1257 Drew St #14 · Clearwater, FL 33755

$77,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 83 Days on market

Built 1964 $456/mo HOA · 32% of rent

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Why this score? — see what drove the C 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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Kitchen, new carpet, new fans, new blinds, new stainless steel appliances, new vanity

Key facts

• Charming sunroom
• Ample closet space
• Updated kitchen

Tags

• UPDATED KITCHEN
• SPACIOUS LIVING ROOM
• AMPLE CLOSET SPACE
• CHARMING SUNROOM
• OFF-STREET PARKING
• ON-SITE LAUNDRY

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $456; total annual fees $5,472
• HOA & community: HOA (association: Brittany Starratt); Monthly condo fee of $456 (includes water, sewer, trash); Association approval required; Community sidewalks; Pets allowed with breed restrictions and a number limit

Exterior

• Parking: Guest parking; Off-street parking
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; One story (unit on 2nd floor); West-facing
• Construction: Brick construction; Shingle roof; Slab foundation; Built as part of Kenwood Garden Apts
• Exterior features: Sidewalks; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (upstairs unit)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan; Kitchen/family room combo; Bonus room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $77k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 261 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $72,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 4.5

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-8,521
• Equity at exit: $11,481

10-year hold

• IRR: -12.9%
• Equity multiple: 0.43×
• Total profit: $-12,318
• Equity at exit: $6,658

Cash invested: $21,560 (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: 261
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$404
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$32
• HOA: −$456
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $123

Break-even live

Break-even rent $1,284

Max offer price $77,000

Occupancy floor 86%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Drew St Unit A21 Clearwater, FL	2.0	1.0	705	$1,300	$1.84	2d	1	0.07mi
1221 Drew St Clearwater, FL	1.0	1.0	777	$1,600	$2.06	22d	1	0.07mi
1233 Grove St Clearwater, FL	1.0	1.0	540	$1,350	$2.50	24d	1	0.11mi
124 N Jefferson Ave Unit 5 Clearwater, FL	1.0	1.0	750	$1,345	$1.79	24d	1	0.14mi
124 N Jefferson Ave Unit 2 Clearwater, FL	1.0	1.0	750	$1,395	$1.86	24d	1	0.14mi
1260 Cleveland St Clearwater, FL	1.0	1.0	617	$1,432	$2.32	2d	2	0.15mi
1278 Jade Pl Unit n/a Clearwater, FL	1.0	1.0	500	$1,350	$2.70	24d	1	0.24mi
1265 Jade Pl Clearwater, FL	1.0	1.0	450	$1,500	$3.33	22d	1	0.25mi
119 N Evergreen Ave Unit 203 Clearwater, FL	1.0	1.0	500	$1,150	$2.30	24d	1	0.28mi
1100 Cleveland St Clearwater, FL	1.0–2.0	1.0–2.5	1168	$1,785	$1.53	3d	15	0.40mi
1103 Drew St Clearwater, FL	1.0	1.0	580	$1,250	$2.16	7d	1	0.40mi
135 N Martin Luther King Jr Ave Clearwater, FL	1.0	1.0	650	$1,195	$1.84	18d	1	0.40mi
27 N San Remo Ave Unit A Clearwater, FL	2.0	1.0	625	$1,297	$2.08	3d	1	0.49mi
1458 Grove St Clearwater, FL	1.0	1.0	625	$1,295	$2.07	22d	1	0.50mi
1463 Drew St Unit B Clearwater, FL	1.0	1.0	500	$1,095	$2.19	24d	1	0.51mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	4d	1	0.52mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	3d	1	0.52mi
949 Cleveland St Clearwater, FL	1.0–2.0	1.0–2.0	820	$1,595	$1.95	2d	50	0.54mi
949 Cleveland St Unit C309 Clearwater, FL	1.0	1.0	748	$2,345	$3.14	14d	1	0.54mi
404 Pennsylvania Ave Clearwater, FL	1.0	1.0	748	$1,275	$1.70	15d	1	0.55mi
906 Jones St Apt A Clearwater, FL	1.0	1.0	700	$1,200	$1.71	7d	1	0.58mi
905 Jones St Clearwater, FL	2.0	1.0	660	$1,700	$2.58	11d	1	0.58mi
1477 Pierce St Clearwater, FL	2.0	1.0	650	$1,575	$2.42	24d	1	0.61mi
600 S Betty Ln Apt 7 Clearwater, FL	1.0	1.0	680	$1,225	$1.80	24d	1	0.62mi
711 S Lincoln Ave Clearwater, FL	1.0–2.0	1.0	860	$1,274	$1.48	2d	8	0.64mi
1389 Hibiscus St Unit Guest House Clearwater, FL	—	1.0	400	$1,295	$3.24	14d	1	0.65mi
612 Sally Ln S Unit 14 Clearwater, FL	1.0	1.0	750	$1,500	$2.00	24d	1	0.68mi
801 Chestnut St Clearwater, FL	1.0	1.0	433	$1,460	$3.37	3d	17	0.81mi
912 Pine St Clearwater, FL	2.0	1.0	480	$1,199	$2.50	4d	1	0.82mi
807 Turner St Unit 5 Clearwater, FL	—	1.0	560	$1,200	$2.14	18d	1	0.86mi
912 Engman St Clearwater, FL	2.0	1.0	625	$1,600	$2.56	24d	1	0.91mi
1109 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	4d	1	0.92mi
1109 1/2 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	19d	1	0.92mi
1216 S Missouri Ave Clearwater, FL	1.0–2.0	1.0–2.0	835	$1,500	$1.80	24d	5	1.02mi
1216 S Missouri Ave Clearwater, FL	1.0–2.0	1.0–2.0	835	$1,450	$1.74	2d	6	1.02mi
1224 S Missouri Ave #903 Clearwater, FL	1.0	1.0	730	$2,250	$3.08	24d	1	1.02mi
811 Lotus Path Unit 2 Clearwater, FL	2.0	1.0	700	$1,699	$2.43	24d	1	1.13mi
1731 Overbrook Ave Clearwater, FL	2.0	1.0	702	$1,245	$1.77	24d	1	1.14mi
306 Turner St #1 Clearwater, FL	1.0	1.0	600	$1,275	$2.12	18d	1	1.15mi
1705 Apache Trl Clearwater, FL	1.0–2.0	1.0	432	$1,075	$2.49	1d	1	1.19mi

HOA detail condo

• Monthly dues: $456 · $5,472/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $77,000 Active 83 DOM
2. 2026-06-17
   days on market $77,000 Active 82 DOM
3. 2026-06-16
   days on market $77,000 Active 81 DOM
4. 2026-06-15
   days on market $77,000 Active 80 DOM
5. 2026-06-13
   days on market $77,000 Active 78 DOM
6. 2026-06-09
   days on market $77,000 Active 74 DOM
7. 2026-06-08
   days on market $77,000 Active 73 DOM
8. 2026-06-07
   days on market $77,000 Active 72 DOM
9. 2026-06-04
   days on market $77,000 Active 69 DOM
10. 2026-06-03
    days on market $77,000 Active 68 DOM
11. 2026-06-01
    days on market $77,000 Active 66 DOM
12. 2026-05-31
    days on market $77,000 Active 65 DOM
13. 2026-05-01
    price $84,500
14. 2026-03-27
    listed $89,000 Active
15. 2026-02-24
    listed $1,350
16. 2024-07-26
    soldstatus $87,000 Closed 89-char remark

    Show marketing remark (89 chars)

    New Kitchen, new carpet, new fans, new blinds, new stainless steel appliances, new vanity

17. 2024-06-28
    status Pending 89-char remark

    Show marketing remark (89 chars)

    New Kitchen, new carpet, new fans, new blinds, new stainless steel appliances, new vanity

18. 2024-06-01
    listed $95,000 Active 89-char remark

    Show marketing remark (89 chars)

    New Kitchen, new carpet, new fans, new blinds, new stainless steel appliances, new vanity

19. 2012-08-17
    soldstatus $14,000 78-char remark

    Show marketing remark (78 chars)

    Fixer-upper. Opportunity to own a piece of heavan in Clearwater under $20,000.

20. 2012-06-15
    listed $18,000 78-char remark

    Show marketing remark (78 chars)

    Fixer-upper. Opportunity to own a piece of heavan in Clearwater under $20,000.

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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 · 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: $17,280
• − Mortgage interest: −$4,313
• − Property taxes: −$1,468
• − Insurance: −$385
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − HOA: −$5,472
• − Depreciation: −$2,240
• Taxable income: $637
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $1,328/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

+369.4% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $84,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listed for Rent $1,350 STELLARMLS
• 2024-07-26 Sold (MLS) $87,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-01 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-17 Sold (MLS) $14,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-15 Listed $18,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2025): $1,468 · +52.2% YoY. Source: county tax records.