2100 World Parkway Blvd #56 · Clearwater, FL 33763

$89,000

1 bd · 1.0 ba · 800 sqft · Condo public records · 156 Days on market

Built 1976 $546/mo HOA · 35% 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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

Welcome to this 1 bed 1 bath condo footsteps away from East community center and Golf course. Luxury vinyl and carpet throughout. Perfectly located and priced to sell. Assigned parking. The 55+ community has two activity centers, and two private golf courses with 9 and 18 holes, free exclusively for resident owners. There are two heated swimming pools. The remodeled Cardio Gym has the latest exercise equipment. A very pet-friendly community, there is a fenced dog park with covered seating. There are hobby studios, and a wood shop for the exclusive use of the residents. Activities include fitness classes, dancing, clubs, cards, billiards, entertainment, classes, and much more. The on-site Go

Key facts

• Fenced dog park
• Assigned parking
• On site cafe

Tags

• ASSIGNED PARKING
• HEATED SWIMMING POOLS
• FENCED DOG PARK
• ON SITE CAFE
• CLOSE TO BEACHES
• CLOSE TO TRANSPORTATION

Property features AI

Finance

• Other: Buyer approval required for association
• Financial info: Total monthly fees: $546; Total annual fees: $6,552; Lease restrictions apply
• HOA & community: Monthly condo fee of $546 (includes cable TV, internet, pool, maintenance - structure & grounds, management, private road, recreational facilities, sewer, trash, water); Association requires approval; association name: Orientation Department Clearwater; Association amenities include elevator(s), fitness center, gated entry, golf course access, laundry, maintenance, pool, shuffleboard court, spa/hot tub, tennis courts; Community features include dog park, fitness center, golf, pool, sidewalks, tennis courts, street lights, and association recreation (lease). Senior community designation. Pets allowed.

Exterior

• Parking: Assigned parking
• Security: Gated community
• Utilities: Public water; Private sewer; Cable available; Electricity connected; Phone available; Sewer connected; Underground utilities; Fire hydrant nearby; Sprinkler recycled (irrigation/reclaimed water available)
• Home design: Condominium; Residential property; 2 total stories; unit on 2nd floor; Faces east; Building name/number: AZTECA/19
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 800 sq ft
• Exterior features: Sidewalk

Interior

• Kitchen: Built-in oven; Cooktop; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (located on the 2nd floor)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Common area laundry (no in-unit laundry)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $43 ($512/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 soft (-2.6%/yr); 288 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 34% 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 $615 of loan paydown is wiped out by about $3k 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 156 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $28k; list at $89k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 4.8

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: -19.1%
• Equity multiple: 0.36×
• Total profit: $-15,874
• Equity at exit: $13,270

10-year hold

• IRR: -34.3%
• Equity multiple: -0.06×
• Total profit: $-26,366
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$467
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$37
• HOA: −$546
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $43

Break-even live

Break-even rent $1,496

Max offer price $89,000

Occupancy floor 92%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Finlandia Ln #53 Clearwater, FL	1.0	1.0	825	$1,345	$1.63	3d	1	0.06mi
2358 Ecuadorian Way #56 Clearwater, FL	2.0	2.0	1100	$1,500	$1.36	3d	1	0.09mi
2359 Finlandia Ln Clearwater, FL	2.0	2.0–20.0	1100	$1,400	$1.27	18d	2	0.11mi
2311 Brisbane St #65 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	12d	1	0.12mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	2d	1	0.12mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	7d	1	0.12mi
2310 Denmark St Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	15d	1	0.12mi
2284 Philippine Dr #59 Clearwater, FL	2.0	2.0	1100	$1,795	$1.63	22d	1	0.14mi
2071 Australia Way W #29 Clearwater, FL	2.0	2.0	1100	$1,525	$1.39	24d	1	0.15mi
2042 Australia Way W Clearwater, FL	1.0	1.0	825	$1,350	$1.64	10d	1	0.18mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	4d	1	0.27mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	24d	1	0.27mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	4d	1	0.27mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.34mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	4d	1	0.34mi
2433 Brazilia Dr #49 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	0.35mi
2451 Canadian Way Clearwater, FL	2.0	1.0–2.0	1250	$1,598	$1.28	7d	2	0.37mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	11d	1	0.37mi
2262 Swedish Dr #10 Clearwater, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.38mi
2458 Columbia Dr #64 Clearwater, FL	1.0	1.0	825	$1,275	$1.55	24d	1	0.40mi
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.41mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.41mi
2463 Brazilia Dr #61 Clearwater, FL	2.0	1.0	1100	$1,450	$1.32	24d	1	0.46mi
2464 Australia Way E #24 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.47mi
24862 US Highway 19 N #3202 Clearwater, FL	1.0	1.0	600	$1,295	$2.16	4d	1	0.53mi
24862 U.S. 19 Unit 3202 1 Clearwater, FL	1.0	1.0	640	$1,295	$2.02	24d	1	0.59mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	4d	1	0.60mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,466	$1.68	2d	28	0.68mi
2386 Sumatran Way #14 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	18d	1	0.75mi
2005 Greenbriar Blvd #1 Clearwater, FL	2.0	2.0	930	$1,500	$1.61	4d	1	0.91mi
2037 Sunset Grove Ln Clearwater, FL	2.0	2.0	935	$1,750	$1.87	24d	1	0.94mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$1,848	$1.75	2d	34	0.94mi
1960 Union St Clearwater, FL	2.0	2.0	996	$1,775	$1.78	7d	2	0.98mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$1,455	$1.22	2d	19	1.03mi
2524 Alexander Pl Clearwater, FL	1.0–3.0	1.0–2.0	991	$1,735	$1.75	2d	20	1.04mi
2070 Loma Linda Way N Clearwater, FL	2.0	1.0	980	$1,928	$1.97	24d	1	1.06mi
2599 Countryside Blvd #210 Clearwater, FL	1.0	1.0	575	$1,400	$2.43	2d	1	1.12mi
2597 Countryside Blvd #209 Clearwater, FL	1.0	1.0	575	$1,500	$2.61	4d	1	1.16mi
1730 Audrey Dr Unit 2 Clearwater, FL	1.0	1.0	700	$2,100	$3.00	24d	1	1.29mi
1820 Sunset Point Rd Clearwater, FL	1.0–3.0	1.0–2.0	918	$1,423	$1.55	2d	17	1.29mi

HOA detail condo

• Monthly dues: $546 · $6,552/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-01
   days on market $89,000 Active 156 DOM
2. 2026-05-31
   days on market $89,000 Active 155 DOM
3. 2025-12-27
   listed $89,000 Active
4. 2025-12-03
   historical
5. 2025-12-02
   listed $89,000 Active
6. 2025-11-10
   historical
7. 2025-04-02
   price $89,000
8. 2025-02-04
   listed $99,000 Active
9. 2015-03-10
   soldstatus $28,000
10. 2015-03-02
    soldstatus $28,000 Sold
11. 2015-02-20
    status Pending
12. 2015-02-10
    historical Contingent - Inspections
13. 2015-01-26
    status Active
14. 2015-01-16
    historical Active with Contract
15. 2015-01-05
    status Pending
16. 2014-11-25
    listed $33,000 Active
17. 1983-06-01
    soldstatus $35,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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 · 26 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: $18,597
• − Mortgage interest: −$4,985
• − Property taxes: −$1,582
• − Insurance: −$445
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$6,552
• − Depreciation: −$2,589
• Taxable loss: −$532
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $640/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): 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

+154.3% since first listed

15 events — show timeline

• 2025-12-27 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-04 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-10 Sold (Public Records) $28,000 Public Records
• 2015-03-02 Sold (MLS) $28,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-10 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-01-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-01-16 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-01-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-25 Listed $33,000 Stellar MLS as Distributed by MLS Grid
• 1983-06-01 Sold (Public Records) $35,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,582 · +7.5% YoY. Source: county tax records.