1351 Mission Cir Unit 48-E · Clearwater, FL 33759

$90,000

2 bd · 2.0 ba · 886 sqft · Condo · 2 Days on market

Built 1971 Average condition $660/mo HOA · 36% 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.8/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. You are invited to Experience the Elegant & Spacious home nestled into the exquisite community - Mission Hills; your own private oasis overlooking a serene wooded background. Inviting drive with covered off street parking flanking this stylish residence and under carport storage closet. After passing through the welcoming entry path adorned by beautiful Florida Foliage, you are greeted with a gorgeous foyer with views all way through to the serene wooded background. A neutral color pallet adorns all of the comfortable spaces adding a warm touch throughout. The formal dining room just off of the kitchen passthrough and overlooking the elegant liv

Key facts

• Gorgeous foyer
• Stone patio
• $660 HOA

Tags

• SERENE WOODED BACKGROUND
• COVERED OFF STREET PARKING
• UNDER CARPORT STORAGE CLOSET
• GORGEOUS FOYER
• ENCLOSED FLORIDA ROOM
• STONE PATIO

Property features AI

Finance

• Other: Buyer approval required for community amenities; Directions: From McMullen Booth Rd. go west on Coachman Rd., south into the community, then east on Mission Cir. to the property
• Financial info: Total monthly association fees approximately $660.13; Total annual association fees approximately $7,921.56; Lease restrictions apply
• HOA & community: Ameritech/Lexi Sesto HOA; monthly fee approximately $660.13; HOA fee includes cable TV, pool, gas, internet, structure and grounds maintenance, private road, recreational facilities, sewer, trash, and water; Association amenities: clubhouse, fitness center, pool, shuffleboard court, recreational facilities; Association approval required; Senior community; No truck/RV/motorcycle parking; Pets allowed (max ~35 lbs)

Exterior

• Parking: Assigned parking; Guest parking; 1-space carport
• Utilities: Public water; Public sewer; Public utilities; Irrigation equipment
• Home design: Condominium; One story; Entry on first floor; Faces northwest
• Construction: Stucco construction; Membrane and shingle roof; Slab foundation; Building/Unit: 48-A; Built area approximately 886 sq ft
• Exterior features: Rear porch; Sidewalks; Storage; Mature landscaping with trees

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Living room/dining room combo; Split bedroom layout; Walk-in closets; Window treatments
• Laundry & utility: Washer and Dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 8.6% 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: Mcmullen-Booth Elementary School (math 44% / reading 46%, grade D-, #1,271 of 2,144 statewide, top 60%, 458 students, 63% 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) — zoned schools at 52% FRL track the district average.
• 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 10d 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 33% 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 $622 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $90,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.04% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 4.1

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: -9.9%
• Equity multiple: 0.66×
• Total profit: $-8,655
• Equity at exit: $13,419

10-year hold

• IRR: -11.2%
• Equity multiple: 0.50×
• Total profit: $-12,588
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$660
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $171

Break-even live

Break-even rent $1,623

Max offer price $90,000

Occupancy floor 86%

Sensitivity live

Price	-10% $233	-5% $202	+0% $171	+5% $140	+10% $109
Rent	-10% $26	-5% $98	+0% $171	+5% $244	+10% $316
Rate	-1.0pp $216	-0.5pp $194	base $171	+0.5pp $148	+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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1285 Mission Hills Blvd Unit 36B Clearwater, FL	2.0	1.0	812	$1,500	$1.85	6d	1	0.06mi
1403 Arrowhead Cir W Unit 13E Clearwater, FL	2.0	2.0	886	$1,750	$1.98	26d	1	0.24mi
3021 State Road 590 Clearwater, FL	1.0–3.0	1.0–2.0	977	$1,726	$1.77	0d	24	0.25mi
2973 Feather Dr Clearwater, FL	2.0	1.0	812	$1,450	$1.79	26d	1	0.25mi
1301 Fairwood Ave Clearwater, FL	3.0	2.0	1104	$2,355	$2.13	6d	1	0.38mi
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	6d	1	0.42mi
1602 Brigadoon Dr Clearwater, FL	2.0	1.5	896	$1,750	$1.95	0d	1	0.43mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,309	$1.26	0d	23	0.82mi
420 N Bayshore Blvd #102 Clearwater, FL	2.0	2.0	1030	$1,600	$1.55	0d	1	0.82mi
2625 Florida 590 Unit 1414 Clearwater, FL	1.0	1.0	600	$1,300	$2.17	26d	1	0.92mi
1730 Audrey Dr Unit 2 Clearwater, FL	1.0	1.0	700	$2,100	$3.00	26d	1	0.93mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,500	$1.54	3d	12	0.93mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,150	$1.96	0d	34	1.02mi
1160 7th St S Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	9d	1	1.03mi
1158 7th St S Unit 1160 Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	9d	1	1.04mi
205 S McMullen Booth Rd #203 Clearwater, FL	2.0	1.0	1087	$999	$0.92	16d	1	1.06mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	18d	1	1.07mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	26d	1	1.08mi
1003 S Bayshore Blvd #103 Safety Harbor, FL	2.0	2.0	900	$2,300	$2.56	26d	1	1.10mi
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	26d	1	1.11mi
343 S McMullen Booth Rd #151 Clearwater, FL	1.0	1.0	900	$1,800	$2.00	26d	1	1.12mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	26d	1	1.12mi
2973 Gulf to Bay Blvd Unit 2 Clearwater, FL	2.0	2.0	1064	$3,219	$3.03	26d	1	1.12mi
341 S McMullen Booth Rd #145 Clearwater, FL	1.0	1.0	863	$1,195	$1.38	4d	1	1.13mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	9d	1	1.13mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	26d	1	1.13mi
351 S McMullen Booth Rd #129 Clearwater, FL	1.0	1.0	863	$1,300	$1.51	16d	1	1.13mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$5,180	$5.92	0d	47	1.17mi
383 S McMullen Booth Rd #68 Clearwater, FL	2.0	1.0	1087	$1,950	$1.79	6d	1	1.17mi
389 S McMullen Booth Rd #12 Clearwater, FL	2.0	1.0	968	$1,395	$1.44	26d	1	1.18mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$4,145	$3.46	5d	27	1.24mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$1,870	$1.57	3d	19	1.24mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,849	$1.98	0d	8	1.26mi
2855 Gulf to Bay Blvd Unit 1 Clearwater, FL	1.0	1.0	626	$1,664	$2.66	0d	1	1.26mi
500 9th Ave S Apt B3 Safety Harbor, FL	2.0	2.0	893	$1,795	$2.01	26d	1	1.27mi
2481 NE Coachman Rd Clearwater, FL	1.0–2.0	1.0–2.0	762	$2,078	$2.73	0d	17	1.30mi
730 N Old Coachman Rd Clearwater, FL	2.0	2.0	950	$1,705	$1.79	4d	3	1.32mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$2,296	$2.34	0d	15	1.42mi
337 McMullen Booth Rd Clearwater, FL	2.0	1.0	1087	$1,800	$1.66	9d	1	1.43mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,376	$2.25	0d	37	1.43mi

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-29
   status Pending
2. 2026-05-27
   listed $90,000 Active

ⓘ 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,069
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$7,920
• − Depreciation: −$2,618
• Taxable income: $1,158
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $1,773/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This property offers a good starting point for a cosmetic renovation, with minor repairs needed and potential for significant value increase through updates.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear
• Minor Kitchen countertops — Light wear and tear
• Minor Living room carpet — Light wear and tear

Value-add opportunities

• Both Painting and touch-up work — Enhances curb appeal and interior aesthetics
• Both New flooring — Improves living space and adds value
• Both Landscaping and curb appeal — Enhances overall property appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear	Minor	$500–3,000
Kitchen countertops · Light wear and tear	Minor	$500–3,000
Living room carpet · Light wear and tear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and touch-up work — Enhances curb appeal and interior aesthetics ↑
• Both New flooring — Improves living space and adds value ↑
• Both Landscaping and curb appeal — Enhances overall property appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-27 Listed $90,000 Stellar MLS as Distributed by MLS Grid