534 Wildwood Way · Clearwater, FL 33756

$79,000

None bd · 1.0 ba · 974 sqft · SingleFamily public records · 1 Days on market

Built 1925 0.36 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

ZONED RESIDENTIAL MULTI FAMILY. SINGLE FAMILY HOME ON PROPERTY. CONVENIENT LOCATION. JUST SOUTH OF BELLEVIEW BLVD. VERIFY WITH CITY ON USE . IDEALFOR INVESTORS.

Key facts

• 0.36 acre lot
• Parking
• Built 1925

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 18.9% 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 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).
• This rent runs 33% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.13% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.88%
• DSCR: 3.00
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $283,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Woodlawn St	0.28mi	3/1.0	1,072 (+10%)	1mo	$340,000	$317	69
1139 Harveys Ln	0.51mi	2/1.0	930 (-4%)	0mo	$70,000	$75	68
1518 Scranton Ave	0.27mi	3/2.0	1,060 (+9%)	1mo	$287,500	$271	68
1308 S Madison Ave	0.67mi	2/2.0	992 (+2%)	1mo	$325,000	$328	61
1509 S Washington Ave	0.55mi	3/1.0	920 (-6%)	6mo	$281,900	$306	60
824 Hall St	0.61mi	2/1.0	918 (-6%)	3mo	$245,000	$267	59
834 Grand Central St	0.68mi	2/1.0	986 (+1%)	12mo	$150,000	$152	57
1546 Tilley Ave	0.35mi	3/2.0	1,092 (+12%)	4mo	$322,500	$295	56
1520 S Michigan Ave	0.62mi	2/2.0	1,009 (+4%)	10mo	$120,000	$119	53
921 Grand Central St	0.68mi	2/1.0	912 (-6%)	11mo	$300,000	$329	48
1510 S Michigan Ave	0.62mi	2/1.0	1,108 (+14%)	4mo	$162,500	$147	45
1344 S Michigan Ave	0.67mi	3/2.0	1,117 (+15%)	11mo	$325,000	$291	31

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: 38.6%
• Equity multiple: 2.58×
• Total profit: $34,959
• Equity at exit: $11,779

10-year hold

• IRR: 43.6%
• Equity multiple: 4.58×
• Total profit: $79,234
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$414
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $827

Break-even live

Break-even rent $635

Max offer price $79,000

Occupancy floor 46%

Sensitivity live

Price	-10% $872	-5% $850	+0% $827	+5% $805	+10% $783
Rent	-10% $694	-5% $761	+0% $827	+5% $894	+10% $960
Rate	-1.0pp $867	-0.5pp $847	base $827	+0.5pp $807	+1.0pp $786

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Wildwood Way Clearwater, FL	2.0	1.0	768	$1,400	$1.82	21d	1	0.09mi
627 Wildwood Way Clearwater, FL	2.0	1.0	768	$1,400	$1.82	21d	1	0.09mi
629 Wildwood Way Clearwater, FL	2.0	1.0	768	$1,400	$1.82	21d	1	0.10mi
1516 Carmel Ave Clearwater, FL	2.0	1.0	740	$1,650	$2.23	4d	1	0.15mi
1552 S Myrtle Ave Clearwater, FL	2.0	1.5	750	$1,750	$2.33	15d	1	0.25mi
1552 S Myrtle Ave Clearwater, FL	3.0	2.0	900	$1,950	$2.17	8d	1	0.25mi
1632 Clearwater Largo Rd Clearwater, FL	3.0	1.0–2.0	961	$2,499	$2.60	2d	25	0.39mi
1587 Scranton Ave Unit B Clearwater, FL	2.0	1.0	665	$1,450	$2.18	25d	1	0.40mi
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,995	$1.95	11d	1	0.42mi
1530 S Martin Luther King Jr Ave Clearwater, FL	3.0	2.0	1025	$1,950	$1.90	25d	1	0.42mi
1538 S Martin Luther King Jr Ave Clearwater, FL	2.0	1.0	650	$1,625	$2.50	25d	1	0.43mi
941 Lakeview Rd Clearwater, FL	1.0	1.0	550	$1,199	$2.18	18d	1	0.49mi
1532 S Washington Ave Clearwater, FL	3.0	2.0	954	$1,500	$1.57	5d	1	0.52mi
713 Smith St Clearwater, FL	1.0	1.0	814	$1,595	$1.96	3d	1	0.54mi
1007 Hawkins St Unit A Clearwater, FL	2.0	1.0	784	$1,845	$2.35	25d	1	0.63mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	17d	1	0.65mi
833 Hall St Clearwater, FL	1.0	1.0	700	$1,350	$1.93	25d	1	0.65mi
1119 Tuskawilla Dr Clearwater, FL	2.0	1.0	603	$1,500	$2.49	2d	23	0.68mi
811 Lotus Path Unit 2 Clearwater, FL	2.0	1.0	700	$1,699	$2.43	25d	1	0.73mi
1245 S Martin Luther King Jr Ave #104 Clearwater, FL	2.0	2.0	1120	$1,495	$1.33	4d	1	0.74mi
1562 S Jefferson Ave Clearwater, FL	1.0	1.0	870	$1,250	$1.44	17d	1	0.75mi
1120 Wyatt St Clearwater, FL	1.0	1.0	600	$1,150	$1.92	18d	1	0.77mi
915 Ewing Ave Clearwater, FL	2.0	1.0	752	$1,400	$1.86	25d	1	0.87mi
1224 S Missouri Ave #903 Clearwater, FL	1.0	1.0	730	$2,250	$3.08	25d	1	0.87mi
1216 S Missouri Ave Clearwater, FL	1.0–2.0	1.0–2.0	835	$2,100	$2.51	25d	5	0.89mi
1216 S Missouri Ave Clearwater, FL	1.0–2.0	1.0–2.0	835	$2,000	$2.40	2d	6	0.89mi
1319 Boylan Ave Clearwater, FL	2.0	1.0	800	$1,550	$1.94	25d	1	0.94mi
821 14th Ave NW Largo, FL	3.0	1.0	900	$1,795	$1.99	25d	1	1.03mi
250 Rosery Rd NW #283 Largo, FL	2.0	1.0	764	$1,395	$1.83	21d	1	1.08mi
306 Turner St #1 Clearwater, FL	1.0	1.0	600	$1,275	$2.12	18d	1	1.11mi
250 Rosery Rd NW Largo, FL	1.0	1.0	672	$1,295	$1.93	3d	1	1.13mi
701 S Madison Ave Clearwater, FL	2.0	2.0	965	$1,998	$2.07	3d	6	1.13mi
801 Chestnut St Clearwater, FL	1.0	1.0	433	$1,460	$3.37	3d	17	1.16mi
811 Rosery Rd NW Largo, FL	1.0–3.0	1.0–3.0	1050	$2,538	$2.42	4d	20	1.16mi
1100 Turner St Clearwater, FL	1.0	1.5	900	$1,750	$1.94	4d	2	1.17mi
1406 Lemon St Clearwater, FL	2.0	1.5	1020	$1,990	$1.95	25d	1	1.17mi
1712 Belleair Forest Dr Unit D Belleair, FL	2.0	1.0	931	$1,495	$1.61	25d	1	1.19mi
1030 Clearwater Largo Rd N Largo, FL	2.0	1.0	849	$1,875	$2.21	24d	1	1.20mi
1040 Clearwater Largo Rd Apt 411 Largo, FL	1.0	1.0	696	$1,650	$2.37	5d	1	1.21mi
612 Sally Ln S Unit 14 Clearwater, FL	1.0	1.0	750	$1,500	$2.00	25d	1	1.27mi

Listing history 10 events

1. 2021-04-01
   status Pending
2. 2018-04-14
   status Pending
3. 2018-03-24
   status Pending
4. 2018-03-22
   status Pending
5. 2014-06-14
   status Pending
6. 2014-03-29
   historical
7. 2003-08-06
   soldstatus $79,000
8. 2002-09-25
   listed $79,000
9. 2000-12-04
   soldstatus $25,000
10. 1993-03-01
    soldstatus $28,900

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$6/yr (+$1/mo · 1.0%)

ⓘ 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 · 25 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: $20,181
• − Mortgage interest: −$4,425
• − Property taxes: −$649
• − Insurance: −$395
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,298
• Taxable income: $9,185
• Est. tax owed @ 24.0%: −$2,204
• After-tax cash flow: $7,723/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

+173.4% since first listed

10 events — show timeline

• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2003-08-06 Sold (Public Records) $79,000 Public Records
• 2002-09-25 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2000-12-04 Sold (Public Records) $25,000 Public Records
• 1993-03-01 Sold (Public Records) $28,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $649 · +10.3% YoY. Source: county tax records.