1010 Fairmont St · Clearwater, FL 33755

$270,000

4 bd · 1.5 ba · 1,275 sqft · SingleFamily public records · 110 Days on market

Built 1958 5,027 sqft lot Est $325k · 17% under ↓ 12% since listing

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Beautifully updated 4-bedroom, 1.5-bath concrete block home located in a desirable Clearwater neighborhood, potentially near the city’s future downtown redevelopment. Just seconds from the Pinellas Trail and minutes to Clearwater Beach. This home features luxury vinyl flooring, fresh interior and exterior Sherwin-Williams paint, shaker cabinets, granite countertops, and stainless steel appliances. Updates include newer central A/C, tankless hot water heater, electrical panel in great condition, recently blown attic insulation, new toilets, brushed nickel faucets, ceiling fans, and new interior and exterior fixtures. The bathroom offers subway tile and a new pedesta

Key facts

• Near pinellas trail
• Shaker cabinets
• Granite countertops

Tags

• UPDATED CONCRETE BLOCK HOME
• NEAR PINELLAS TRAIL
• MINUTES TO CLEARWATER BEACH
• LUXURY VINYL FLOORING
• SHAKER CABINETS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Property type: Residential — Single family residence; Living area about 1,000 sq ft (public records); total building area about 1,303 sq ft
• Financial info: No lease restrictions
• HOA & community: No HOA; Street lights in the community

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; High-speed/BB internet available
• Home design: Single family residence; One-story; Faces south
• Construction: Block and concrete construction; Shingle roof; Block foundation; Slab foundation; Built on a 0.12-acre lot (approx. 53 x 100)
• Exterior features: Private mailbox; Asphalt/paved road access

Interior

• Kitchen: Built-in oven; Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (1.8% below list).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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); 261 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• At $2,652/mo this rent would consume 51% of the median local household income ($63k/yr) (locally 1511% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 110 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $245,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.98% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $325,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Engman St	0.34mi	3/1.5 (-1)	1,274 (-0%)	1mo	$324,900	$255	78
902 Marshall St	0.13mi	3/2.0 (-1)	1,358 (+6%)	3mo	$270,000	$199	73
1081 Mohawk Cir	0.13mi	3/2.0 (-1)	1,219 (-4%)	10mo	$355,000	$291	71
1060 Iroquois St	0.21mi	3/1.5 (-1)	1,109 (-13%)	4mo	$252,000	$227	60
902 Pennsylvania Ave	0.56mi	3/2.0 (-1)	1,252 (-2%)	4mo	$350,000	$280	60
1115 N Betty Ln	0.67mi	3/2.0 (-1)	1,276 (+0%)	5mo	$210,000	$165	58
1916 Macomber Ave	0.71mi	3/2.0 (-1)	1,237 (-3%)	8mo	$355,000	$287	48
1869 Springtime Ave	0.51mi	3/1.0 (-1)	1,156 (-9%)	9mo	$265,000	$229	46
1313 Parkwood St	0.60mi	3/2.0 (-1)	1,390 (+9%)	8mo	$350,000	$252	43
1341 Sandy Ln	0.69mi	4/3.0	1,382 (+8%)	9mo	$236,500	$171	41
1320 Mary L Rd	0.63mi	3/2.0 (-1)	1,101 (-14%)	1mo	$328,600	$298	40
1345 Parkwood St	0.69mi	3/1.5 (-1)	1,104 (-13%)	6mo	$335,000	$303	35

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-26,616
• Equity at exit: $40,258

10-year hold

• IRR: -4.9%
• Equity multiple: 0.72×
• Total profit: $-21,308
• Equity at exit: $23,345

Cash invested: $75,600 (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 33755

• Rents YoY: -2.2%
• Active inventory: 261
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$175 /mo · $2,099/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $392

Break-even live

Break-even rent $2,156

Max offer price $270,000

Occupancy floor 80%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 N Washington Ave Clearwater, FL	3.0	2.0	1372	$2,550	$1.86	24d	1	0.10mi
1004 Osage St Clearwater, FL	3.0	2.0	1282	$2,450	$1.91	14d	1	0.27mi
1614 N Osceola Ave Clearwater, FL	4.0	2.0	1556	$2,600	$1.67	4d	1	0.35mi
409 Lebeau St Clearwater, FL	3.0	1.0	1026	$1,850	$1.80	7d	1	0.35mi
418 Lebeau St Clearwater, FL	3.0	2.0	1400	$2,800	$2.00	24d	1	0.35mi
1144 La Salle St Clearwater, FL	3.0	2.0	1317	$2,200	$1.67	24d	1	0.39mi
1149 La Salle St Clearwater, FL	3.0	3.0	1666	$2,495	$1.50	24d	1	0.41mi
1822 Pineland Dr Clearwater, FL	4.0	2.0	1652	$2,900	$1.76	4d	1	0.46mi
1512 Stevensons Dr Clearwater, FL	4.0	1.0	1127	$3,250	$2.88	4d	1	0.49mi
1020 Sunset Point Rd Clearwater, FL	3.0	3.0–3.5	2674	$16,500	$6.17	7d	2	0.57mi
1103 Charles St Clearwater, FL	3.0	2.0	1348	$3,295	$2.44	14d	1	0.72mi
1280 Bertland Way Clearwater, FL	3.0	1.0	922	$1,900	$2.06	4d	1	0.80mi
906 Hart St Clearwater, FL	3.0	2.0	1360	$2,336	$1.72	14d	1	0.89mi
311 Pennsylvania Ave Clearwater, FL	3.0	2.0	1220	$2,300	$1.89	24d	1	0.91mi
905 Jones St Clearwater, FL	3.0	2.0	1072	$2,450	$2.29	24d	1	0.98mi
21 Highland Ave Dunedin, FL	3.0	2.0	1160	$2,700	$2.33	24d	1	1.11mi
662 Union St Unit 1A Dunedin, FL	3.0	1.0	1100	$1,749	$1.59	22d	1	1.20mi
628 Cleveland St Clearwater, FL	2.0–3.0	2.0	1666	$3,750	$2.25	24d	2	1.22mi
1564 Scott St Clearwater, FL	3.0	2.0	1152	$2,200	$1.91	24d	1	1.24mi
1601 Long St Clearwater, FL	4.0	2.0	1726	$2,300	$1.33	14d	1	1.32mi
1279 Park St Unit n/a Clearwater, FL	3.0	2.5	1300	$2,450	$1.88	24d	1	1.35mi
253 Park Cir S Dunedin, FL	3.0	2.0	1500	$4,500	$3.00	4d	1	1.35mi
331 Cleveland St Clearwater, FL	2.0–3.0	2.0–2.5	1962	$7,500	$3.82	24d	3	1.36mi
1264 Pierce St Clearwater, FL	3.0	2.5	1436	$2,500	$1.74	22d	1	1.37mi
1276 Pierce St Unit 1276 Clearwater, FL	3.0	2.5	1450	$2,550	$1.76	4d	1	1.38mi
16 N San Remo Ave Clearwater, FL	3.0	1.0	1249	$1,795	$1.44	24d	1	1.45mi
125 Island Way #502 Clearwater Beach, FL	3.0	2.0	1850	$4,900	$2.65	24d	1	1.49mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $270,000 Pending 110 DOM
2. 2026-06-04
   pricedays on market $270,000 Active 108 DOM
3. 2026-06-03
   days on market $280,000 Active 107 DOM
4. 2026-06-01
   days on market $280,000 Active 105 DOM
5. 2026-05-31
   days on market $280,000 Active 104 DOM
6. 2026-05-10
   status Active
7. 2026-05-01
   status Pending
8. 2026-04-24
   price $290,000
9. 2026-04-12
   price $300,000
10. 2026-03-31
    price $310,000
11. 2026-03-27
    price $320,000
12. 2026-03-11
    price $325,000
13. 2026-02-06
    listed $330,000 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: $2,099 · $175/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$142/yr (+$12/mo · 6.8%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,828
• − Mortgage interest: −$15,124
• − Property taxes: −$2,099
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − Depreciation: −$7,855
• Taxable income: $308
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $4,630/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): 27,476
• Household income: $62,886
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1511.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Italian 2% Arab 1%
• Foreign-born: 15% · Canada
• Languages at home: 78% English-only · Spanish 13% Other Indo-European 3% 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: ▼ -472.62%
• Current HPI: 351.4973
• Rent YoY: ▼ -2.20%
• 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

-12.1% since first listed

8 events — show timeline

• 2026-05-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $330,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $2,099 · +13.7% YoY. Source: county tax records.