24862 US Highway 19 N #2803 · Clearwater, FL 33763

$74,999

1 bd · 1.0 ba · 600 sqft · Condo public records · 59 Days on market

Built 1979 $440/mo HOA · 31% 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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity at Hill Crest to buy and renovate. NO LAND LEASE on this unit. AC replaced in 2024!! Florida Room, Washer hook up!! Covered parking at front door! Great community! ALL ages! Pet friendly! Aldi grocery store right next door! Hop on the Pinellas Trail! Minutes to Beaches! Minutes Downtown Safety Harbor and Downtown Dunedin!! This is a great buy!!!

Key facts

• Covered parking
• Washer hook up
• Florida room

Tags

• FLORIDA ROOM
• WASHER HOOK UP
• COVERED PARKING
• PET FRIENDLY
• MINUTES TO BEACHES
• MINUTES DOWNTOWN SAFETY HARBOR

Property features AI

Finance

• Other: Condo land included
• Financial info: Total annual fees approximately $5,280; Lease restrictions apply
• HOA & community: HOA managed by HARBECK MANAGEMENT; Monthly condo/association fee $440; Condo fees include pool, private road and recreational facilities; Association amenities: Cable TV, Clubhouse, Laundry, Pool, Sauna, Shuffleboard, Vehicle restrictions, Fence restrictions; Buyer/association approval required; Community features: Clubhouse, Deed restrictions, No truck/RV/motorcycle parking, Pool, Sidewalks; Pets allowed with limits (max ~25 lbs)

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Private sewer; Public utilities
• Home design: Residential villa; Fixer condition; One story; Faces west; Entry on one level
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 640 square feet
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air; Range; Refrigerator; Washer
• Laundry & utility: Washer; Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (-2.6%/yr); 288 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 31% of the median local income ($55k/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 $518 of loan paydown is wiped out by about $2k 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 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $75k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.89% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 4.4

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: -12.1%
• Equity multiple: 0.59×
• Total profit: $-8,710
• Equity at exit: $11,183

10-year hold

• IRR: -14.3%
• Equity multiple: 0.38×
• Total profit: $-12,945
• Equity at exit: $6,485

Cash invested: $21,000 (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 33763

• Rents YoY: -2.6%
• Active inventory: 288
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$393
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$31
• HOA: −$440
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $114

Break-even live

Break-even rent $1,270

Max offer price $74,999

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24862 US Highway 19 N #3202 Clearwater, FL	1.0	1.0	600	$1,295	$2.16	4d	1	0.02mi
24862 U.S. 19 Unit 3202 1 Clearwater, FL	1.0	1.0	640	$1,295	$2.02	24d	1	0.05mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,466	$1.68	2d	28	0.35mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$1,848	$1.75	2d	34	0.43mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	24d	1	0.49mi
2599 Countryside Blvd #210 Clearwater, FL	1.0	1.0	575	$1,400	$2.43	2d	1	0.91mi
2597 Countryside Blvd #209 Clearwater, FL	1.0	1.0	575	$1,500	$2.61	4d	1	0.96mi
1730 Audrey Dr Unit 2 Clearwater, FL	1.0	1.0	700	$2,100	$3.00	24d	1	1.01mi
2524 Alexander Pl Clearwater, FL	1.0–3.0	1.0–2.0	991	$1,735	$1.75	2d	20	1.14mi
2583 Countryside Blvd #3103 Clearwater, FL	1.0	1.0	555	$1,400	$2.52	24d	1	1.16mi
2625 Florida 590 Unit 1414 Clearwater, FL	1.0	1.0	600	$1,300	$2.17	24d	1	1.22mi
2481 NE Coachman Rd Clearwater, FL	1.0–2.0	1.0–2.0	762	$1,424	$1.87	2d	14	1.35mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   price $74,999 Active 59 DOM
2. 2026-06-18
   days on market $79,900 Active 59 DOM
3. 2026-06-17
   days on market $79,900 Active 58 DOM
4. 2026-06-16
   days on market $79,900 Active 57 DOM
5. 2026-06-15
   days on market $79,900 Active 56 DOM
6. 2026-06-13
   days on market $79,900 Active 54 DOM
7. 2026-06-09
   days on market $79,900 Active 50 DOM
8. 2026-06-08
   days on market $79,900 Active 49 DOM
9. 2026-06-07
   days on market $79,900 Active 48 DOM
10. 2026-06-04
    days on market $79,900 Active 45 DOM
11. 2026-06-03
    days on market $79,900 Active 44 DOM
12. 2026-06-01
    days on market $79,900 Active 42 DOM
13. 2026-05-31
    days on market $79,900 Active 41 DOM
14. 2026-04-17
    listed $79,900 Active
15. 1987-02-10
    soldstatus $42,000

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $1,663 · $139/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 · 28 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: $16,971
• − Mortgage interest: −$4,201
• − Property taxes: −$1,663
• − Insurance: −$375
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − HOA: −$5,280
• − Depreciation: −$2,182
• Taxable income: $555
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $1,236/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): 21,146
• Household income: $54,794
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 753.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% Russian/Polish/Slavic 1%

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: ▼ -439.90%
• Current HPI: 265.3099
• Rent YoY: ▼ -2.63%
• 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

+90.2% since first listed

2 events — show timeline

• 2026-04-17 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 1987-02-10 Sold (Public Records) $42,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,663 · +3.9% YoY. Source: county tax records.