTIRE WALL BEING CLOSETS. BALCONY OFF THE BEDROOM WITH SLIDING GLASS DOORS TO ENJOY YOUR MORNING COFFEE. LIBRARY IN THE LOBBY WITH ELEVATOR. BEAUTIFUL COURT YARD WITH LUSH LANDSCAPING. COMMUNITY POOL. CARPORT COVERED PARKING. NO PETS ALLOWED. THIS IS NOT A 55+ BUILDING.

10. 1991-09-01
    soldstatus $300,000
11. 1991-09-01
    soldstatus $66,000
12. 1983-02-01
    soldstatus $29,000

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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 · 26 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: $18,789
• − Mortgage interest: −$5,321
• − Property taxes: −$1,653
• − Insurance: −$475
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − HOA: −$5,916
• − Depreciation: −$2,764
• Taxable loss: −$347
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $904/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): 27,311
• Household income: $67,256
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1118.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% German 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 80% 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: ▼ -350.08%
• Current HPI: 315.4133
• Rent YoY: ▼ -5.24%
• 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

+227.6% since first listed

12 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-09 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-28 Sold (Public Records) $65,000 Public Records
• 2020-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-05 Listed $68,900 Stellar MLS as Distributed by MLS Grid
• 1991-09-01 Sold (Public Records) $66,000 Public Records
• 1991-09-01 Sold (Public Records) $300,000 Public Records
• 1983-02-01 Sold (Public Records) $29,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,653 · +6.4% YoY. Source: county tax records.