1913 Kings Hwy · Clearwater, FL 33755

$315,000

3 bd · 2.0 ba · 1,803 sqft · SingleFamily public records · 12 Days on market

Built 1970 10,498 sqft lot Est $435k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity in Sunset Highlands. Large 1800 sf home with 3 bedrooms/2 baths and attached 2 car garage has lucrative upside potential with a full rehab.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Property type: Residential, single family; Lot approximately 0.24 acre (100 x 105); Living area reported as 1,803 (public records); total building area reported as 2,357; Zoning listed as compatible; Unfurnished
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Water available; Electricity available; Cable available; Broadband/high-speed internet available
• Home design: Single family residence; One story; West-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built/recorded as completed
• Exterior features: Front porch; Corner, level lot; Asphalt road access; Publicly maintained road

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: Sliding doors; Private mailbox; Sidewalk
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $11 ($127/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 $297k (5.7% below list).
• Recommended offer: $297k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Dunedin Elementary School (math 54% / reading 50%, grade C-, #990 of 2,144 statewide, top 48%, 476 students, 74% FRL); Dunedin Highland Middle School (math 53% / reading 52%, grade C+, #213 of 571 statewide, top 38%, 899 students, 53% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL).
• Market conditions: Rents soft (-2.2%/yr); 265 active listings in the ZIP; 34 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).
• At $2,971/mo this rent would consume 57% of the median local household income ($63k/yr) (locally 1511% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Risks & watch-outs

• 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 $297,076 (5.7% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $434,523
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1468 Byram Dr	0.23mi	3/2.0	1,737 (-4%)	1mo	$375,000	$216	82
1957 Souvenir Dr	0.41mi	3/2.0	1,677 (-7%)	2mo	$560,000	$334	67
1956 Barbara Ave	0.10mi	3/2.0	1,537 (-15%)	6mo	$370,000	$241	66
698 Roanoke St	0.65mi	3/1.0	1,768 (-2%)	3mo	$300,000	$170	60
1574 Souvenir Dr	0.47mi	3/2.0	1,584 (-12%)	5mo	$255,000	$161	54
1271 Bermuda St	0.46mi	2/1.5 (-1)	1,658 (-8%)	6mo	$345,000	$208	53
1624 Pine Pl	0.62mi	2/2.0 (-1)	1,716 (-5%)	7mo	$495,000	$288	52
1246 Idlewild Dr	0.50mi	3/2.0	1,545 (-14%)	1mo	$564,800	$366	52
1736 Sharondale Dr	0.64mi	4/3.0 (+1)	1,888 (+5%)	4mo	$470,000	$249	50
1678 Algonquin Dr	0.74mi	3/2.0	1,639 (-9%)	1mo	$530,777	$324	49
1155 Sedeeva St	0.64mi	3/2.0	1,583 (-12%)	6mo	$345,000	$218	45
1652 Sunset Point Rd	0.66mi	4/2.0 (+1)	2,057 (+14%)	3mo	$365,000	$177	38

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-58,934
• Equity at exit: $46,968

10-year hold

• IRR: -21.5%
• Equity multiple: 0.05×
• Total profit: $-83,518
• Equity at exit: $27,235

Cash invested: $88,200 (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 33755

• Rents YoY: -2.2%
• Active inventory: 265
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$553 /mo · $6,638/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $11

Break-even live

Break-even rent $2,957

Max offer price $315,000

Occupancy floor 95%

Sensitivity live

Price	-10% $189	-5% $100	+0% $11	+5% $-79	+10% $-168
Rent	-10% $-224	-5% $-107	+0% $11	+5% $128	+10% $245
Rate	-1.0pp $169	-0.5pp $91	base $11	+0.5pp $-71	+1.0pp $-154

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1954 Freedom Dr Unit 1 Clearwater, FL	3.0	2.0	1941	$3,300	$1.70	5d	1	0.16mi
1954 Freedom Dr Clearwater, FL	3.0	2.5	1941	$3,300	$1.70	5d	1	0.16mi
1822 Pineland Dr Clearwater, FL	4.0	2.0	1652	$2,900	$1.76	6d	1	0.51mi
648 Norfolk St Dunedin, FL	4.0	2.5	2054	$3,000	$1.46	3d	1	0.53mi
1632 Windsor Pl Clearwater, FL	3.0	2.0	1814	$3,300	$1.82	6d	1	0.60mi
1648 Algonquin Dr Clearwater, FL	3.0	2.0	1731	$2,850	$1.65	26d	1	0.62mi
58 Arnoni Dr Dunedin, FL	4.0	3.0	2323	$3,400	$1.46	6d	1	0.63mi
2090 Paragon Cir E Unit N/A Clearwater, FL	4.0	2.0	1899	$3,100	$1.63	6d	1	0.69mi
2090 Paragon Cir E Clearwater, FL	4.0	2.0	1899	$3,100	$1.63	9d	1	0.69mi
1743 Ridgeway Dr Clearwater, FL	4.0	2.0	1900	$2,800	$1.47	6d	1	0.76mi
1103 Charles St Clearwater, FL	3.0	2.0	1348	$3,295	$2.44	16d	1	0.80mi
1767 Linwood Cir Clearwater, FL	3.0	2.0	1500	$2,895	$1.93	0d	1	0.92mi
1020 Sunset Point Rd Clearwater, FL	3.0	3.0–3.5	2674	$16,500	$6.17	9d	2	0.93mi
1011 Pinebrook Dr Clearwater, FL	3.0	3.0	2000	$4,000	$2.00	6d	1	0.96mi
1614 N Washington Ave Clearwater, FL	3.0	2.0	1372	$2,550	$1.86	26d	1	0.97mi
1506 Arden Ave Clearwater, FL	3.0	1.5	1527	$2,283	$1.50	9d	1	0.98mi
1601 Long St Clearwater, FL	4.0	2.0	1726	$2,300	$1.33	16d	1	1.01mi
253 Park Cir S Dunedin, FL	3.0	2.0	1500	$4,500	$3.00	6d	1	1.08mi
1793 N Fort Harrison Ave Clearwater, FL	4.0	3.5	2050	$3,350	$1.63	21d	1	1.08mi
1144 La Salle St Clearwater, FL	3.0	2.0	1317	$2,200	$1.67	26d	1	1.09mi
1404 N Saturn Ave Clearwater, FL	2.0	2.0	2204	$2,790	$1.27	6d	1	1.09mi
1149 La Salle St Clearwater, FL	3.0	3.0	1666	$2,495	$1.50	26d	1	1.10mi
1004 Osage St Clearwater, FL	3.0	2.0	1282	$2,450	$1.91	16d	1	1.10mi
418 Lebeau St Clearwater, FL	3.0	2.0	1400	$2,800	$2.00	26d	1	1.13mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$2,707	$2.87	0d	41	1.13mi
559 Chicago Ave Dunedin, FL	3.0	2.0	1745	$4,499	$2.58	26d	1	1.28mi
1614 N Osceola Ave Clearwater, FL	4.0	2.0	1556	$2,600	$1.67	6d	1	1.29mi
1912 Radcliffe Dr N Clearwater, FL	2.0	2.0	1340	$2,750	$2.05	26d	1	1.29mi
2251 Springwood Cir W Clearwater, FL	3.0	2.0	1344	$3,100	$2.31	26d	1	1.31mi
1973 Clarendon Rd Clearwater, FL	3.0	2.0	1248	$2,500	$2.00	6d	1	1.32mi
920 Lakewood Dr Dunedin, FL	3.0	2.0	1457	$3,000	$2.06	26d	1	1.38mi
341 Albert St Dunedin, FL	3.0	2.5	1770	$8,250	$4.66	26d	1	1.39mi
331 Albert St Dunedin, FL	4.0	3.5	2600	$12,000	$4.62	26d	1	1.39mi
526 Belmist Ct Dunedin, FL	3.0	2.0	1480	$2,700	$1.82	26d	1	1.40mi

Listing history 8 events

1. 2026-06-22
   days on market $315,000 Active 12 DOM
2. 2026-06-18
   days on market $315,000 Active 9 DOM
3. 2026-06-17
   days on market $315,000 Active 8 DOM
4. 2026-06-16
   days on market $315,000 Active 7 DOM
5. 2026-06-15
   days on market $315,000 Active 6 DOM
6. 2026-06-13
   days on market $315,000 Active 4 DOM
7. 2026-06-10
   remarks 172-char remark
8. 2026-06-10
   listed $315,000 Active 1 DOM

ⓘ 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: $6,638 · $553/mo
• Projected year-2 tax: $6,638 · $553/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: $35,649
• − Mortgage interest: −$17,645
• − Property taxes: −$6,638
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − Depreciation: −$9,164
• Taxable loss: −$5,077
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $1,345/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

1 event — show timeline

• 2026-06-09 Listed $315,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $6,638 · +17.5% YoY. Source: county tax records.