2762 Haverhill Ct Unit 41D · Clearwater, FL 33761

$279,999

4 bd · 2.0 ba · 1,585 sqft · Condo · 152 Days on market

Built 1977 $406/mo HOA · 15% of rent

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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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4/2 townhome in Countryside. Beamed, vaulted LR ceiling. Mirrored LR wall. New thermal paned sliding doors. Newer carpet and bath vanities. New washer & dryer. 3/1 upstairs, 1/1 downstairs. Very tastefully decorated - a pleasureto show.

Key facts

• Cul-de-sac location
• Attached bathroom
• Large kitchen

Tags

• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• PLENTIFUL COUNTER SPACE
• ATTACHED BATHROOM
• CUL-DE-SAC LOCATION

Property features AI

Finance

• Other: Unfurnished; Directions: From US19, head East on Countryside Blvd. Turn right on Winding Wood Dr. Then turn right Haverhill Ct, take the first right into cul-de-sac.
• Financial info: Total annual fees $4,872; Total monthly fees $406
• HOA & community: Has HOA (Association name: David); Monthly HOA dues $406 (includes pool, structure maintenance, grounds maintenance); Community clubhouse; Community pool; Deed restrictions; Pets allowed: cats and dogs

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential condominium; Two levels; Faces west; Entry on two-story building
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 1,585 (public records)
• Exterior features: Asphalt road access; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room / dining room combo; Vaulted ceilings
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (0.8% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Leila Davis Elementary School (math 66% / reading 69%, grade B+, #435 of 2,144 statewide, top 21%, 665 students, 35% FRL); Safety Harbor Middle School (math 45% / reading 43%, grade D, #327 of 571 statewide, top 57%, 974 students, 50% FRL); Countryside High School (math 25% / reading 45%, grade F, #379 of 667 statewide, top 58%, 1,741 students, 44% FRL).
• Market conditions: Rents flat; 205 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 45% 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 $8k 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 152 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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.
• Current owner paid $163k; list at $280k implies a 72% gain — meaningful room to come down on a strong offer.

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 $246,399 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 8.4

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: -24.0%
• Equity multiple: 0.21×
• Total profit: $-62,285
• Equity at exit: $41,749

10-year hold

• IRR: -33.7%
• Equity multiple: -0.22×
• Total profit: $-95,499
• Equity at exit: $24,209

Cash invested: $78,400 (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: 205
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,777 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$406
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-147

Break-even live

Break-even rent $2,963

Max offer price $258,745

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-50	+0% $-147	+5% $-244	+10% $-340
Rent	-10% $-366	-5% $-257	+0% $-147	+5% $-37	+10% $73
Rate	-1.0pp $-6	-0.5pp $-76	base $-147	+0.5pp $-219	+1.0pp $-293

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2738 Haverhill Ct Clearwater, FL	4.0	2.0	1585	$2,950	$1.86	11d	1	0.02mi
2561 Forest Run Ct Clearwater, FL	3.0	2.0	1145	$2,000	$1.75	4d	1	0.21mi
2918 Deer Run N Clearwater, FL	3.0	2.0	1869	$2,951	$1.58	19d	1	0.46mi
2524 Newbern Ave Clearwater, FL	3.0	2.5	1740	$2,800	$1.61	25d	1	0.73mi
2652 N McMullen Booth Rd Clearwater, FL	1.0–3.0	1.0–2.0	1037	$2,154	$2.08	3d	15	0.82mi
2524 Alexander Pl Clearwater, FL	1.0–3.0	1.0–2.0	991	$2,445	$2.47	3d	20	0.99mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,999	$2.28	3d	28	1.06mi
2773 Cypress Dr Unit C Clearwater, FL	3.0	2.0	1507	$2,400	$1.59	25d	1	1.11mi
2380 Timbercrest Cir W Clearwater, FL	4.0	2.0	1594	$2,800	$1.76	5d	1	1.22mi
2523 North Field Ln Clearwater, FL	3.0	2.5	1832	$2,850	$1.56	9d	1	1.25mi
2360 Willow Tree Trl Unit 1546386P Clearwater, FL	4.0	2.0	1797	$5,463	$3.04	16d	1	1.26mi
2652 Concorde Ct Clearwater, FL	4.0	2.0	1878	$4,000	$2.13	5d	1	1.46mi

HOA detail condo

• Monthly dues: $406 · $4,872/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-31
   days on market $279,999 Active 152 DOM
2. 2026-04-03
   status Active
3. 2026-03-09
   status Pending
4. 2026-02-09
   status Active
5. 2026-02-06
   status Pending
6. 2026-01-31
   status Active
7. 2026-01-28
   status Pending
8. 2026-01-16
   price $279,999
9. 2025-11-28
   listed $290,000 Active
10. 2015-08-05
    status Active
11. 2015-08-05
    historical
12. 2015-06-26
    historical Active with Contract
13. 2015-05-12
    price $149,900
14. 2015-03-18
    price $154,900
15. 2015-03-18
    status Active
16. 2015-02-17
    historical Active with Contract
17. 2015-02-06
    listed $159,900 Active
18. 2004-12-15
    soldstatus $163,000 252-char remark

    Show marketing remark (252 chars)

    Beautiful 4/2 townhome in Countryside. Beamed, vaulted LR ceiling. Mirrored LR wall. New thermal paned sliding doors. Newer carpet and bath vanities. New washer & dryer. 3/1 upstairs, 1/1 downstairs. Very tastefully decorated - a pleasureto show.

19. 2004-11-26
    historical 252-char remark

    Show marketing remark (252 chars)

    Beautiful 4/2 townhome in Countryside. Beamed, vaulted LR ceiling. Mirrored LR wall. New thermal paned sliding doors. Newer carpet and bath vanities. New washer & dryer. 3/1 upstairs, 1/1 downstairs. Very tastefully decorated - a pleasureto show.

20. 2004-11-13
    listed $169,900 252-char remark

    Show marketing remark (252 chars)

    Beautiful 4/2 townhome in Countryside. Beamed, vaulted LR ceiling. Mirrored LR wall. New thermal paned sliding doors. Newer carpet and bath vanities. New washer & dryer. 3/1 upstairs, 1/1 downstairs. Very tastefully decorated - a pleasureto show.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,329
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − HOA: −$4,872
• − Depreciation: −$8,145
• Taxable loss: −$6,306
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $-249/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): 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

Price history

+64.8% since first listed

19 events — show timeline

• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $279,999 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-08-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-26 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-05-12 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-18 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-02-17 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-02-06 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-15 Sold (MLS) $163,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-11-13 Listed $169,900 Stellar MLS as Distributed by MLS Grid