316 N Bayshore Blvd #208 · Clearwater, FL 33759

$120,000

1 bd · 1.5 ba · 710 sqft · Condo public records · 26 Days on market

Built 1972 $549/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 +20.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in desirable Harbour Towne! This 1-bedroom, 1.5-bath second-floor corner unit offers an excellent chance to create your own Florida retreat or investment property. Featuring an original kitchen and baths ready for cosmetic updates, this condo is priced accordingly and offers tremendous value for buyers looking to add their personal touch. Enjoy additional living space on the enclosed screened balcony, perfect for morning coffee or relaxing evenings. The corner-unit location provides added privacy and natural light. Residents of this pet-friendly community enjoy access to a variety of amenities, including a community pool, clubhouse, and tennis courts. Outdoor enthusiasts

Key facts

• Clubhouse
• Community pool
• Tennis courts

Tags

• ENCLOSED SCREENED BALCONY
• CORNER-UNIT LOCATION
• COMMUNITY POOL
• CLUBHOUSE
• TENNIS COURTS
• REAM WILSON TRAIL

Property features AI

Finance

• Other: Unfurnished; Buyer approval required for association
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $549; Annual association fees totaling $6,588; Association approval required; Association amenities include pool, clubhouse, fitness center, tennis courts, maintenance (grounds & structure), management, trash, sewer, water, common area taxes, escrow reserves fund, recreational facilities, community mailbox; Pets allowed (dogs OK) with max pet weight 20 lbs

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected
• Home design: Condominium; 2 total stories (unit on 2nd floor); Faces north; Entry level: second floor
• Construction: Block and frame construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (Building 316)
• Exterior features: Balcony; Sidewalk; Tennis court(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Thermostat; Walk-in closet(s); Elevator in building
• Laundry & utility: No in-unit laundry (none listed)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 falling (-5.6%/yr); 116 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% of the median local income ($67k/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 $830 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $120k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: major flood risk; 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.50% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 5.6

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: -16.0%
• Equity multiple: 0.46×
• Total profit: $-18,250
• Equity at exit: $17,892

10-year hold

• IRR: -19.1%
• Equity multiple: 0.20×
• Total profit: $-27,023
• Equity at exit: $10,375

Cash invested: $33,600 (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 33759

• Rents YoY: -5.6%
• Active inventory: 116
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$549
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $96

Break-even live

Break-even rent $1,678

Max offer price $120,000

Occupancy floor 90%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	24d	1	0.58mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	7d	1	0.62mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	16d	1	0.65mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	0.65mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	24d	1	0.66mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	0.72mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$3,691	$4.22	4d	49	1.00mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$2,184	$1.82	3d	27	1.02mi
1160 7th St S Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	7d	1	1.10mi
1158 7th St S Unit 1160 Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	7d	1	1.11mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,279	$1.37	3d	9	1.14mi
380 3rd St S Unit 3B Safety Harbor, FL	—	1.0	375	$1,195	$3.19	3d	1	1.48mi
380 3rd St S Unit 4A Safety Harbor, FL	2.0	1.0	700	$2,395	$3.42	17d	1	1.48mi
380 3rd St S Unit 2B Safety Harbor, FL	—	1.0	375	$1,595	$4.25	24d	1	1.48mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 26 DOM
2. 2026-06-17
   days on market $120,000 Active 25 DOM
3. 2026-06-16
   days on market $120,000 Active 24 DOM
4. 2026-06-15
   days on market $120,000 Active 23 DOM
5. 2026-06-13
   days on market $120,000 Active 21 DOM
6. 2026-06-09
   days on market $120,000 Active 17 DOM
7. 2026-06-08
   days on market $120,000 Active 16 DOM
8. 2026-06-07
   days on market $120,000 Active 15 DOM
9. 2026-06-04
   days on market $120,000 Active 12 DOM
10. 2026-06-03
    days on market $120,000 Active 11 DOM
11. 2026-06-02
    days on market $120,000 Active 10 DOM
12. 2026-06-01
    days on market $120,000 Active 9 DOM
13. 2026-05-31
    days on market $120,000 Active 8 DOM
14. 2026-05-23
    listed $120,000 Active
15. 1986-05-08
    soldstatus $33,000
16. 1985-07-01
    soldstatus $32,400
17. 1981-09-01
    soldstatus $41,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$628/yr (+$52/mo · 170.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $21,597
• − Mortgage interest: −$6,722
• − Property taxes: −$368
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$6,588
• − Depreciation: −$3,491
• Taxable loss: −$425
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,258/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): 17,557
• Household income: $67,492
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1209.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 14% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 16% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 4% 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: ▼ -249.16%
• Current HPI: 343.0721
• Rent YoY: ▼ -5.57%
• 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

+192.7% since first listed

4 events — show timeline

• 2026-05-23 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1986-05-08 Sold (Public Records) $33,000 Public Records
• 1985-07-01 Sold (Public Records) $32,400 Public Records
• 1981-09-01 Sold (Public Records) $41,000 Public Records

Property tax history

-8.0%/yr

Latest (2025): $368 · +9.3% YoY. Source: county tax records.