542 Plumosa Ave · Clearwater, FL 33756

$225,000

2 bd · 1.0 ba · 867 sqft · SingleFamily public records · 19 Days on market

Built 1954 7,336 sqft lot Est $276k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY – ideal for teardown or major rehab. Prime location approx. 10 minutes to Clearwater Beach. Estimated ~$317/sq ft with ARV around $399K (buyer to verify). Property is occupied by a month-to-month tenant; buyer will assume tenancy. Sold for land value and redevelopment potential. Cash or hard money only. No repairs or credits.

Key facts

• Prime location
• 7,336 sq ft lot
• Garage

Tags

• PRIME LOCATION
• REDEVELOPMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-6 ($-68/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.2% below list).
• Recommended offer: $177k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($62k/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 $2k of loan paydown is wiped out by about $7k 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 19 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $83k; list at $225k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $177,195 (21.2% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $275,706
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 Turner St	0.30mi	2/1.0	899 (+4%)	6mo	$276,000	$307	75
711 S Highland Ave	0.58mi	2/1.0	864 (-0%)	11mo	$155,000	$179	63
618 Brookside Dr	0.34mi	2/1.5	912 (+5%)	17mo	$290,000	$318	59
1541 Illinois Rd	0.69mi	2/1.0	910 (+5%)	2mo	$275,000	$302	58
1527 Laura St	0.70mi	2/1.0	874 (+1%)	23mo	$315,000	$360	47
1574 Lotus Path	0.48mi	2/2.0	912 (+5%)	22mo	$369,900	$406	46
1466 Pine St	0.64mi	2/1.0	780 (-10%)	17mo	$210,600	$270	40
1433 Pine St	0.74mi	2/1.0	972 (+12%)	16mo	$322,500	$332	32

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: -19.6%
• Equity multiple: 0.33×
• Total profit: $-42,077
• Equity at exit: $33,548

10-year hold

• IRR: -19.6%
• Equity multiple: 0.09×
• Total profit: $-57,435
• Equity at exit: $19,454

Cash invested: $63,000 (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 33756

• Rents YoY: -2.2%
• Active inventory: 355
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-6

Break-even live

Break-even rent $1,779

Max offer price $224,004

Occupancy floor 95%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 Turner St Clearwater, FL	2.0	2.0	900	$2,200	$2.44	20d	1	0.03mi
518 Florida Ave Clearwater, FL	3.0	1.0	990	$1,795	$1.81	4d	1	0.15mi
533 Yelvington Ave Clearwater, FL	1.0	1.0	812	$1,550	$1.91	24d	1	0.23mi
618 S Crest Ave Clearwater, FL	3.0	1.0	997	$2,500	$2.51	4d	1	0.39mi
1903 Rainbow Dr Unit 10 Clearwater, FL	2.0	1.0	850	$1,500	$1.76	24d	1	0.46mi
310 S Arcturas Ave Unit 3 Clearwater, FL	2.0	1.0	840	$1,599	$1.90	24d	1	0.48mi
311 S Arcturas Ave Unit 3 Clearwater, FL	1.0	1.0	775	$1,200	$1.55	10d	1	0.52mi
309 S Arcturas Ave #6 Clearwater, FL	1.0	1.0	650	$1,200	$1.85	2d	1	0.52mi
1520 Jeffords St Clearwater, FL	1.0–2.0	1.0	645	$1,500	$2.33	24d	1	0.59mi
1477 Pierce St Clearwater, FL	2.0	1.0	650	$1,575	$2.42	24d	1	0.71mi
313 N Jupiter Ave Clearwater, FL	2.0	1.0	700	$1,495	$2.14	7d	1	0.73mi
1485 Cleveland St Clearwater, FL	3.0	1.0	978	$2,200	$2.25	4d	1	0.75mi
1524 Lakeview Rd Clearwater, FL	2.0	2.0	1100	$1,395	$1.27	24d	1	0.76mi
1482 Cleveland St Clearwater, FL	3.0	2.0	1110	$2,750	$2.48	4d	1	0.77mi
1416 Druid Rd E Clearwater, FL	2.0	1.0	864	$2,150	$2.49	3d	1	0.77mi
2025 Rogers St Clearwater, FL	1.0–3.0	1.0–2.0	985	$1,874	$1.90	10d	10	0.81mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	4d	1	0.81mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	2d	1	0.81mi
1432 Lotus Path Clearwater, FL	2.0	1.0	900	$1,750	$1.94	10d	1	0.82mi
411 S Nimbus Ave Unit 3 Clearwater, FL	1.0	1.0	700	$1,395	$1.99	17d	1	0.85mi
509 N Saturn Ave Clearwater, FL	2.0	1.0	800	$1,850	$2.31	19d	1	0.85mi
27 N San Remo Ave Unit A Clearwater, FL	2.0	1.0	625	$1,297	$2.08	2d	1	0.87mi
1458 Grove St Clearwater, FL	1.0	1.0	625	$1,295	$2.07	21d	1	0.88mi
1009 Chester Dr Clearwater, FL	3.0	2.0	1105	$2,500	$2.26	11d	1	0.94mi
625 N Keene Rd Unit A Clearwater, FL	2.0	1.0	920	$1,650	$1.79	24d	1	0.94mi
631 N Keene Rd Unit S8 Clearwater, FL	1.0	1.0	710	$1,650	$2.32	24d	1	0.95mi
308 Gunn Ave Unit 308 Clearwater, FL	1.0	1.0	650	$1,400	$2.15	17d	1	0.97mi
300 Gunn Ave Unit 9 Clearwater, FL	1.0	1.0	525	$1,130	$2.15	24d	1	0.97mi
300 Gunn Ave Unit 7 Clearwater, FL	1.0	1.0	525	$1,150	$2.19	10d	1	0.97mi
117 N Evergreen Ave Clearwater, FL	1.0	1.0	808	$1,135	$1.40	24d	2	1.05mi
117 N Evergreen Ave Clearwater, FL	1.0	1.0	800	$1,275	$1.59	12d	1	1.05mi
1365 Drew St #102 Clearwater, FL	2.0	1.0	850	$1,400	$1.65	24d	1	1.07mi
600 S Betty Ln Apt 7 Clearwater, FL	1.0	1.0	680	$1,225	$1.80	24d	1	1.10mi
2168 Druid Rd E Clearwater, FL	1.0–3.0	1.0–2.0	1049	$2,532	$2.41	3d	20	1.10mi
1345 Drew St #16 Clearwater, FL	2.0	1.0	925	$1,500	$1.62	24d	1	1.11mi
106 S Fredrica Ave Clearwater, FL	2.0	1.0	836	$1,350	$1.61	21d	1	1.11mi
1329 Drew St #6 Clearwater, FL	2.0	1.0	850	$1,495	$1.76	4d	1	1.14mi
612 Sally Ln S Unit 14 Clearwater, FL	1.0	1.0	750	$1,500	$2.00	24d	1	1.15mi
601 N Hercules Ave #508 Clearwater, FL	2.0	2.0	945	$1,650	$1.75	24d	1	1.15mi
100 Waverly Way #403 Clearwater, FL	2.0	2.0	900	$1,600	$1.78	17d	1	1.16mi

Listing history 5 events

1. 2026-06-01
   days on market $225,000 Active 19 DOM
2. 2026-05-31
   days on market $225,000 Active 18 DOM
3. 2026-04-03
   status Pending
4. 2026-03-19
   listed $225,000 Active
5. 2003-11-03
   soldstatus $82,900

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$286/yr (+$24/mo · 18.1%)

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

Taxation est. · year 1

• Rental income: $21,263
• − Mortgage interest: −$12,603
• − Property taxes: −$1,582
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$6,545
• Taxable loss: −$3,994
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $891/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): 32,201
• Household income: $61,872
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1868.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 18% Black 11% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% 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: ▼ -438.74%
• Current HPI: 354.6792
• Rent YoY: ▼ -2.22%
• 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

+171.4% since first listed

3 events — show timeline

• 2026-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2003-11-03 Sold (Public Records) $82,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,582 · +6.6% YoY. Source: county tax records.