585 Sky Harbor Dr #326 · Clearwater, FL 33759

$149,900

2 bd · 2.0 ba · 816 sqft · Manufactured public records · 122 Days on market

Built 1968 3,759 sqft lot Est $111k · 35% over $305/mo HOA · 16% of rent

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Why this score? — see what drove the D+ 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 +22.5/30.0
• 1% rule +7.9/10.0
• DSCR +7.2/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy living in paradise at Sky Harbor Estates mobile home community, small and friendly park on Old Tampa Bay. Priced to sell now! This Doublewide mobile home with aluminum roof-over, has an additional 160ft sunny, enclosed Florida room, great for relaxing or party. This 2 bedroom 2 bathroom single story, enjoys one bath with wide counter space and walk in shower and the other bath has a tub shower combo functional as is, or ready for your updates. The large storage shed, is attached to the 2 car, plus covered carport with a newer washer. Dryer hookup available. The well-maintained HVAC system was installed 5 years ago. The furnishings are functional and ready for new owner to move right i

Key facts

• Shuffleboard courts
• Large storage shed
• 3,759 sq ft lot

Tags

• ENCLOSED FLORIDA ROOM
• LARGE STORAGE SHED
• WELL-MAINTAINED HVAC SYSTEM
• HEATED COOLED SWIMMING POOL
• WATERFRONT FOR FISHING
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Furnished; Condo land included; Lease restrictions apply
• Financial info: Total annual fees $3,660; Monthly HOA $305
• HOA & community: Has HOA (monthly fee $305); Association amenities include clubhouse, pool, laundry, pickleball courts, shuffleboard, and recreational facilities; Association fee includes pool, maintenance of grounds, management, private road, sewer, trash, water, and escrow reserves; Association approval required; Buyer approval required; Deed restrictions; Senior community; Pets: cats allowed (number limit)

Exterior

• Parking: Covered parking; Off-street parking; Golf cart parking; 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home; Double-wide; One story; Faces northeast; Entry level: One
• Construction: Metal frame with vinyl siding; Metal roof; Crawlspace foundation; Built as a mobile home
• Exterior features: Awnings; Storage shed(s); Riprap (water extras); Water access to bay/harbor

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric, heat pump); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living/dining combo; Window treatments
• Laundry & utility: Washer included; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 falling (-5.6%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% 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 $1k 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 122 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.29% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $110,976
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20000 US Highway 19 N #629	0.64mi	2/2.0	810 (-1%)	4mo	$110,000	$136	66
20000 US Highway 19 N #717	0.64mi	1/1.0 (-1)	774 (-5%)	12mo	$67,000	$87	42

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-13,710
• Equity at exit: $22,351

10-year hold

• IRR: -5.4%
• Equity multiple: 0.70×
• Total profit: $-12,450
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$786
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$62
• HOA: −$305
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $252

Break-even live

Break-even rent $1,617

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $337	-5% $295	+0% $252	+5% $210	+10% $168
Rent	-10% $99	-5% $176	+0% $252	+5% $329	+10% $405
Rate	-1.0pp $328	-0.5pp $291	base $252	+0.5pp $214	+1.0pp $174

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2729 Seville Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1057	$2,432	$2.30	2d	33	0.18mi
1001 Pearce Dr #302 Clearwater, FL	1.0	1.5	1048	$1,750	$1.67	5d	1	0.34mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,849	$1.98	4d	9	0.40mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$5,180	$5.92	5d	49	0.54mi
2973 Gulf to Bay Blvd Unit 2 Clearwater, FL	2.0	2.0	1064	$3,219	$3.03	25d	1	0.55mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$4,145	$3.46	4d	27	0.56mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,145	$1.96	3d	36	0.64mi
20000 US Highway 19 N #612 Clearwater, FL	2.0	2.0	800	$1,300	$1.62	25d	1	0.64mi
19355 US Highway 19 N Clearwater, FL	1.0–3.0	1.0–2.0	1093	$2,489	$2.28	4d	13	0.65mi
20000 US Highway 19 N Unit 610 Clearwater, FL	1.0	1.0	800	$1,150	$1.44	25d	1	0.67mi
19135 US Highway 19 N Clearwater, FL	1.0–4.0	1.0–2.5	1139	$1,849	$1.62	3d	30	0.79mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$2,296	$2.34	4d	16	0.84mi
389 S McMullen Booth Rd #12 Clearwater, FL	2.0	1.0	968	$1,395	$1.44	25d	1	0.84mi
383 S McMullen Booth Rd #68 Clearwater, FL	2.0	1.0	1087	$1,950	$1.79	5d	1	0.85mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	25d	1	0.86mi
19029 U.S. 19 Unit 7-8 Clearwater, FL	2.0	2.0	1060	$2,200	$2.08	18d	1	0.88mi
19029 U.S. 19 Unit 1-19 Clearwater, FL	1.0	1.5	950	$2,000	$2.11	22d	1	0.88mi
341 S McMullen Booth Rd #145 Clearwater, FL	1.0	1.0	863	$1,195	$1.38	3d	1	0.90mi
343 S McMullen Booth Rd #151 Clearwater, FL	1.0	1.0	900	$1,800	$2.00	25d	1	0.91mi
205 S McMullen Booth Rd #203 Clearwater, FL	2.0	1.0	1087	$999	$0.92	15d	1	0.91mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,500	$1.54	2d	12	0.92mi
19029 US Highway 19 N Unit 6-10 Clearwater, FL	1.0	1.0	875	$1,300	$1.49	5d	1	0.92mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	17d	1	0.93mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	25d	1	0.93mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,309	$1.26	3d	27	0.94mi
351 S McMullen Booth Rd #129 Clearwater, FL	1.0	1.0	863	$1,300	$1.51	15d	1	0.95mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	25d	1	0.95mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	8d	1	0.99mi
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	25d	1	1.04mi
1602 Brigadoon Dr Clearwater, FL	2.0	1.5	896	$1,800	$2.01	5d	1	1.05mi
1330 Moreland Dr Clearwater, FL	2.0	2.0	1192	$2,125	$1.78	25d	3	1.09mi
2366 Shelley St Clearwater, FL	1.0	1.0	585	$1,425	$2.44	15d	2	1.11mi
2366 Shelley St #12 Clearwater, FL	1.0	1.0	585	$1,550	$2.65	25d	1	1.11mi
2381 Chaucer St Clearwater, FL	2.0	1.0	1000	$1,950	$1.95	3d	1	1.11mi
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	5d	1	1.11mi
2430 Harn Blvd Unit 14 Clearwater, FL	1.0	1.0	725	$1,400	$1.93	25d	1	1.12mi
2430 Harn Blvd Unit 7 Clearwater, FL	1.0	1.0	725	$1,500	$2.07	5d	1	1.12mi
2346 Druid Rd #1106 Clearwater, FL	2.0	2.0	1008	$1,495	$1.48	17d	1	1.13mi
2353 Shelley St #11 Clearwater, FL	1.0	1.0	585	$1,150	$1.97	25d	1	1.14mi
2370 Chaucer St Clearwater, FL	3.0	1.0	1100	$2,500	$2.27	5d	1	1.14mi

HOA detail

• Monthly dues: $305 · $3,660/yr

Listing history 15 events

1. 2026-06-18
   days on market $149,900 Active 122 DOM
2. 2026-06-17
   days on market $149,900 Active 121 DOM
3. 2026-06-16
   days on market $149,900 Active 120 DOM
4. 2026-06-15
   days on market $149,900 Active 119 DOM
5. 2026-06-13
   days on market $149,900 Active 117 DOM
6. 2026-06-09
   days on market $149,900 Active 113 DOM
7. 2026-06-08
   days on market $149,900 Active 112 DOM
8. 2026-06-07
   days on market $149,900 Active 111 DOM
9. 2026-06-04
   days on market $149,900 Active 108 DOM
10. 2026-06-03
    days on market $149,900 Active 107 DOM
11. 2026-06-01
    days on market $149,900 Active 105 DOM
12. 2026-05-31
    days on market $149,900 Active 104 DOM
13. 2026-02-16
    listed $149,900 Active
14. 2005-11-15
    soldstatus $60,000
15. 2000-03-14
    soldstatus $39,000

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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: $23,243
• − Mortgage interest: −$8,397
• − Property taxes: −$1,490
• − Insurance: −$750
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − HOA: −$3,660
• − Depreciation: −$4,361
• Taxable income: $867
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,821/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

+284.4% since first listed

3 events — show timeline

• 2026-02-16 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-15 Sold (Public Records) $60,000 Public Records
• 2000-03-14 Sold (Public Records) $39,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,490 · +10.7% YoY. Source: county tax records.