1106 Carlton St · Clearwater, FL 33755

$183,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 71 Days on market

Built 1925 3,655 sqft lot Est $256k · 28% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• 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

Welcome to 1106 Carlton St, Clearwater, FL 33755, a great opportunity for investors, renovators, or buyers looking for value in the heart of Clearwater, Florida. This 3-bedroom, 1-bath single-family home offers strong potential for those willing to bring a little vision and finishing work to the property. The home was recently renovated, but unfortunately experienced vandalism after the improvements were completed, which has led the seller to make the decision to sell. While the property may currently show with boarded windows, don’t let that discourage you — much of the heavy lifting has already been completed and the home offers a solid foundation for the right buyer. Since pu

Key facts

• Renovated bathroom
• New flooring
• Updated countertops

Tags

• NEW FLOORING
• NEW HVAC SYSTEM
• NEW ROOF
• UPDATED KITCHEN CABINETS
• UPDATED COUNTERTOPS
• RENOVATED BATHROOM

Property features AI

Finance

• Financial info: No lease restrictions indicated
• HOA & community: No homeowners association indicated; Pets allowed

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available; Sewer available
• Home design: Single family residence; Residential property; One level; North-facing
• Construction: Stucco and frame construction; Shingle roof; Crawlspace foundation; Pillar/post/pier foundation; Completed condition; Built with approximately 925 sq ft living area
• Exterior features: Outdoor lighting; Private mailbox; Sidewalk

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Thermostat
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/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 $182k (1.0% below list).
• Recommended offer: $173k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.0% 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: Sandy Lane Elementary School (math 32% / reading 22%, grade F, #1,969 of 2,144 statewide, top 94%, 304 students, 85% FRL); Clearwater High School (math 30% / reading 36%, grade F, #406 of 667 statewide, top 61%, 1,664 students, 59% FRL) — zoned schools average 72% FRL vs 48% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-21 pts) — the specific schools serving this property underperform the Pinellas average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.2%/yr); 265 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 71 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $120k; list at $184k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $172,866 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.99% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $256,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 Tangerine St	0.07mi	3/1.0	976 (+6%)	17mo	$270,000	$277	73
925 Marshall St	0.09mi	2/1.0 (-1)	852 (-8%)	9mo	$140,000	$164	70
1609 N Washington Ave	0.13mi	3/1.0	984 (+6%)	18mo	$198,000	$201	69
1145 Palm Bluff St	0.24mi	3/2.0	989 (+7%)	8mo	$247,000	$250	67
1777 Apache Trl	0.42mi	2/1.0 (-1)	944 (+2%)	14mo	$248,000	$263	61
507 Engman ST St	0.36mi	3/2.0	910 (-2%)	22mo	$315,000	$346	59
1134 Fairmont St	0.23mi	2/1.0 (-1)	996 (+8%)	23mo	$300,000	$301	52
308 Pennsylvania Ave	0.71mi	3/1.0	904 (-2%)	17mo	$215,000	$238	49
1838 Springtime Ave	0.56mi	2/1.0 (-1)	845 (-9%)	7mo	$385,000	$456	48
1208 Claire Dr	0.41mi	4/1.0 (+1)	1,023 (+11%)	13mo	$240,000	$235	48
1361 Springdale St	0.69mi	2/1.0 (-1)	976 (+6%)	10mo	$280,000	$287	46
1851 N Washington Ave	0.61mi	2/1.0 (-1)	1,032 (+12%)	4mo	$340,000	$329	44

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-17,458
• Equity at exit: $27,420

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-13,170
• Equity at exit: $15,900

Cash invested: $51,492 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$964
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $278

Break-even live

Break-even rent $1,468

Max offer price $183,900

Occupancy floor 80%

Sensitivity live

Price	-10% $382	-5% $330	+0% $278	+5% $226	+10% $174
Rent	-10% $134	-5% $206	+0% $278	+5% $350	+10% $422
Rate	-1.0pp $371	-0.5pp $325	base $278	+0.5pp $231	+1.0pp $182

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: $45,975
• Closing costs: $5,517
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	5d	1	0.01mi
1109 1/2 Grant St Clearwater, FL	2.0	1.0	550	$1,295	$2.35	21d	1	0.01mi
912 Engman St Clearwater, FL	2.0	1.0	625	$1,600	$2.56	25d	1	0.18mi
1003 West Ave Clearwater, FL	2.0	1.0	800	$1,195	$1.49	4d	4	0.32mi
1015 Vine Ave Clearwater, FL	2.0	1.0	800	$1,350	$1.69	9d	1	0.35mi
1609 N Fort Harrison Ave Clearwater, FL	2.0	2.0	1000	$2,600	$2.60	5d	1	0.36mi
1006 Vine Ave Unit 1015 Clearwater, FL	2.0	1.0	800	$1,350	$1.69	9d	1	0.37mi
506 Engman St Clearwater, FL	2.0	2.0	1060	$2,500	$2.36	25d	1	0.38mi
1731 Overbrook Ave Clearwater, FL	2.0	1.0	702	$1,245	$1.77	25d	1	0.44mi
412 Pleasant St Clearwater, FL	2.0	1.0	800	$1,700	$2.12	5d	1	0.46mi
409 Lebeau St Clearwater, FL	3.0	1.0	1026	$1,850	$1.80	9d	1	0.53mi
1009 Pine Brook Dr Unit B Clearwater, FL	2.0	2.0	1000	$2,200	$2.20	23d	1	0.60mi
912 Hart St Unit B Clearwater, FL	3.0	1.0	840	$1,545	$1.84	23d	1	0.70mi
1142 Sunset Point Rd Clearwater, FL	2.0	1.0	650	$1,518	$2.33	4d	6	0.74mi
1922 Springtime Ave Clearwater, FL	2.0	1.0	800	$1,575	$1.97	25d	1	0.77mi
905 Jones St Clearwater, FL	2.0	1.0	660	$1,700	$2.58	12d	1	0.79mi
905 Jones St Clearwater, FL	3.0	2.0	1072	$2,450	$2.29	25d	1	0.79mi
500 N Osceola Ave #502 Clearwater, FL	2.0	2.0	1060	$2,450	$2.31	9d	1	0.86mi
500 N Osceola Ave Clearwater, FL	2.0	2.0	1075	$2,275	$2.12	19d	2	0.88mi
1221 Drew St Unit A21 Clearwater, FL	2.0	1.0	705	$1,300	$1.84	4d	1	0.90mi
1257 Drew St #1 Clearwater, FL	2.0	1.0	1055	$1,750	$1.66	25d	1	0.92mi
1280 Bertland Way Clearwater, FL	3.0	1.0	922	$1,900	$2.06	5d	1	0.95mi
1100 Cleveland St Clearwater, FL	1.0–2.0	1.0–2.5	1168	$2,795	$2.39	4d	15	0.98mi
1329 Drew St #6 Clearwater, FL	2.0	1.0	850	$1,495	$1.76	5d	1	1.01mi
949 Cleveland St Clearwater, FL	1.0–2.0	1.0–2.0	820	$2,595	$3.16	4d	50	1.02mi
1345 Drew St #16 Clearwater, FL	2.0	1.0	925	$1,500	$1.62	25d	1	1.03mi
1262 Woodlawn Ter Clearwater, FL	2.0	1.0	1076	$2,000	$1.86	25d	1	1.05mi
1365 Drew St #102 Clearwater, FL	2.0	1.0	850	$1,400	$1.65	25d	1	1.06mi
1799 N Highland Ave #5 Clearwater, FL	2.0	1.5	813	$1,690	$2.08	18d	1	1.11mi
1799 N Highland Ave #114 Clearwater, FL	2.0	1.5	813	$1,575	$1.94	14d	1	1.11mi
100 Waverly Way #403 Clearwater, FL	2.0	2.0	900	$1,600	$1.78	19d	1	1.16mi
106 S Fredrica Ave Clearwater, FL	2.0	1.0	836	$1,350	$1.61	23d	1	1.18mi
27 N San Remo Ave Unit A Clearwater, FL	2.0	1.0	625	$1,297	$2.08	4d	1	1.24mi
2035 Kings Hwy Clearwater, FL	1.0–2.0	1.0–2.0	904	$1,520	$1.68	25d	1	1.26mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	9d	1	1.30mi
2035 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,500	$1.82	25d	1	1.30mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,400	$1.70	4d	1	1.30mi
2035 Alpine Rd Clearwater, FL	2.0	1.0	825	$1,500	$1.82	5d	1	1.30mi
2045 Alpine Rd Clearwater, FL	2.0	1.0	983	$1,675	$1.70	5d	1	1.32mi
2045 Alpine Rd Apt 3 Clearwater, FL	2.0	1.0	825	$1,400	$1.70	25d	1	1.32mi

Listing history 26 events

1. 2026-06-22
   days on market $183,900 Active 71 DOM
2. 2026-06-18
   days on market $183,900 Active 68 DOM
3. 2026-06-17
   pricedays on market $183,900 Active 67 DOM
4. 2026-06-16
   days on market $184,900 Active 66 DOM
5. 2026-06-15
   days on market $184,900 Active 65 DOM
6. 2026-06-13
   days on market $184,900 Active 63 DOM
7. 2026-06-09
   days on market $184,900 Active 59 DOM
8. 2026-06-08
   pricedays on market $184,900 Active 58 DOM
9. 2026-06-07
   days on market $185,900 Active 57 DOM
10. 2026-06-04
    days on market $185,900 Active 54 DOM
11. 2026-06-03
    days on market $185,900 Active 53 DOM
12. 2026-06-01
    pricedays on market $185,900 Active 51 DOM
13. 2026-05-31
    days on market $186,900 Active 50 DOM
14. 2026-05-18
    price $187,900
15. 2026-05-07
    price $188,900
16. 2026-04-11
    listed $189,900 Active
17. 2025-06-03
    historical
18. 2025-05-13
    price $219,000
19. 2025-05-12
    price $228,000
20. 2025-04-20
    price $229,900
21. 2025-04-19
    price $220,000
22. 2025-04-19
    status Active
23. 2025-01-23
    soldstatus $120,000
24. 2025-01-23
    price $169,000
25. 2025-01-18
    listed $169,900 Active
26. 1998-12-24
    soldstatus $10,500

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$99/yr (+$8/mo · 7.0%)

ⓘ 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: $21,845
• − Mortgage interest: −$10,301
• − Property taxes: −$1,427
• − Insurance: −$920
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,350
• Taxable income: $352
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $3,254/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

+1689.5% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $187,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $188,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Price Changed $228,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-20 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Sold (Public Records) $120,000 Public Records
• 2025-01-23 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-18 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 1998-12-24 Sold (Public Records) $10,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,427 · +25.9% YoY. Source: county tax records.