2625 State Road 590 #2714 · Clearwater, FL 33759

$124,900

3 bd · 2.0 ba · 1,274 sqft · Condo public records · 135 Days on market

Built 1976 $937/mo HOA · 44% 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).

• 1% rule +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 3-bedroom, 2-bath condo located in the heart of Clearwater. Situated on the first floor of a two-story building, this 1,274 sq. ft unit offers a functional and comfortable layout with ceramic tile flooring throughout—no carpet. With a little love and personal touches, this condo could be transformed into a perfect winter getaway, full-time residence, or investment opportunity. The home features generously sized bedrooms and a large kitchen that flows seamlessly into the dining area, ideal for everyday living and entertaining. A formal living room provides ample space to relax and unwind. The primary suite offers an en suite bathroom with a tub/shower combinati

Key facts

• En suite bathroom
• Walk-in closet
• Swimming pool

Tags

• CERAMIC TILE FLOORING
• LARGE KITCHEN
• FORMAL LIVING ROOM
• EN SUITE BATHROOM
• WALK-IN CLOSET
• SWIMMING POOL

Property features AI

Finance

• Other: Association name: Ameri Tech / Robert Kelly
• Financial info: Total annual association fees $11,244; Lease restrictions apply
• HOA & community: Monthly condo fee of $937; Association required with buyer approval; Association covers pool, clubhouse, tennis courts, maintenance (structure & grounds), management, sewer, trash, water, and escrow reserves; Community amenities include pool, clubhouse, tennis courts and street lights; Pets allowed (maximum ~15 lbs)

Exterior

• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Water connected
• Home design: Residential condominium; One-level entry (unit on first floor); Faces northwest; 2 total stories in building
• Construction: Concrete and frame construction; Shingle roof; Slab foundation; Building number 27
• Exterior features: Rear screened porch; Rain gutters; Sliding doors; Located in city limits; Near public transit; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Blinds; Smoke detectors
• Laundry & utility: Indoor laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (13.7% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $108k (13.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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); Clearwater High School (math 30% / reading 36%, grade F, #406 of 667 statewide, top 61%, 1,664 students, 59% FRL).
• 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 6d 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 38% 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 $864 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 135 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $125k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,797 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.71% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 4.9

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: -29.0%
• Equity multiple: 0.08×
• Total profit: $-32,073
• Equity at exit: $18,623

10-year hold

• IRR: -84.7%
• Equity multiple: -0.65×
• Total profit: $-57,654
• Equity at exit: $10,799

Cash invested: $34,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$655
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$52
• HOA: −$937
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-97

Break-even live

Break-even rent $2,261

Max offer price $107,797

Occupancy floor 100%

Sensitivity live

Price	-10% $-26	-5% $-61	+0% $-97	+5% $-132	+10% $-168
Rent	-10% $-266	-5% $-181	+0% $-97	+5% $-12	+10% $72
Rate	-1.0pp $-34	-0.5pp $-65	base $-97	+0.5pp $-129	+1.0pp $-162

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2625 Florida 590 Unit 2514 Clearwater, FL	3.0	2.0	1274	$2,200	$1.73	12d	1	0.04mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$2,284	$1.92	3d	19	0.36mi
1301 Fairwood Ave Clearwater, FL	3.0	2.0	1104	$2,355	$2.13	6d	1	0.58mi
776 Fairwood Ln Clearwater, FL	2.0	1.5	1305	$1,949	$1.49	12d	1	0.62mi
730 N Old Coachman Rd Clearwater, FL	2.0	2.0	950	$1,705	$1.79	4d	3	0.66mi
625 Fairwood Forest Dr Clearwater, FL	3.0	2.5	1528	$2,200	$1.44	26d	1	0.70mi
1403 Arrowhead Cir W Unit 13E Clearwater, FL	2.0	2.0	886	$1,750	$1.98	26d	1	0.76mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,761	$1.69	0d	23	0.77mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,775	$1.82	3d	12	0.80mi
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	6d	1	0.82mi
1884 Yale Dr Clearwater, FL	3.0	2.0	1503	$3,200	$2.13	6d	1	0.84mi
2578 Sea Wind Way Clearwater, FL	2.0	2.5	1252	$2,100	$1.68	26d	1	0.93mi
1602 Brigadoon Dr Clearwater, FL	2.0	1.5	896	$1,750	$1.95	0d	1	0.93mi
2031 Searay Shore Dr Clearwater, FL	3.0	2.5	1544	$2,350	$1.52	26d	1	0.94mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,955	$2.79	0d	37	0.97mi
2464 Australia Way E #24 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	26d	1	0.98mi
1733 Ragland Ave Clearwater, FL	3.0	2.0	1092	$2,431	$2.23	6d	1	0.98mi
2463 Brazilia Dr #61 Clearwater, FL	2.0	1.0	1100	$1,450	$1.32	26d	1	0.98mi
3021 State Road 590 Clearwater, FL	1.0–3.0	1.0–2.0	977	$2,107	$2.16	0d	24	1.03mi
2434 Australia Way E #50 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	3d	1	1.04mi
2433 Brazilia Dr #49 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	1.05mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,570	$2.34	0d	34	1.07mi
2451 Canadian Way Clearwater, FL	2.0	1.0–2.0	1250	$1,598	$1.28	9d	2	1.09mi
2020 World Parkway Blvd #54 Clearwater, FL	2.0	2.0	1400	$1,795	$1.28	12d	1	1.09mi
2450 Canadian Way #26 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	26d	1	1.15mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$2,665	$2.71	0d	15	1.15mi
2040 World Parkway Blvd #34 Clearwater, FL	2.0	2.0	1400	$1,650	$1.18	26d	1	1.18mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	1.23mi
2071 Australia Way W #29 Clearwater, FL	2.0	2.0	1100	$1,525	$1.39	26d	1	1.23mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	6d	1	1.24mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	6d	1	1.26mi
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	26d	1	1.28mi
2310 Denmark St Clearwater, FL	2.0	2.0	1100	$1,550	$1.41	0d	1	1.30mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	6d	1	1.30mi
2311 Brisbane St #65 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	14d	1	1.30mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	13d	1	1.31mi
2361 Ecuadorian Way #45 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	6d	1	1.33mi
2402 Ecuadorian Way Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	26d	2	1.34mi
2402 Ecuadorian Way #28 Clearwater, FL	2.0	2.0	1400	$1,900	$1.36	6d	1	1.35mi
2378 Ecuadorian Way #38 Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	3d	1	1.36mi

HOA detail condo

• Monthly dues: $937 · $11,244/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $124,900 Active 135 DOM
2. 2026-06-18
   days on market $124,900 Active 132 DOM
3. 2026-06-17
   days on market $124,900 Active 131 DOM
4. 2026-06-16
   days on market $124,900 Active 130 DOM
5. 2026-06-15
   days on market $124,900 Active 129 DOM
6. 2026-06-13
   days on market $124,900 Active 127 DOM
7. 2026-06-09
   days on market $124,900 Active 123 DOM
8. 2026-06-08
   days on market $124,900 Active 122 DOM
9. 2026-06-07
   days on market $124,900 Active 121 DOM
10. 2026-06-04
    days on market $124,900 Active 118 DOM
11. 2026-06-03
    days on market $124,900 Active 117 DOM
12. 2026-06-01
    days on market $124,900 Active 115 DOM
13. 2026-05-31
    days on market $124,900 Active 114 DOM
14. 2026-04-14
    price $124,900
15. 2026-02-06
    listed $139,900 Active
16. 2001-07-13
    soldstatus $63,500
17. 1999-11-17
    soldstatus $52,500

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 · 28 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: $25,663
• − Mortgage interest: −$6,996
• − Property taxes: −$1,707
• − Insurance: −$624
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$11,244
• − Depreciation: −$3,633
• Taxable loss: −$2,649
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $-526/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

+137.9% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2001-07-13 Sold (Public Records) $63,500 Public Records
• 1999-11-17 Sold (Public Records) $52,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,707 · -17.8% YoY. Source: county tax records.