2900 Gulf TO Bay Blvd #234 · Clearwater, FL 33759

$140,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 453 Days on market

Built 1969 11 ac lot Est $153k · 9% under $220/mo HOA · 11% of rent

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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 +28.9/30.0
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry to see this one! Spacious 2 bedroom 2 bath home. Large Florida room. Owner has made many updates including newer roof over, subflooring, expanded storage shed, newer heat pump and duct work, new awning. Price includes 29K share thatmust be purchased. Home owner association will finance with terms of 10K down at 6.48%. Close to beaches, shopping and airport. 55+ community with pool and rec center.

Key facts

• Newer kitchen
• Large florida patio
• New electrical panel

Tags

• LARGE FLORIDA PATIO
• NEW ROOF
• NEW AC
• NEW BLINDS
• NEW ELECTRICAL PANEL
• NEWER KITCHEN

Property features AI

Finance

• Other: Lease restrictions apply; Total acreage less than 1/4 acre
• HOA & community: Has HOA (Absolute CAM Services, LLC) with required approval; Monthly HOA $220 — includes common area taxes, pool, maintenance (structure & grounds), private road, sewer, trash and water; Community clubhouse; Deed restrictions; Pool; Golf carts allowed; Senior community; Pets not allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Residential mobile home (double wide); Attached property; One story; East facing; Completed condition; Crawlspace foundation
• Construction: Metal siding; Vinyl siding; Membrane roof
• Exterior features: Awnings; Outdoor grill; Asphalt/paved road; Private maintained road

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Freezer; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floor plan; Thermostat; Window treatments; Double pane windows; Shades; Tinted windows
• Laundry & utility: Laundry located outside; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Eisenhower Elementary School (math 47% / reading 40%, grade F, #1,345 of 2,144 statewide, top 64%, 661 students, 74% FRL); Safety Harbor Middle School (math 45% / reading 43%, grade D, #327 of 571 statewide, top 57%, 974 students, 50% FRL); Countryside High School (math 25% / reading 45%, grade F, #379 of 667 statewide, top 58%, 1,741 students, 44% 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 7d 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 37% 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 $968 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 453 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $140k implies a 211% 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 453 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 1969 — 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. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.64
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $153,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
585 Sky Harbor Dr #312	0.55mi	2/2.0	1,080 (+2%)	16mo	$157,000	$145	57
585 Sky Harbor Dr #416	0.55mi	2/1.0	946 (-10%)	10mo	$130,000	$137	44

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,565
• Equity at exit: $20,874

10-year hold

• IRR: 7.0%
• Equity multiple: 1.44×
• Total profit: $17,396
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$734
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$58
• HOA: −$220
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $474

Break-even live

Break-even rent $1,467

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $553	-5% $513	+0% $474	+5% $434	+10% $394
Rent	-10% $310	-5% $392	+0% $474	+5% $555	+10% $637
Rate	-1.0pp $544	-0.5pp $509	base $474	+0.5pp $437	+1.0pp $400

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2970 Gulf to Bay Blvd Clearwater, FL	2.0	2.0	1153	$4,665	$4.05	0d	1	0.19mi
2973 Gulf to Bay Blvd Unit 2 Clearwater, FL	2.0	2.0	1064	$3,219	$3.03	26d	1	0.20mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$5,180	$5.92	0d	47	0.24mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,849	$1.98	0d	8	0.29mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$4,145	$3.46	5d	27	0.32mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	26d	1	0.46mi
205 S McMullen Booth Rd #203 Clearwater, FL	2.0	1.0	1087	$999	$0.92	17d	1	0.47mi
383 S McMullen Booth Rd #68 Clearwater, FL	2.0	1.0	1087	$1,950	$1.79	6d	1	0.47mi
389 S McMullen Booth Rd #12 Clearwater, FL	2.0	1.0	968	$1,395	$1.44	26d	1	0.47mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	19d	1	0.49mi
343 S McMullen Booth Rd #151 Clearwater, FL	1.0	1.0	900	$1,800	$2.00	26d	1	0.49mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	26d	1	0.49mi
341 S McMullen Booth Rd #145 Clearwater, FL	1.0	1.0	863	$1,195	$1.38	4d	1	0.49mi
228 Sky Harbor Dr Clearwater, FL	2.0	2.0	1135	$2,397	$2.11	0d	1	0.50mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	26d	1	0.53mi
351 S McMullen Booth Rd #129 Clearwater, FL	1.0	1.0	863	$1,300	$1.51	17d	1	0.53mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	10d	1	0.57mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,150	$1.96	0d	34	0.58mi
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	26d	1	0.61mi
1602 Brigadoon Dr Clearwater, FL	2.0	1.5	896	$1,750	$1.95	0d	1	0.61mi
2729 Seville Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1057	$2,432	$2.30	0d	30	0.71mi
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	6d	1	0.71mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,309	$1.26	0d	23	0.76mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,500	$1.54	3d	12	0.80mi
2650 Pearce Dr Clearwater, FL	2.0	2.0	1175	$1,850	$1.57	26d	2	0.83mi
2650 Pearce Dr #111 Clearwater, FL	2.0	2.0	1200	$2,000	$1.67	17d	1	0.83mi
776 Fairwood Ln Clearwater, FL	2.0	1.5	1305	$1,949	$1.49	13d	1	0.86mi
1001 Pearce Dr #302 Clearwater, FL	1.0	1.5	1048	$1,750	$1.67	6d	1	0.87mi
1285 Mission Hills Blvd Unit 36B Clearwater, FL	2.0	1.0	812	$1,500	$1.85	6d	1	0.95mi
1012 Pearce Dr #304 Clearwater, FL	2.0	2.0	1200	$2,049	$1.71	6d	1	0.96mi
420 N Bayshore Blvd #102 Clearwater, FL	2.0	2.0	1030	$1,600	$1.55	0d	1	0.99mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$2,296	$2.34	0d	15	1.03mi
1301 Fairwood Ave Clearwater, FL	3.0	2.0	1104	$2,355	$2.13	6d	1	1.07mi
1403 Arrowhead Cir W Unit 13E Clearwater, FL	2.0	2.0	886	$1,750	$1.98	26d	1	1.14mi
20000 US Highway 19 N #612 Clearwater, FL	2.0	2.0	800	$1,300	$1.62	26d	1	1.14mi
20000 US Highway 19 N Unit 610 Clearwater, FL	1.0	1.0	800	$1,150	$1.44	26d	1	1.16mi
19355 US Highway 19 N Clearwater, FL	1.0–3.0	1.0–2.0	1093	$2,489	$2.28	5d	13	1.18mi
3021 State Road 590 Clearwater, FL	1.0–3.0	1.0–2.0	977	$1,726	$1.77	0d	22	1.21mi
2973 Feather Dr Clearwater, FL	2.0	1.0	812	$1,450	$1.79	26d	1	1.23mi
19135 US Highway 19 N Clearwater, FL	1.0–4.0	1.0–2.5	1139	$1,851	$1.62	0d	31	1.32mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-22
   days on market $140,000 Active 453 DOM
2. 2026-06-18
   days on market $140,000 Active 450 DOM
3. 2026-06-17
   days on market $140,000 Active 449 DOM
4. 2026-06-16
   days on market $140,000 Active 448 DOM
5. 2026-06-15
   days on market $140,000 Active 447 DOM
6. 2026-06-13
   days on market $140,000 Active 445 DOM
7. 2026-06-09
   days on market $140,000 Active 441 DOM
8. 2026-06-08
   days on market $140,000 Active 440 DOM
9. 2026-06-07
   days on market $140,000 Active 439 DOM
10. 2026-06-04
    days on market $140,000 Active 436 DOM
11. 2026-06-03
    days on market $140,000 Active 435 DOM
12. 2026-06-01
    days on market $140,000 Active 433 DOM
13. 2026-05-31
    days on market $140,000 Active 432 DOM
14. 2025-08-06
    price $140,000
15. 2025-03-25
    listed $150,000 Active
16. 2006-04-07
    soldstatus $45,000 405-char remark

    Show marketing remark (405 chars)

    Hurry to see this one! Spacious 2 bedroom 2 bath home. Large Florida room. Owner has made many updates including newer roof over, subflooring, expanded storage shed, newer heat pump and duct work, new awning. Price includes 29K share thatmust be purchased. Home owner association will finance with terms of 10K down at 6.48%. Close to beaches, shopping and airport. 55+ community with pool and rec center.

17. 2006-04-01
    soldstatus $29,000
18. 2005-11-08
    listed $59,900 405-char remark

    Show marketing remark (405 chars)

    Hurry to see this one! Spacious 2 bedroom 2 bath home. Large Florida room. Owner has made many updates including newer roof over, subflooring, expanded storage shed, newer heat pump and duct work, new awning. Price includes 29K share thatmust be purchased. Home owner association will finance with terms of 10K down at 6.48%. Close to beaches, shopping and airport. 55+ community with pool and rec center.

ⓘ 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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 6 d/yr ≥107°F today · 24 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: $24,798
• − Mortgage interest: −$7,842
• − Property taxes: −$1,759
• − Insurance: −$700
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$2,640
• − Depreciation: −$4,073
• Taxable income: $3,817
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $4,766/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

+133.7% since first listed

5 events — show timeline

• 2025-08-06 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-25 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-07 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-01 Sold (Public Records) $29,000 Public Records
• 2005-11-08 Listed $59,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2025): $1,759 · +2.5% YoY. Source: county tax records.