2550 State Rd. 580 #0109 Plan · Clearwater, FL 33761

$217,995

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 366 Days on market

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• 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

Key facts

• Bonus room
• Crown molding
• Walk-in pantry

Tags

• BONUS ROOM
• WALK-IN PANTRY
• CROWN MOLDING
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Financial info: Listing price $217,995

Exterior

• Home design: Address: 2550 State Rd. 580 #0109, Clearwater, FL 33761
• Exterior features: Living area approximately 1456 (unit details available in listing)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (new construction inventory type)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $218k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $212k (2.9% below list).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 366 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,835 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.50×
• Total profit: $-30,749
• Equity at exit: $32,504

10-year hold

• IRR: -11.4%
• Equity multiple: 0.41×
• Total profit: $-36,257
• Equity at exit: $18,848

Cash invested: $61,039 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,270/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $165

Break-even live

Break-even rent $1,907

Max offer price $217,995

Occupancy floor 87%

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: $54,499
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2524 Newbern Ave Clearwater, FL	3.0	2.5	1740	$2,800	$1.61	24d	1	0.14mi
2581 Countryside Blvd Unit 304 Clearwater, FL	2.0	2.0	1200	$2,100	$1.75	24d	1	0.47mi
2713 Countryside Blvd #108 Clearwater, FL	2.0	2.0	1100	$1,850	$1.68	3d	1	0.49mi
2773 Cypress Dr Unit C Clearwater, FL	3.0	2.0	1507	$2,400	$1.59	24d	1	0.56mi
2999 Fieldbrook Pl Clearwater, FL	2.0	2.0	1164	$2,300	$1.98	24d	1	0.58mi
2971 Estancia Blvd #321 Clearwater, FL	2.0	2.0	995	$1,975	$1.98	4d	1	0.59mi
2307 Cumberland Cir Clearwater, FL	1.0–2.0	1.0–2.0	873	$2,099	$2.40	3d	15	0.60mi
2780 Cypress Dr Unit A Clearwater, FL	2.0	1.0	900	$1,749	$1.94	22d	1	0.61mi
2561 Forest Run Ct Clearwater, FL	3.0	2.0	1145	$2,000	$1.75	3d	1	0.67mi
2780 Park Dr Unit D 4 Clearwater, FL	2.0	1.5	900	$1,625	$1.81	24d	1	0.74mi
2524 Alexander Pl Clearwater, FL	1.0–3.0	1.0–2.0	991	$2,090	$2.11	2d	20	0.77mi
2500 Winding Creek Blvd Clearwater, FL	2.0	2.0	946	$1,675	$1.77	3d	2	0.77mi
2500 Winding Creek Blvd Clearwater, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	2d	3	0.77mi
2523 North Field Ln Clearwater, FL	3.0	2.5	1832	$2,850	$1.56	7d	1	0.79mi
2500 Winding Creek Blvd Unit C205 Clearwater, FL	2.0	2.0	946	$1,700	$1.80	4d	1	0.79mi
28488 U.S. 19 Unit 150 Clearwater, FL	3.0	1.5	990	$1,500	$1.52	11d	1	0.81mi
2690 Enterprise Rd E Clearwater, FL	1.0–2.0	1.0–2.0	1051	$2,564	$2.44	3d	9	0.82mi
373 Majesty Dr Unit 373 Clearwater, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.97mi
2386 Sumatran Way #14 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	17d	1	1.00mi
2384 Tahitian Ln #28 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	24d	1	1.02mi
2918 Deer Run N Clearwater, FL	3.0	2.0	1869	$2,951	$1.58	17d	1	1.03mi
1112 Glenwood Dr Dunedin, FL	3.0	3.0	1670	$2,700	$1.62	4d	1	1.07mi
2471 Sumatran Way Clearwater, FL	2.0	2.0	1400	$1,500	$1.07	17d	2	1.07mi
1430 Heather Ridge Blvd #304 Dunedin, FL	1.0	1.0	915	$1,500	$1.64	24d	1	1.11mi
2257 Palmwood Dr Dunedin, FL	3.0	2.0	1150	$2,475	$2.15	4d	1	1.12mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	4d	1	1.16mi
302 Archimedes St Dunedin, FL	3.0	2.0	1635	$3,499	$2.14	4d	1	1.20mi
3235 Buckhorn Dr Clearwater, FL	3.0	2.0	1548	$3,500	$2.26	4d	1	1.20mi
3038 Eastland Blvd Unit F101 Clearwater, FL	2.0	2.0	1030	$1,775	$1.72	4d	1	1.29mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,732	$1.98	2d	28	1.31mi
3042 Eastland Blvd Unit H110 Clearwater, FL	2.0	2.0	1030	$1,700	$1.65	24d	1	1.31mi
2228 Richter St Unit A Dunedin, FL	2.0	2.0	1225	$1,900	$1.55	24d	1	1.31mi
2652 N McMullen Booth Rd Clearwater, FL	1.0–3.0	1.0–2.0	1037	$1,698	$1.64	1d	15	1.32mi
1404 Sandalwood Dr Dunedin, FL	3.0	2.0	1553	$2,900	$1.87	4d	1	1.32mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	1.34mi
3062 Eastland Blvd #202 Clearwater, FL	2.0	2.0	1250	$2,300	$1.84	24d	1	1.41mi
2138 Timber Ln Clearwater, FL	2.0	2.0	1348	$2,800	$2.08	24d	1	1.41mi
3062 Eastland Blvd Unit D11 Clearwater, FL	1.0	1.0	920	$1,695	$1.84	24d	1	1.42mi
2323 Surrey Ln Clearwater, FL	2.0	2.0	1280	$2,250	$1.76	22d	1	1.43mi
2405 Franciscan Dr #23 Clearwater, FL	2.0	2.0	1400	$1,875	$1.34	20d	1	1.43mi

Listing history 12 events

1. 2026-06-18
   days on market $217,995 Active 366 DOM
2. 2026-06-17
   days on market $217,995 Active 365 DOM
3. 2026-06-16
   days on market $217,995 Active 364 DOM
4. 2026-06-15
   days on market $217,995 Active 363 DOM
5. 2026-06-13
   days on market $217,995 Active 361 DOM
6. 2026-06-09
   days on market $217,995 Active 357 DOM
7. 2026-06-08
   days on market $217,995 Active 356 DOM
8. 2026-06-07
   days on market $217,995 Active 355 DOM
9. 2026-06-04
   days on market $217,995 Active 352 DOM
10. 2026-06-03
    days on market $217,995 Active 351 DOM
11. 2026-06-01
    days on market $217,995 Active 349 DOM
12. 2026-05-31
    days on market $217,995 Active 348 DOM

ⓘ 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 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 · 24 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: $25,394
• − Mortgage interest: −$12,211
• − Property taxes: −$3,270
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$6,342
• Taxable loss: −$1,582
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $2,363/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