1301 S Hercules Ave #22 · Clearwater, FL 33764

$99,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 171 Days on market

Built 1968 $748/mo HOA · 38% 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 +19.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just minutes from shopping, restaurants and the Gulf Beaches, this corner unit is completely move in ready. It has new paint and carpet. Best of all it has the best view of the lake of all the units in the complex. The association has upgraded all the windows and screen doors and has painted the outside. The Co-op has been in existence since the 70's and is in excellent financial shape. All the units are wholly owned and there are no foreclosures. There are no age restrictions and it is a perfect location if you are just starting out or are slowing down!

Key facts

• Roof has been redone
• End unit
• $748 HOA

Tags

• SUNROOM OVERLOOKING POND VIEW
• ROOF HAS BEEN REDONE
• PRIME LOCATION NEAR BEACHES
• END UNIT

Property features AI

Finance

• Other: Lease restrictions apply; Furnished; Irrigation equipment included
• Financial info: Total annual fees: $8,976
• HOA & community: Monthly association fee of $748 (includes pool, structure maintenance, grounds maintenance, sewer, trash, water); Association approval required; Association name: Steve Sarang; Pool and sidewalks in community; Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Cable available; High‑speed internet available; Electricity connected; Water connected; Irrigation (reclaimed water)
• Home design: Condominium; Two total stories; Unit on 2nd floor; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building name: IMPERIAL PARK CO-OP BLDG
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Range hood
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Living room/dining room combo; Thermostat
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (-5.2%/yr); 262 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).
• This rent runs 35% 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 $684 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 171 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $36k; list at $99k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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 1968 — 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: 1.98% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 4.2

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: -15.8%
• Equity multiple: 0.47×
• Total profit: $-14,768
• Equity at exit: $14,761

10-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-24,663
• Equity at exit: $8,560

Cash invested: $27,720 (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 33764

• Rents YoY: -5.2%
• Active inventory: 262
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$519
• Tax from tax record: −$140 /mo · $1,686/yr
• Insurance: −$41
• HOA: −$748
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $103

Break-even live

Break-even rent $1,834

Max offer price $99,000

Occupancy floor 90%

Sensitivity live

Price	-10% $159	-5% $131	+0% $103	+5% $75	+10% $46
Rent	-10% $-53	-5% $25	+0% $103	+5% $180	+10% $258
Rate	-1.0pp $152	-0.5pp $128	base $103	+0.5pp $77	+1.0pp $51

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Nursery Rd Clearwater, FL	1.0–2.0	1.0–2.0	910	$1,750	$1.92	4d	10	0.51mi
2102 Nursery Rd Unit 2 Clearwater, FL	2.0	2.0	960	$1,555	$1.62	15d	1	0.60mi
2236 Morningside Dr Clearwater, FL	2.0	1.5	902	$2,200	$2.44	5d	1	0.61mi
1433 S Belcher Rd Clearwater, FL	1.0–2.0	1.0–2.0	748	$2,450	$3.27	20d	2	0.62mi
1433 S Belcher Rd Unit F9 Clearwater, FL	2.0	2.0	855	$2,450	$2.87	3d	1	0.66mi
2159 Nursery Rd Clearwater, FL	1.0–3.0	1.0–2.0	870	$1,481	$1.70	2d	10	0.67mi
2066 Druid Park Dr N Clearwater, FL	2.0	2.0	1248	$3,095	$2.48	24d	1	0.70mi
2025 Rogers St Clearwater, FL	1.0–3.0	1.0–2.0	985	$1,874	$1.90	11d	10	0.71mi
1550 S Belcher Rd Clearwater, FL	1.0	1.0	825	$1,350	$1.64	5d	1	0.73mi
2168 Druid Rd E Clearwater, FL	1.0–3.0	1.0–2.0	1049	$2,532	$2.41	4d	20	0.73mi
1192 S Duncan Ave Clearwater, FL	2.0	2.0	1395	$2,500	$1.79	5d	1	0.84mi
411 S Nimbus Ave Unit 3 Clearwater, FL	1.0	1.0	700	$1,395	$1.99	18d	1	0.85mi
1653 Bravo Dr Clearwater, FL	1.0	1.0	850	$2,200	$2.59	5d	1	0.85mi
2225 Nursery Rd Clearwater, FL	2.0	1.0–2.0	802	$1,850	$2.31	25d	1	0.86mi
311 S Arcturas Ave Unit 3 Clearwater, FL	1.0	1.0	775	$1,200	$1.55	11d	1	0.92mi
310 S Arcturas Ave Unit 3 Clearwater, FL	2.0	1.0	840	$1,599	$1.90	25d	1	0.93mi
518 Florida Ave Clearwater, FL	3.0	1.0	990	$1,795	$1.81	5d	1	0.95mi
2207 Belleair Rd Unit B4 Clearwater, FL	2.0	1.0	857	$1,625	$1.90	15d	1	0.96mi
2207 Belleair Rd Unit B7 Clearwater, FL	2.0	1.0	857	$1,800	$2.10	20d	1	0.96mi
1903 Rainbow Dr Unit 10 Clearwater, FL	2.0	1.0	850	$1,500	$1.76	25d	1	0.97mi
1719 Turner St Clearwater, FL	2.0	2.0	900	$2,200	$2.44	21d	1	0.99mi
1624 Fruitwood Dr Clearwater, FL	2.0	2.0	1298	$2,500	$1.93	25d	1	1.00mi
2346 Druid Rd #1106 Clearwater, FL	2.0	2.0	1008	$1,495	$1.48	17d	1	1.00mi
2430 Harn Blvd Unit 14 Clearwater, FL	1.0	1.0	725	$1,400	$1.93	25d	1	1.05mi
2430 Harn Blvd Unit 7 Clearwater, FL	1.0	1.0	725	$1,500	$2.07	5d	1	1.05mi
1330 Moreland Dr Clearwater, FL	2.0	2.0	1192	$2,125	$1.78	25d	3	1.06mi
2465 Brentwood Dr Clearwater, FL	3.0	2.0	1301	$2,550	$1.96	25d	1	1.08mi
1657 S Lake Dr Unit 3 Clearwater, FL	2.0	2.0	1250	$1,550	$1.24	18d	1	1.09mi
1536 Illinois Rd Clearwater, FL	2.0	1.0	1440	$2,200	$1.53	5d	1	1.16mi
533 Yelvington Ave Clearwater, FL	1.0	1.0	812	$1,550	$1.91	25d	1	1.20mi
1524 Lakeview Rd Clearwater, FL	2.0	2.0	1100	$1,395	$1.27	25d	1	1.21mi
25 N Belcher Rd Clearwater, FL	1.0–2.0	1.0–2.0	780	$2,026	$2.60	3d	12	1.22mi
2348 Shelley St #9 Clearwater, FL	2.0	1.0	950	$2,200	$2.32	25d	1	1.23mi
1520 Jeffords St Clearwater, FL	1.0–2.0	1.0	645	$1,500	$2.33	25d	1	1.24mi
1657 S Lake Ave Clearwater, FL	2.0	2.0	1250	$1,550	$1.24	18d	1	1.25mi
618 S Crest Ave Clearwater, FL	3.0	1.0	997	$2,500	$2.51	5d	1	1.28mi
2381 Chaucer St Clearwater, FL	2.0	1.0	1000	$1,950	$1.95	3d	1	1.28mi
2370 Chaucer St Clearwater, FL	3.0	1.0	1100	$2,500	$2.27	5d	1	1.29mi
2525 Harn Blvd #3 Clearwater, FL	2.0	2.5	1252	$1,899	$1.52	25d	1	1.32mi
2505 Harn Blvd #1 Clearwater, FL	3.0	2.5	1429	$2,400	$1.68	5d	1	1.36mi

HOA detail condo

• Monthly dues: $748 · $8,976/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $99,000 Active 171 DOM
2. 2026-06-17
   days on market $99,000 Active 170 DOM
3. 2026-06-16
   days on market $99,000 Active 169 DOM
4. 2026-06-15
   days on market $99,000 Active 168 DOM
5. 2026-06-13
   pricedays on market $99,000 Active 166 DOM
6. 2026-06-09
   days on market $99,500 Active 162 DOM
7. 2026-06-08
   days on market $99,500 Active 161 DOM
8. 2026-06-07
   days on market $99,500 Active 160 DOM
9. 2026-06-04
   days on market $99,500 Active 157 DOM
10. 2026-06-03
    days on market $99,500 Active 156 DOM
11. 2026-06-01
    days on market $99,500 Active 154 DOM
12. 2026-05-31
    days on market $99,500 Active 153 DOM
13. 2026-05-11
    price $99,500
14. 2026-04-02
    status Active
15. 2026-02-06
    status Pending
16. 2025-11-04
    listed $99,900 Active
17. 2023-01-10
    historical
18. 2022-11-11
    listed $138,000 Active
19. 2011-02-18
    soldstatus $36,000 568-char remark

    Show marketing remark (568 chars)

    Located just minutes from shopping, restaurants and the Gulf Beaches, this corner unit is completely move in ready. It has new paint and carpet. Best of all it has the best view of the lake of all the units in the complex. The association has upgraded all the windows and screen doors and has painted the outside. The Co-op has been in existence since the 70's and is in excellent financial shape. All the units are wholly owned and there are no foreclosures. There are no age restrictions and it is a perfect location if you are just starting out or are slowing down!

20. 2010-10-21
    listed $49,000 568-char remark

    Show marketing remark (568 chars)

    Located just minutes from shopping, restaurants and the Gulf Beaches, this corner unit is completely move in ready. It has new paint and carpet. Best of all it has the best view of the lake of all the units in the complex. The association has upgraded all the windows and screen doors and has painted the outside. The Co-op has been in existence since the 70's and is in excellent financial shape. All the units are wholly owned and there are no foreclosures. There are no age restrictions and it is a perfect location if you are just starting out or are slowing down!

21. 2008-11-06
    listed $69,500
22. 2008-07-03
    historical
23. 2008-06-28
    listed $79,900
24. 2007-12-05
    listed $79,900

ⓘ 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: $1,686 · $140/mo
• Projected year-2 tax: $1,686 · $140/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 · 24 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: $23,566
• − Mortgage interest: −$5,546
• − Property taxes: −$1,686
• − Insurance: −$495
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − HOA: −$8,976
• − Depreciation: −$2,880
• Taxable income: $213
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,179/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): 27,311
• Household income: $67,256
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1118.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% German 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -350.08%
• Current HPI: 315.4133
• Rent YoY: ▼ -5.24%
• 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

+24.5% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-11-11 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-18 Sold (MLS) $36,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-21 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2008-11-06 Listed $69,500 Stellar MLS as Distributed by MLS Grid
• 2008-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-06-28 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2007-12-05 Listed $79,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2025): $1,686 · +6.2% YoY. Source: county tax records.