29250 US Highway 19 N #108 · Clearwater, FL 33761

$160,000

3 bd · 2.0 ba · 1,700 sqft · Manufactured public records · 139 Days on market

Built 2002 Est $189k · 15% under $238/mo HOA · 9% of rent

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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
• ARV discount +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Designed for active adult living, this gated 55+ community is celebrated for its quality, value, and welcoming atmosphere. This well-established neighborhood, featuring a 2002,3-bedroom 2-bathroom home, offers exceptional value with one of the lowest maintenance fees in Pinellas County. Residents enjoy a cost-effective lifestyle with a monthly fee of just $238.00, which includes water, sewer, garbage service, and lawn care, delivering impressive value. The community features an inviting heated pool and spa, along with popular amenities such as billiards, shuffleboard, and a putting green. Walkable sidewalks throughout the neighborhood encourage an active, social atmosphere and make it easy

Key facts

• Gated community
• Covered carport
• Walk-in closets

Tags

• GATED COMMUNITY
• HEATED POOL
• INDOOR LAUNDRY ROOM
• WALK-IN CLOSETS
• FENCED-IN YARD
• COVERED CARPORT

Property features AI

Finance

• Other: Furnished
• Financial info: Total monthly fees $238; Total annual fees $2,856; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $238 (required) — includes pool, sewer, trash, water, maintenance of grounds, management, recreational facilities, escrow reserves fund; Association amenities: clubhouse, pool, tennis courts, pickleball courts, basketball court, shuffleboard court, recreation facilities; Buyer/association approval required; Senior community; Pets allowed (cats OK, number limit)

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available and connected; Water connected; Sewer connected; Cable available and connected
• Home design: Manufactured home (double wide); One story; Faces east; Entry on one level
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Double wide body type
• Exterior features: Screened patio/porch; Private mailbox; Sidewalks; Paved lot; Trees / landscaped

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room / dining room combo; Split bedroom floorplan; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Laundry area inside (in kitchen); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 flat; 201 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 42% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k 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 139 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $160k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.64% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $188,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29250 US Highway 19 N #459	0.00mi	3/2.0	1,615 (-5%)	3mo	$180,000	$111	89

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,967
• Equity at exit: $23,857

10-year hold

• IRR: 8.9%
• Equity multiple: 1.57×
• Total profit: $25,633
• Equity at exit: $13,834

Cash invested: $44,800 (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 33761

• Rents YoY: 0.1%
• Active inventory: 201
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,631 high
• Mortgage (P&I): −$839
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$67
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$238
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $598

Break-even live

Break-even rent $1,874

Max offer price $160,000

Occupancy floor 72%

Sensitivity live

Price	-10% $688	-5% $643	+0% $598	+5% $552	+10% $507
Rent	-10% $390	-5% $494	+0% $598	+5% $701	+10% $805
Rate	-1.0pp $678	-0.5pp $638	base $598	+0.5pp $556	+1.0pp $514

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2228 Richter St Unit A Dunedin, FL	2.0	2.0	1225	$1,900	$1.55	25d	1	0.35mi
3326 Covered Bridge Dr W Dunedin, FL	2.0	2.5	1731	$2,675	$1.55	11d	1	0.43mi
2523 North Field Ln Clearwater, FL	3.0	2.5	1832	$2,850	$1.56	8d	1	0.52mi
373 Majesty Dr Unit 373 Clearwater, FL	2.0	2.0	1200	$1,600	$1.33	25d	1	0.60mi
302 Archimedes St Dunedin, FL	3.0	2.0	1635	$3,499	$2.14	4d	1	0.66mi
2999 Fieldbrook Pl Clearwater, FL	2.0	2.0	1164	$2,300	$1.98	25d	1	0.68mi
2652 Concorde Ct Clearwater, FL	4.0	2.0	1878	$4,000	$2.13	4d	1	0.73mi
3235 Buckhorn Dr Clearwater, FL	3.0	2.0	1548	$3,500	$2.26	4d	1	0.73mi
2307 Cumberland Cir Clearwater, FL	1.0–2.0	1.0–2.0	873	$2,099	$2.40	4d	15	0.92mi
1404 Sandalwood Dr Dunedin, FL	3.0	2.0	1553	$2,900	$1.87	4d	1	0.97mi
2524 Newbern Ave Clearwater, FL	3.0	2.5	1740	$2,800	$1.61	24d	1	1.00mi
2773 Cypress Dr Unit C Clearwater, FL	3.0	2.0	1507	$2,400	$1.59	25d	1	1.02mi
1281 Stony Brook Ln Dunedin, FL	3.0	2.0	2040	$2,600	$1.27	22d	1	1.10mi
762 Barbara St Palm Harbor, FL	2.0	2.0	1146	$2,200	$1.92	25d	1	1.25mi
1591 Mac Charles Ct Dunedin, FL	3.0	2.0	1736	$3,000	$1.73	25d	1	1.36mi
2257 Palmwood Dr Dunedin, FL	3.0	2.0	1150	$2,475	$2.15	5d	1	1.42mi
1112 Glenwood Dr Dunedin, FL	3.0	3.0	1670	$2,700	$1.62	4d	1	1.44mi
3460 Countryside Blvd #60 Clearwater, FL	2.0	2.5	1349	$2,500	$1.85	8d	1	1.45mi
2379 Azalea Dr Palm Harbor, FL	3.0	2.0	2035	$3,700	$1.82	22d	1	1.49mi

HOA detail

• Monthly dues: $238 · $2,856/yr
• Likely covers: watersewertrashlandscapingpoolsecurity

Listing history 7 events

1. 2026-06-07
   statusdays on market $160,000 Pending 139 DOM
2. 2026-06-04
   days on market $160,000 Active 138 DOM
3. 2026-06-03
   days on market $160,000 Active 137 DOM
4. 2026-06-01
   days on market $160,000 Active 135 DOM
5. 2026-05-31
   days on market $160,000 Active 134 DOM
6. 2026-01-17
   listed $160,000 Active
7. 2002-08-01
   soldstatus $72,200

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $2,543 · $212/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $31,571
• − Mortgage interest: −$8,962
• − Property taxes: −$2,543
• − Insurance: −$2,302
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − HOA: −$2,856
• − Depreciation: −$4,655
• Taxable income: $5,201
• Est. tax owed @ 24.0%: −$1,248
• After-tax cash flow: $5,923/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): 18,290
• Household income: $74,728
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 336.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 83% English-only · Spanish 5% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -316.31%
• Current HPI: 281.6948
• Rent YoY: ▲ 0.11%
• 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

+121.6% since first listed

2 events — show timeline

• 2026-01-17 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2002-08-01 Sold (Public Records) $72,200 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,543 · -9.4% YoY. Source: county tax records.