1221 Drew St Unit E12 · Clearwater, FL 33755

$94,000

2 bd · 1.0 ba · 840 sqft · Condo public records · 8 Days on market

Built 1967 $544/mo HOA · 34% 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 +17.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. NON-FLOOD ZONE, NO EVACUATION ZONE!! Welcome home to this beautifully maintained 2 bedroom, 1 bath condo co-op located on the 2nd floor with NO NEIGHBORS ABOVE in this desirable 55+ community near Downtown Clearwater! MOVE-IN READY and EXCEPTIONALLY CLEAN, this bright and inviting home offers a spacious open layout designed for comfortable low-maintenance living. The living room features a wall of sliding glass doors with vertical blinds that lead to an OVERSIZED ENCLOSED LANAI with upgraded windows, creating the perfect space for your morning coffee. Open up the windows to enjoy the fresh air and Florid

Key facts

• No neighbors above
• Non flood zone
• No evacuation zone

Tags

• NON FLOOD ZONE
• NO EVACUATION ZONE
• NO NEIGHBORS ABOVE
• OVERSIZED ENCLOSED LANAI
• GRANITE COUNTERTOPS
• MOSAIC TILE BACKSPLASH

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $544; total annual fees $6,528
• HOA & community: Monthly HOA fee of $544 covering cable TV, common area taxes, reserves, insurance, internet, structure and grounds maintenance, management, pest control, sewer, trash and water; HOA required with association approval; Association amenities include laundry; Community features include community mailbox, sidewalks, street lights, deed restrictions, special community restrictions; buyer approval required; senior community; pets not allowed

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Cable connected; High-speed/BB internet available; Electricity connected; Sewer connected; Water connected; Fire hydrant nearby
• Home design: Residential condominium; Completed condition; Second-floor unit; Faces north; One level
• Construction: Block construction; Membrane roof; Slab foundation; Built on lot within a 3-acre property
• Exterior features: Balcony; Exterior lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Stone countertops; Blinds on windows
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $63 ($760/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Cap rate 7.1% 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 soft (-2.2%/yr); 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% of the median local income ($63k/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 $650 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $94,000

Questions for the listing agent

1. Built in 1967 — 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: 1.71% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 4.9

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: -17.6%
• Equity multiple: 0.41×
• Total profit: $-15,550
• Equity at exit: $14,016

10-year hold

• IRR: -27.3%
• Equity multiple: 0.05×
• Total profit: $-25,091
• Equity at exit: $8,127

Cash invested: $26,320 (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 33755

• Rents YoY: -2.2%
• Active inventory: 261
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$493
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$39
• HOA: −$544
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $63

Break-even live

Break-even rent $1,530

Max offer price $94,000

Occupancy floor 91%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Drew St Unit A21 Clearwater, FL	2.0	1.0	705	$1,300	$1.84	3d	1	0.02mi
1221 Drew St Clearwater, FL	1.0	1.0	777	$1,600	$2.06	22d	1	0.03mi
1257 Drew St #1 Clearwater, FL	2.0	1.0	1055	$1,750	$1.66	24d	1	0.08mi
124 N Jefferson Ave Unit 5 Clearwater, FL	1.0	1.0	750	$1,345	$1.79	24d	1	0.08mi
124 N Jefferson Ave Unit 2 Clearwater, FL	1.0	1.0	750	$1,395	$1.86	24d	1	0.08mi
1233 Grove St Clearwater, FL	1.0	1.0	540	$1,350	$2.50	24d	1	0.10mi
200 N Betty Ln Unit 3E Clearwater, FL	1.0	1.0	875	$1,200	$1.37	3d	1	0.11mi
1260 Cleveland St Clearwater, FL	1.0	1.0	617	$1,432	$2.32	3d	2	0.16mi
1329 Drew St #6 Clearwater, FL	2.0	1.0	850	$1,495	$1.76	4d	1	0.25mi
100 Waverly Way #403 Clearwater, FL	2.0	2.0	900	$1,600	$1.78	18d	1	0.28mi
1345 Drew St #16 Clearwater, FL	2.0	1.0	925	$1,500	$1.62	24d	1	0.29mi
106 S Fredrica Ave Clearwater, FL	2.0	1.0	836	$1,350	$1.61	22d	1	0.30mi
1103 Drew St Clearwater, FL	1.0	1.0	580	$1,250	$2.16	8d	1	0.34mi
135 N Martin Luther King Jr Ave Clearwater, FL	1.0	1.0	650	$1,195	$1.84	18d	1	0.34mi
1100 Cleveland St Clearwater, FL	1.0–2.0	1.0–2.5	1168	$2,795	$2.39	3d	15	0.34mi
1365 Drew St #102 Clearwater, FL	2.0	1.0	850	$1,400	$1.65	24d	1	0.34mi
117 N Evergreen Ave Clearwater, FL	1.0	1.0	800	$1,275	$1.59	12d	1	0.35mi
117 N Evergreen Ave Clearwater, FL	1.0	1.0	808	$1,135	$1.40	24d	2	0.35mi
949 Cleveland St Unit C309 Clearwater, FL	1.0	1.0	748	$2,345	$3.14	14d	1	0.48mi
949 Cleveland St Unit C213 Clearwater, FL	1.0	1.0	783	$2,340	$2.99	14d	1	0.48mi
949 Cleveland St Clearwater, FL	1.0–2.0	1.0–2.0	820	$2,595	$3.16	2d	50	0.48mi
404 Pennsylvania Ave Clearwater, FL	1.0	1.0	748	$1,275	$1.70	15d	1	0.49mi
912 Hart St Unit B Clearwater, FL	3.0	1.0	840	$1,545	$1.84	22d	1	0.50mi
1221 Court St Unit 1 Clearwater, FL	2.0	1.0	1000	$1,800	$1.80	24d	1	0.51mi
906 Jones St Apt A Clearwater, FL	1.0	1.0	700	$1,200	$1.71	8d	1	0.52mi
905 Jones St Clearwater, FL	3.0	2.0	1072	$2,450	$2.29	24d	1	0.52mi
905 Jones St Clearwater, FL	2.0	1.0	660	$1,700	$2.58	11d	1	0.52mi
27 N San Remo Ave Unit A Clearwater, FL	2.0	1.0	625	$1,297	$2.08	3d	1	0.55mi
1458 Grove St Clearwater, FL	1.0	1.0	625	$1,295	$2.07	22d	1	0.56mi
1003 West Ave Clearwater, FL	2.0	1.0	800	$1,195	$1.49	3d	4	0.56mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	4d	1	0.58mi
1458 Cleveland St Clearwater, FL	1.0	1.0	750	$1,300	$1.73	3d	1	0.58mi
600 S Betty Ln Apt 7 Clearwater, FL	1.0	1.0	680	$1,225	$1.80	24d	1	0.63mi
1482 Cleveland St Clearwater, FL	3.0	2.0	1110	$2,750	$2.48	4d	1	0.63mi
711 S Lincoln Ave Clearwater, FL	1.0–2.0	1.0	860	$1,660	$1.93	2d	8	0.64mi
1100 Turner St Clearwater, FL	1.0	1.5	900	$1,750	$1.94	3d	2	0.64mi
1485 Cleveland St Clearwater, FL	3.0	1.0	978	$2,200	$2.25	4d	1	0.64mi
1477 Pierce St Clearwater, FL	2.0	1.0	650	$1,575	$2.42	24d	1	0.66mi
1009 Pine Brook Dr Unit B Clearwater, FL	2.0	2.0	1000	$2,200	$2.20	22d	1	0.67mi
612 Sally Ln S Unit 14 Clearwater, FL	1.0	1.0	750	$1,500	$2.00	24d	1	0.68mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-20
   listed $94,000 Active
2. 2025-09-29
   historical
3. 2025-07-25
   price $96,000
4. 2025-05-09
   listed $104,000 Active
5. 2024-03-25
   historical
6. 2024-02-28
   price $135,500
7. 2024-02-01
   price $137,500
8. 2024-01-19
   price $139,500
9. 2023-11-11
   price $140,000
10. 2023-09-29
    listed $142,000 Active
11. 2023-01-18
    soldstatus $89,500 Closed
12. 2022-12-22
    status Pending
13. 2022-10-14
    price $99,900
14. 2022-08-23
    listed $104,900 Active
15. 2016-05-01
    historical
16. 2016-01-30
    listed $35,500 Active
17. 1994-01-01
    soldstatus $18,000

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/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 · 27 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: $19,323
• − Mortgage interest: −$5,265
• − Property taxes: −$1,592
• − Insurance: −$470
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − HOA: −$6,528
• − Depreciation: −$2,735
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $846/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): 27,476
• Household income: $62,886
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1511.0

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 54% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Italian 2% Arab 1%
• Foreign-born: 15% · Canada
• Languages at home: 78% English-only · Spanish 13% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -472.62%
• Current HPI: 351.4973
• Rent YoY: ▼ -2.20%
• 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

+422.2% since first listed

17 events — show timeline

• 2026-05-20 Listed $94,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $96,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Listed $104,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-28 Price Changed $135,500 Stellar MLS as Distributed by MLS Grid
• 2024-02-01 Price Changed $137,500 Stellar MLS as Distributed by MLS Grid
• 2024-01-19 Price Changed $139,500 Stellar MLS as Distributed by MLS Grid
• 2023-11-11 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-29 Listed $142,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-18 Sold (MLS) $89,500 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-14 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-23 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-01-30 Listed $35,500 Stellar MLS as Distributed by MLS Grid
• 1994-01-01 Sold (Public Records) $18,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,592 · -2.0% YoY. Source: county tax records.