1600 N Old Coachman Rd #709 · Clearwater, FL 33765

$65,900

1 bd · 1.0 ba · 492 sqft · SingleFamily · 431 Days on market

Built 1972 1,000 sqft lot $195/mo HOA · 14% of rent ↓ 26% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 1-Bed 1-Bath Mobile Home Near the Beach-only $195 HOA - $65,900 Non flood zone! 55+ sought after location in Clearwater, lowest maintenance fee in Pinellas County and NOT a Lot Rent!. This spacious and bright corner Unit offers a contemporary open floor plan that will please the eye and inspire the heart. The Home is being thoroughly updated and tastefully upgraded from the inside out to enhance looks and daily living comforts. It features: central air, resealed metal roof, all new and optimized plumbing work and faucets, straigtened ground structure support, replaced most wall panels, replaced and reinforced sub-floor topped off with wood laminate and vinyl luxury floors, four

Key facts

• Newer vinyl windows
• Newer plumbing
• Corner unit

Tags

• CORNER UNIT
• TOTAL RESEALED METAL ROOF
• NEWER PLUMBING
• NEWER VINYL WINDOWS
• NEWER WOOD LAMINATE FLOORING
• LUXURY VINYL FLOORING

Property features AI

Finance

• Other: Lot approximately 0.1 acre; Paved road access; Planned unit development
• Financial info: Total annual fees $2,340; Monthly HOA $195
• HOA & community: Has HOA (monthly fee $195) — fee includes grounds maintenance, recreational facilities, sewer, trash and water; Clubhouse on-site; Buyer approval required; Senior community (no pets allowed)

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected
• Home design: Residential mobile home (single wide); One story; Faces north
• Construction: Metal siding; Other roof; Crawlspace foundation
• Exterior features: Covered, enclosed front porch; Exterior lighting

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Thermostat; Window treatments
• Laundry & utility: Laundry room (outside); Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (-4.6%/yr); 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $456 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 431 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $18k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 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 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.13% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.86%
• DSCR: 2.33
• GRM: 3.9

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: 20.3%
• Equity multiple: 1.79×
• Total profit: $14,588
• Equity at exit: $9,826

10-year hold

• IRR: 26.0%
• Equity multiple: 2.90×
• Total profit: $35,023
• Equity at exit: $5,698

Cash invested: $18,452 (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 33765

• Home prices YoY: -31.8%
• Rents YoY: -4.6%
• Active inventory: 83
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$195
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $459

Break-even live

Break-even rent $823

Max offer price $65,900

Occupancy floor 62%

Sensitivity live

Price	-10% $505	-5% $482	+0% $459	+5% $436	+10% $414
Rent	-10% $348	-5% $404	+0% $459	+5% $515	+10% $570
Rate	-1.0pp $492	-0.5pp $476	base $459	+0.5pp $442	+1.0pp $425

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 Nash St Unit Priv Clearwater, FL	1.0	1.0	350	$1,695	$4.84	25d	1	1.20mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $65,900 Active 431 DOM
2. 2026-06-17
   days on market $65,900 Active 430 DOM
3. 2026-06-16
   days on market $65,900 Active 429 DOM
4. 2026-06-15
   days on market $65,900 Active 428 DOM
5. 2026-06-13
   days on market $65,900 Active 426 DOM
6. 2026-06-09
   days on market $65,900 Active 422 DOM
7. 2026-06-08
   days on market $65,900 Active 421 DOM
8. 2026-06-07
   days on market $65,900 Active 420 DOM
9. 2026-06-04
   days on market $65,900 Active 417 DOM
10. 2026-06-03
    days on market $65,900 Active 416 DOM
11. 2026-06-01
    days on market $65,900 Active 414 DOM
12. 2026-05-31
    days on market $65,900 Active 413 DOM
13. 2026-02-28
    price $65,900
14. 2025-08-30
    status Active
15. 2025-06-30
    price $69,800
16. 2025-06-17
    price $72,900
17. 2025-04-08
    price $79,600
18. 2025-03-03
    listed $83,900 Active
19. 2025-02-13
    historical
20. 2024-11-14
    listed $89,500 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $16,854
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − HOA: −$2,340
• − Depreciation: −$1,917
• Taxable income: $4,891
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $4,336/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

• County: Pinellas County · 939,478 people
• City population: 170,933
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,808
• Household income: $69,199
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 604.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Two or more races 13% Black 8% Asian 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% Other Indo-European 6% Vietnamese 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: ▼ -146.56%
• Current HPI: 314.4864
• Rent YoY: ▼ -4.61%
• 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

-26.4% since first listed

8 events — show timeline

• 2026-02-28 Price Changed $65,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $69,800 Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Price Changed $72,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $79,600 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Listed $83,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Listed $89,500 Stellar MLS as Distributed by MLS Grid