14933 56th St N · South Highpoint, FL 33760

$289,900

4 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 12 Days on market

Built 1972 6,011 sqft lot Est $309k · 6% under

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +10.2/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. Opportunity meets value in this centrally located Clearwater home with major upgrades already completed. Needs some TLC including flooring and interior paint, but the big-ticket items are done, saving buyers thousands. Recent updates include Roof (2025), 5 Windows & 2 Entry Doors (2025), Central Heat & Air (2018), and Updated Electrical (2008). The modern kitchen features stainless steel appliances and a tiled backsplash. French doors lead to a spacious 28x12 Florida Room with a wood-burning fireplace, perfect for entertaining or relaxing year-round. The deep oversized garage offers a full-si

Key facts

• Recent updates
• Modern kitchen
• Major upgrades

Tags

• MAJOR UPGRADES
• RECENT UPDATES
• MODERN KITCHEN
• SPACIOUS FLORIDA ROOM
• WOOD-BURNING FIREPLACE
• DEEP OVERSIZED GARAGE

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Zoning: R-3; Total acreage: less than 1/4 acre (approx. 0.14 acres)
• Financial info: Homestead exempt; No lease restrictions indicated
• HOA & community: No HOA/association indicated

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces west
• Construction: Block construction; Shingle roof; Block foundation; Built on one level
• Exterior features: Oversized lot; Mature landscaping; Concrete road access; Lot dimensions 62 x 95

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Wood-burning fireplace; Florida room
• Laundry & utility: Laundry in garage; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $24 ($288/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (21.1% below list).
• Recommended offer: $229k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#267 in FL, #4,332 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: amenities F, employment D-.
• 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 (-7.1%/yr); 129 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 39% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $9k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $98k; list at $290k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,611 (21.1% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $308,538
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5834 Darren Ct N	0.37mi	3/2.0 (-1)	1,194 (+9%)	1mo	$304,000	$255	62
14946 54th Way N	0.06mi	3/1.0 (-1)	943 (-14%)	7mo	$310,000	$329	59
15699 Avalon Ave	0.50mi	3/1.0 (-1)	1,042 (-5%)	2mo	$150,000	$144	58
15332 Westminister Ave	0.26mi	3/1.0 (-1)	1,122 (+2%)	23mo	$350,000	$312	56
5843 Darren Ct N	0.39mi	3/2.0 (-1)	1,225 (+12%)	10mo	$335,000	$273	49
15339 Westminister Ave	0.27mi	3/2.0 (-1)	1,240 (+13%)	18mo	$360,000	$290	46
14632 56th Way N	0.19mi	3/1.0 (-1)	941 (-14%)	22mo	$310,000	$329	40
15572 George Blvd	0.45mi	3/1.0 (-1)	960 (-13%)	16mo	$270,000	$281	36
15623 Morgan St	0.60mi	3/1.0 (-1)	965 (-12%)	11mo	$266,000	$276	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-52,248
• Equity at exit: $43,225

10-year hold

• IRR: -18.0%
• Equity multiple: 0.14×
• Total profit: $-69,831
• Equity at exit: $25,065

Cash invested: $81,172 (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 33760

• Rents YoY: -7.1%
• Active inventory: 129
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $24

Break-even live

Break-even rent $2,256

Max offer price $289,900

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $106	+0% $24	+5% $-58	+10% $-140
Rent	-10% $-157	-5% $-66	+0% $24	+5% $114	+10% $205
Rate	-1.0pp $170	-0.5pp $98	base $24	+0.5pp $-51	+1.0pp $-128

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15149 Westminister Ave Unit A Clearwater, FL	3.0	1.0	1000	$1,775	$1.77	25d	1	0.16mi
15357 Westminister Ave Clearwater, FL	3.0	2.0	1240	$3,049	$2.46	5d	1	0.28mi
14330 58th St N Clearwater, FL	1.0–3.0	1.0–2.0	1161	$2,815	$2.42	3d	19	0.47mi
15666 49th St N #1050 Clearwater, FL	3.0	2.0	1393	$1,649	$1.18	4d	1	0.61mi
14603 64th St N Clearwater, FL	3.0	2.0	1080	$1,900	$1.76	5d	1	0.90mi
16321 Bolesta Rd Clearwater, FL	1.0–3.0	1.0–2.0	925	$1,810	$1.96	3d	40	1.07mi
6430 142nd Ave N Clearwater, FL	1.0–3.0	1.0–2.0	1216	$3,619	$2.97	3d	68	1.07mi

Listing history 5 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   price $289,900
3. 2026-05-01
   listed $299,900 Active
4. 2002-01-22
   soldstatus $97,500
5. 2001-08-28
   soldstatus $65,500

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$1,512/yr (+$126/mo · 169.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $27,433
• − Mortgage interest: −$16,239
• − Property taxes: −$894
• − Insurance: −$2,247
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$8,433
• Taxable loss: −$4,769
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $1,433/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 — South Highpoint

• Score: 75/100
• State rank: #267
• US rank: #4332

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment D- Housing A Health & safety B User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Highpoint, FL
• County: Pinellas County · 939,478 people
• City population: 20,501
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 20,501
• Household income: $69,596
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 1311.0

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 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 17% Black 17% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 1%
• Common ancestry: Lithuanian 2% American 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 79% 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: ▼ -143.13%
• Current HPI: 258.297
• Rent YoY: ▼ -7.07%
• 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

+342.6% since first listed

5 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2002-01-22 Sold (Public Records) $97,500 Public Records
• 2001-08-28 Sold (Public Records) $65,500 Public Records

Property tax history

-4.4%/yr

Latest (2025): $894 · +8.2% YoY. Source: county tax records.