2946 Feather Dr · Clearwater, FL 33759

$99,900

2 bd · 1.0 ba · 812 sqft · Condo public records · 36 Days on market

Built 1971 $616/mo HOA · 34% 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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Welcome to the maintenance-free living in the highly coveted 55+ Mission Hills community! This charming 2-bedroom, 1-bathroom villa has been thoughtfully maintained with significant recent upgrades, ensuring comfort for years to come:• Brand New HVAC (2025) and Updated Electrical Box (2024). • New Appliances: Gas range (2025), kitchen faucet (2025), and a 2024 Whirlpool washer. • Modern Comforts: 2026 dining room and bedroom ceiling fans. • Location Security: Situated in a Non-Evacuation and Non-Flood Zone X—stay high and dry! Enjoy the sunshine on your choice of two beautiful new paver patios (2024). Whether you’re sipping morning coffee on the front patio o

Key facts

• Active clubhouse
• Covered carport
• New paver patios

Tags

• NEW PAVER PATIOS
• COVERED CARPORT
• INDIVIDUAL UTILITY SHED
• 5 MINUTES TO SAFETY HARBOR
• LARGE HEATED COMMUNITY POOL
• ACTIVE CLUBHOUSE

Property features AI

Finance

• Other: Association-managed amenities and fees
• Financial info: Lease restrictions apply; Total annual association fees: $7,395.84; Total monthly association fees: $616.32
• HOA & community: Association: AMERITECH/Lexi Sesto; Monthly HOA fee of $616.32 (required); Buyer approval required for association; Association amenities include clubhouse, fitness center, laundry, pool, recreation facilities and shuffleboard court; Association fee covers cable TV, pool, gas, internet, structure and grounds maintenance, private road, recreational facilities, sewer, trash and water; Community features include association-owned recreation, clubhouse, fitness center, reclaimed water irrigation, sidewalks and street lights; Senior community; No pets allowed; No truck/RV/motorcycle parking

Exterior

• Parking: Assigned parking; Covered parking; Ground-level parking; Guest parking; On-street parking; 1-car carport
• Utilities: Public sewer; Electricity connected; Natural gas connected; Public water connected; Cable available; BB/HS internet available; Underground utilities; Sprinkler system (recycled and well)
• Home design: Residential villa; One story; South-facing
• Construction: Block, stucco and frame construction; Membrane roof; Slab foundation
• Exterior features: Patio; Exterior lighting; Private mailbox; Rain gutters; Sidewalk; Exterior storage; Mature landscaping with oak trees; Irrigation equipment; No waterfront

Interior

• Kitchen: Range; Range hood; Refrigerator; Ice maker
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closet(s); Window treatments
• Laundry & utility: Washer included; Laundry in common area; Indoor laundry; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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 falling (-5.6%/yr); 116 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 32% 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 $691 of loan paydown is wiped out by about $3k 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 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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 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: 1.80% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 4.6

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: -10.2%
• Equity multiple: 0.65×
• Total profit: $-9,868
• Equity at exit: $14,895

10-year hold

• IRR: -9.8%
• Equity multiple: 0.54×
• Total profit: $-12,989
• Equity at exit: $8,638

Cash invested: $27,972 (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 33759

• Rents YoY: -5.6%
• Active inventory: 116
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$42
• HOA: −$616
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $176

Break-even live

Break-even rent $1,571

Max offer price $99,900

Occupancy floor 85%

Sensitivity live

Price	-10% $233	-5% $204	+0% $176	+5% $148	+10% $119
Rent	-10% $34	-5% $105	+0% $176	+5% $247	+10% $318
Rate	-1.0pp $226	-0.5pp $201	base $176	+0.5pp $150	+1.0pp $124

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2973 Feather Dr Clearwater, FL	2.0	1.0	812	$1,450	$1.79	24d	1	0.04mi
3021 State Road 590 Clearwater, FL	1.0–3.0	1.0–2.0	977	$1,788	$1.83	2d	28	0.13mi
1403 Arrowhead Cir W Unit 13E Clearwater, FL	2.0	2.0	886	$1,750	$1.98	24d	1	0.19mi
1285 Mission Hills Blvd Unit 36B Clearwater, FL	2.0	1.0	812	$1,500	$1.85	4d	1	0.29mi
1301 Fairwood Ave Clearwater, FL	3.0	2.0	1104	$2,355	$2.13	5d	1	0.43mi
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	5d	1	0.63mi
1602 Brigadoon Dr Clearwater, FL	2.0	1.5	896	$1,800	$2.01	5d	1	0.68mi
1730 Audrey Dr Unit 2 Clearwater, FL	1.0	1.0	700	$2,100	$3.00	24d	1	0.82mi
2625 Florida 590 Unit 1414 Clearwater, FL	1.0	1.0	600	$1,300	$2.17	24d	1	0.89mi
1160 7th St S Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	8d	1	0.90mi
1158 7th St S Unit 1160 Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	8d	1	0.90mi
420 N Bayshore Blvd #102 Clearwater, FL	2.0	2.0	1030	$1,680	$1.63	5d	1	0.99mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,309	$1.26	3d	27	1.00mi
1003 S Bayshore Blvd #103 Safety Harbor, FL	2.0	2.0	900	$2,300	$2.56	24d	1	1.09mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,500	$1.54	2d	12	1.10mi
500 9th Ave S Apt B3 Safety Harbor, FL	2.0	2.0	893	$1,795	$2.01	24d	1	1.13mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$1,870	$1.57	2d	19	1.14mi
337 McMullen Booth Rd Clearwater, FL	2.0	1.0	1087	$1,800	$1.66	8d	1	1.16mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,402	$2.27	2d	34	1.20mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,145	$1.96	2d	36	1.24mi
2481 NE Coachman Rd Clearwater, FL	1.0–2.0	1.0–2.0	762	$2,023	$2.65	2d	14	1.30mi
205 S McMullen Booth Rd #203 Clearwater, FL	2.0	1.0	1087	$999	$0.92	15d	1	1.32mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	17d	1	1.34mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	1.34mi
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	24d	1	1.37mi
343 S McMullen Booth Rd #151 Clearwater, FL	1.0	1.0	900	$1,800	$2.00	24d	1	1.38mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	8d	1	1.38mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	1.39mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	24d	1	1.39mi
341 S McMullen Booth Rd #145 Clearwater, FL	1.0	1.0	863	$1,195	$1.38	2d	1	1.39mi
351 S McMullen Booth Rd #129 Clearwater, FL	1.0	1.0	863	$1,300	$1.51	15d	1	1.40mi
2973 Gulf to Bay Blvd Unit 2 Clearwater, FL	2.0	2.0	1064	$3,219	$3.03	24d	1	1.40mi
730 N Old Coachman Rd Clearwater, FL	2.0	2.0	950	$1,705	$1.79	3d	3	1.40mi
1135 7th St N Safety Harbor, FL	3.0	1.0	1125	$2,195	$1.95	14d	1	1.43mi
383 S McMullen Booth Rd #68 Clearwater, FL	2.0	1.0	1087	$1,950	$1.79	5d	1	1.43mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$5,180	$5.92	5d	49	1.44mi
389 S McMullen Booth Rd #12 Clearwater, FL	2.0	1.0	968	$1,395	$1.44	24d	1	1.45mi

HOA detail condo

• Monthly dues: $616 · $7,392/yr
• Likely covers: gaselectricpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-13
   statusdays on market $99,900 Pending 36 DOM
2. 2026-06-09
   days on market $99,900 Active 34 DOM
3. 2026-06-08
   days on market $99,900 Active 33 DOM
4. 2026-06-07
   days on market $99,900 Active 32 DOM
5. 2026-06-04
   days on market $99,900 Active 29 DOM
6. 2026-06-03
   days on market $99,900 Active 28 DOM
7. 2026-06-01
   days on market $99,900 Active 26 DOM
8. 2026-05-31
   days on market $99,900 Active 25 DOM
9. 2026-05-06
   listed $125,000 Active
10. 2023-11-17
    soldstatus $138,000
11. 2022-04-08
    soldstatus $138,000
12. 1992-11-09
    soldstatus $30,000
13. 1992-11-05
    soldstatus $24,000
14. 1992-11-01
    soldstatus $24,000

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$112/yr (+$9/mo · 15.7%)

ⓘ 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 · 27 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: $21,528
• − Mortgage interest: −$5,596
• − Property taxes: −$717
• − Insurance: −$500
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$7,392
• − Depreciation: −$2,906
• Taxable income: $973
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $1,879/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

+420.8% since first listed

6 events — show timeline

• 2026-05-06 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-17 Sold (Public Records) $138,000 Public Records
• 2022-04-08 Sold (Public Records) $138,000 Public Records
• 1992-11-09 Sold (Public Records) $30,000 Public Records
• 1992-11-05 Sold (Public Records) $24,000 Public Records
• 1992-11-01 Sold (Public Records) $24,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $717 · +9.0% YoY. Source: county tax records.