1799 N Highland Ave #170 · Clearwater, FL 33755

$124,900

2 bd · 1.5 ba · 813 sqft · Condo public records · 354 Days on market

Built 1971 $451/mo HOA · 28% 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 +12.3/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

HELLO! NEW PRICE REDUCTION! COME AND FIND OUT MORE. .. PRICE REDUCTION. .. No Flood Zone. GREAT LOCATION! LIGHT and BRIGHT UNIT! Live where convenience meets coastal beauty. Hello!!! Nature enthusiasts, beach lovers will enjoy relaxing walks along the sandy warm beaches at your convenience located a short driving distance from this condo community. Looking for shelling experience to enjoy will be found in the nearby State Parks easily reachable offering great natural settings of their own as you will discover. Hello!!! This unit is a Second Floor unit located on the east side of the community offering natural lighting, low maintenance, charming condo located in a well maintained community w

Key facts

• Natural lighting
• Upgraded flooring
• Community amenities

Tags

• NATURAL LIGHTING
• PARKING SPACE
• COMMUNITY AMENITIES
• WALKING DISTANCE TO STORES
• UPGRADED FLOORING
• PORCELAIN AND CERAMIC TILES

Property features AI

Finance

• Financial info: Total annual fees: $5,417.04; Lease restrictions apply
• HOA & community: Monthly HOA fee: $451.42 (includes pool, maintenance - structure and grounds, management, pest control, sewer, trash, water); Association name: Colette Ciliberti; Association fee requirement: Required; Community amenities: Clubhouse, fitness center, pool, sidewalks, street lights, association-owned recreation; Buyer approval required; Deed restrictions; Pets allowed with restrictions (cats OK, dogs OK, breed restrictions apply)

Exterior

• Parking: Asphalt road access
• Utilities: Electricity available and connected; Water available and connected; Public sewer (available and connected)
• Home design: Attached condominium; West-facing; Two-story building; unit on second floor; Entry level: One
• Construction: Block and stucco construction; Built-up roof; Slab/other foundation; Building M
• Exterior features: Balcony; Exterior lighting; Rain gutters; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms (one located on the second floor of building M)
• Flooring: Concrete; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-22 ($-263/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (2.5% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Sandy Lane Elementary School (math 32% / reading 22%, grade F, #1,969 of 2,144 statewide, top 94%, 304 students, 85% FRL); Dunedin Highland Middle School (math 53% / reading 52%, grade C+, #213 of 571 statewide, top 38%, 899 students, 53% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL).
• Market conditions: Rents soft (-2.2%/yr); 265 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 31% of the median local income ($63k/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 354 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $29k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $125k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% 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 354 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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: 1.31% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 6.4

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: -22.6%
• Equity multiple: 0.25×
• Total profit: $-26,129
• Equity at exit: $18,623

10-year hold

• IRR: -37.3%
• Equity multiple: -0.20×
• Total profit: $-41,851
• 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 33755

• Rents YoY: -2.2%
• Active inventory: 265
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$451
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-22

Break-even live

Break-even rent $1,663

Max offer price $121,725

Occupancy floor 96%

Sensitivity live

Price	-10% $64	-5% $21	+0% $-22	+5% $-65	+10% $-108
Rent	-10% $-151	-5% $-87	+0% $-22	+5% $43	+10% $107
Rate	-1.0pp $41	-0.5pp $10	base $-22	+0.5pp $-54	+1.0pp $-87

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
1799 N Highland Ave #5 Clearwater, FL	2.0	1.5	813	$1,690	$2.08	18d	1	0.02mi
1799 N Highland Ave #74 Clearwater, FL	1.0	1.0	571	$1,195	$2.09	26d	1	0.02mi
1799 N Highland Ave #114 Clearwater, FL	2.0	1.5	813	$1,575	$1.94	14d	1	0.02mi
1577 Greenlea Dr Clearwater, FL	1.0	1.0	900	$1,350	$1.50	26d	1	0.10mi
1589 Greenlea Dr #3 Clearwater, FL	1.0	1.0	777	$1,350	$1.74	20d	1	0.15mi
1406 N Saturn Ave Clearwater, FL	2.0	2.0	1104	$2,650	$2.40	26d	1	0.64mi
1419 Aries Ln Unit 1423 Clearwater, FL	2.0	1.0	1015	$1,600	$1.58	5d	1	0.66mi
1423 Aries Ln Unit 3 Clearwater, FL	2.0	1.0	1015	$1,600	$1.58	6d	1	0.67mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	9d	1	0.69mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,500	$1.82	26d	1	0.69mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,400	$1.70	5d	1	0.69mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,500	$1.82	6d	1	0.69mi
2035 Kings Hwy Clearwater, FL	1.0–2.0	1.0–2.0	904	$1,520	$1.68	26d	1	0.70mi
2045 Alpine Rd Unit 1 Clearwater, FL	2.0	1.5	983	$1,675	$1.70	6d	1	0.71mi
2045 Alpine Rd Unit 1 Clearwater, FL	2.0	1.5	983	$1,675	$1.70	26d	1	0.71mi
2045 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	26d	1	0.71mi
2045 Alpine Rd Clearwater, FL	2.0	1.0	983	$1,675	$1.70	6d	1	0.71mi
1767 Leo Ln S Unit 104 Clearwater, FL	1.0	1.0	710	$1,395	$1.96	5d	1	0.73mi
1731 Overbrook Ave Clearwater, FL	2.0	1.0	702	$1,245	$1.77	26d	1	0.74mi
1302 Amble Ln Clearwater, FL	2.0	2.0	1013	$2,275	$2.25	0d	1	0.74mi
1009 Pine Brook Dr Unit B Clearwater, FL	2.0	2.0	1000	$2,200	$2.20	24d	1	0.78mi
1280 Bertland Way Clearwater, FL	3.0	1.0	922	$1,800	$1.95	0d	1	0.78mi
2099 Kings Hwy #1 Clearwater, FL	1.0	1.0	686	$1,450	$2.11	9d	1	0.83mi
1108 Amble Ln Unit 1110 Clearwater, FL	2.0	1.0	850	$1,650	$1.94	20d	1	0.86mi
1820 Sunset Point Rd Clearwater, FL	1.0–3.0	1.0–2.0	918	$1,764	$1.92	0d	16	0.89mi
1005 Egret Ct Dunedin, FL	2.0	2.0	996	$1,400	$1.41	6d	1	0.90mi
1262 Woodlawn Ter Clearwater, FL	2.0	1.0	1076	$2,000	$1.86	26d	1	0.90mi
662 Union St Unit 1A Dunedin, FL	3.0	1.0	1100	$1,749	$1.59	24d	1	0.92mi
1922 Springtime Ave Clearwater, FL	2.0	1.0	800	$1,575	$1.97	26d	1	0.96mi
1420 Oak Hill Dr #104 Dunedin, FL	1.0	1.0	610	$1,600	$2.62	26d	1	1.02mi
1142 Sunset Point Rd Clearwater, FL	2.0	1.0	650	$1,518	$2.33	4d	6	1.03mi
1109 1/2 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	21d	1	1.12mi
1109 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	6d	1	1.12mi
1102 Sunset Point Rd #2 Clearwater, FL	1.0	1.0	700	$1,377	$1.97	26d	1	1.13mi
541 Roanoke St Dunedin, FL	2.0	2.0	912	$2,345	$2.57	16d	1	1.16mi
509 N Saturn Ave Clearwater, FL	2.0	1.0	800	$1,850	$2.31	22d	1	1.16mi
1003 West Ave Clearwater, FL	2.0	1.0	800	$1,195	$1.49	4d	4	1.19mi
2070 Loma Linda Way N Clearwater, FL	2.0	1.0	980	$1,928	$1.97	26d	1	1.19mi
631 N Keene Rd Unit S8 Clearwater, FL	1.0	1.0	710	$1,650	$2.32	26d	1	1.19mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	932	$3,250	$3.49	0d	13	1.19mi

HOA detail condo

• Monthly dues: $451 · $5,412/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $124,900 Active 354 DOM
2. 2026-06-18
   days on market $124,900 Active 351 DOM
3. 2026-06-17
   days on market $124,900 Active 350 DOM
4. 2026-06-16
   days on market $124,900 Active 349 DOM
5. 2026-06-15
   days on market $124,900 Active 348 DOM
6. 2026-06-13
   pricedays on market $124,900 Active 346 DOM
7. 2026-06-09
   days on market $135,000 Active 342 DOM
8. 2026-06-08
   days on market $135,000 Active 341 DOM
9. 2026-06-07
   days on market $135,000 Active 340 DOM
10. 2026-06-04
    days on market $135,000 Active 337 DOM
11. 2026-06-03
    days on market $135,000 Active 336 DOM
12. 2026-06-01
    days on market $135,000 Active 334 DOM
13. 2026-05-31
    days on market $135,000 Active 333 DOM
14. 2026-05-19
    price $137,500
15. 2026-05-02
    price $139,900
16. 2026-04-12
    price $149,900
17. 2025-07-02
    listed $153,800 Active
18. 2025-02-07
    historical
19. 2024-12-30
    status Active
20. 2024-08-12
    status Active
21. 2024-08-10
    historical
22. 2024-02-15
    price $187,000
23. 2024-02-15
    price $187,500
24. 2023-08-11
    listed $187,900 Active
25. 2004-05-13
    soldstatus $64,000
26. 1998-08-05
    soldstatus $27,500
27. 1988-08-18
    soldstatus $31,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 27 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: $19,629
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − HOA: −$5,412
• − Depreciation: −$3,633
• Taxable loss: −$2,052
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $229/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): 27,476
• Household income: $62,886
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1511.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Italian 2% Arab 1%
• Foreign-born: 15% · Canada
• Languages at home: 78% English-only · Spanish 13% Other Indo-European 3% 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: ▼ -472.62%
• Current HPI: 351.4973
• Rent YoY: ▼ -2.20%
• 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

+343.5% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $137,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Listed $153,800 Stellar MLS as Distributed by MLS Grid
• 2025-02-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-15 Price Changed $187,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-15 Price Changed $187,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-11 Listed $187,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-13 Sold (Public Records) $64,000 Public Records
• 1998-08-05 Sold (Public Records) $27,500 Public Records
• 1988-08-18 Sold (Public Records) $31,000 Public Records

Property tax history

-7.5%/yr

Latest (2025): $216 · +12.4% YoY. Source: county tax records.