2072 Australia Way W #32 · Clearwater, FL 33763

$109,000

2 bd · 1.0 ba · 1,100 sqft · Condo public records · 18 Days on market

Built 1971 $479/mo HOA · 29% 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 +16.0/30.0
• 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 one of the best values in the highly sought-after On Top of the World 55+ community! This spacious 1,100-square-foot corner unit condo offers comfortable, maintenance-free living with a bright and open floor plan designed for both everyday enjoyment and entertaining. The light-filled living and dining area creates an inviting atmosphere, while the kitchen features attractive countertops, abundant cabinetry, and plenty of storage space. The generously sized primary suite easily accommodates a king-size bed, and the guest bedroom comfortably fits a queen-size bed. The updated bathroom has pedestal sink a soaking tub. Multiple closets throughout provide exceptional storage. Designed

Key facts

• Abundant cabinetry
• Updated bathroom
• $479 HOA

Tags

• MAINTENANCE-FREE LIVING
• BRIGHT AND OPEN FLOOR PLAN
• ATTRACTIVE COUNTERTOPS
• ABUNDANT CABINETRY
• GENEROUSLY SIZED PRIMARY SUITE
• UPDATED BATHROOM

Property features AI

Finance

• Other: Taxes listed (amounts excluded per instructions)
• Financial info: Monthly condo fee: $479; Total monthly fees: $479; Total annual fees: $5,748; Lease restrictions apply
• HOA & community: Monthly association fee; Association requires approval; Association amenities: Cable TV, Clubhouse, Fitness Center, Gated access, Golf course access, Laundry, Maintenance, Pickleball courts, Pool, Recreation facilities, Security, Shuffleboard, Tennis courts, Wheelchair access; Association fee includes: Cable TV, Pool, Internet, Structure maintenance, Grounds maintenance, Management, Private road, Recreational facilities, Security, Sewer, Trash, Water; Association name: Orientation Department Clearwater; On-site property manager; Senior community; Pets allowed (cats and dogs), max pet weight 100 lbs; Community features: Dog park, Golf carts allowed, Golf, Reclaimed irrigation, Sidewalks, Street lights, Association recreation lease, Buyer approval required

Exterior

• Parking: Assigned parking
• Security: Gated community; Community security
• Utilities: Public water; Private sewer; Electricity connected; Cable available; High-speed internet available; Phone available; Sewer connected; Water connected; Underground utilities; Sprinkler uses recycled water; Fire hydrant nearby
• Home design: Condominium; Residential property; Second-floor unit; Faces southeast; One level interior layout; Three-story building
• Construction: Block construction; Built-up roof; Slab foundation; Built in (year not provided)
• Exterior features: Lighting; Rain gutters; Sidewalk; Near golf course; Asphalt road access; Irrigation equipment

Interior

• Kitchen: Built-in oven; Cooktop; Exhaust fan; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Thermostat; Window treatments; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% 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 at typical pace (median 19d 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 36% 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 $754 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 18 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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 $32k; list at $109k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.53% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 5.5

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-18,772
• Equity at exit: $16,252

10-year hold

• IRR: -26.1%
• Equity multiple: 0.04×
• Total profit: $-29,413
• Equity at exit: $9,424

Cash invested: $30,520 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$572
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$45
• HOA: −$479
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $54

Break-even live

Break-even rent $1,597

Max offer price $109,000

Occupancy floor 92%

Sensitivity live

Price	-10% $116	-5% $85	+0% $54	+5% $23	+10% $-8
Rent	-10% $-78	-5% $-12	+0% $54	+5% $120	+10% $185
Rate	-1.0pp $109	-0.5pp $82	base $54	+0.5pp $26	+1.0pp $-3

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2361 Ecuadorian Way #45 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	4d	1	0.05mi
2071 Australia Way W #29 Clearwater, FL	2.0	2.0	1100	$1,525	$1.39	25d	1	0.06mi
2380 World Parkway Blvd #56 Clearwater, FL	1.0	2.0	1244	$1,200	$0.96	4d	1	0.09mi
2042 Australia Way W Clearwater, FL	1.0	1.0	825	$1,350	$1.64	11d	1	0.10mi
2311 Brisbane St #65 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	13d	1	0.10mi
2310 Denmark St Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	15d	1	0.10mi
2040 World Parkway Blvd #34 Clearwater, FL	2.0	2.0	1400	$1,650	$1.18	25d	1	0.11mi
2358 Ecuadorian Way #56 Clearwater, FL	2.0	2.0	1100	$1,500	$1.36	3d	1	0.13mi
2359 Finlandia Ln Clearwater, FL	2.0	2.0–20.0	1100	$1,400	$1.27	18d	2	0.14mi
2331 Finlandia Ln #53 Clearwater, FL	1.0	1.0	825	$1,345	$1.63	3d	1	0.15mi
2378 Ecuadorian Way #38 Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	2d	1	0.15mi
2402 Ecuadorian Way Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	25d	2	0.20mi
2020 World Parkway Blvd #54 Clearwater, FL	2.0	2.0	1400	$1,795	$1.28	11d	1	0.20mi
2402 Ecuadorian Way #28 Clearwater, FL	2.0	2.0	1400	$1,900	$1.36	5d	1	0.20mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	8d	1	0.20mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	3d	1	0.20mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	5d	1	0.22mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	4d	1	0.22mi
2284 Philippine Dr #59 Clearwater, FL	2.0	2.0	1100	$1,795	$1.63	22d	1	0.23mi
2433 Brazilia Dr #49 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	0.26mi
2434 Australia Way E #50 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	2d	1	0.27mi
2450 Canadian Way #26 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	25d	1	0.27mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.28mi
2451 Canadian Way Clearwater, FL	2.0	1.0–2.0	1250	$1,598	$1.28	8d	2	0.29mi
2256 Philippine Dr Clearwater, FL	2.0	2.0	1400	$1,550	$1.11	25d	1	0.29mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	5d	1	0.31mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	25d	1	0.31mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	12d	1	0.34mi
2458 Columbia Dr #64 Clearwater, FL	1.0	1.0	825	$1,275	$1.55	25d	1	0.35mi
2405 Franciscan Dr #23 Clearwater, FL	2.0	2.0	1400	$1,875	$1.34	21d	1	0.36mi
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	0.37mi
2463 Brazilia Dr #61 Clearwater, FL	2.0	1.0	1100	$1,450	$1.32	25d	1	0.38mi
2464 Australia Way E #24 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	0.38mi
2262 Swedish Dr #10 Clearwater, FL	2.0	2.0	1115	$2,000	$1.79	25d	1	0.47mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	0.48mi
2578 Sea Wind Way Clearwater, FL	2.0	2.5	1252	$2,100	$1.68	25d	1	0.59mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	5d	1	0.64mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,732	$1.98	2d	28	0.67mi
2471 Sumatran Way Clearwater, FL	2.0	2.0	1400	$1,500	$1.07	18d	2	0.72mi
2323 Surrey Ln Clearwater, FL	2.0	2.0	1280	$2,250	$1.76	22d	1	0.75mi

HOA detail condo

• Monthly dues: $479 · $5,748/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $109,000 Active 18 DOM
2. 2026-06-17
   days on market $109,000 Active 17 DOM
3. 2026-06-16
   days on market $109,000 Active 16 DOM
4. 2026-06-15
   days on market $109,000 Active 15 DOM
5. 2026-06-13
   days on market $109,000 Active 13 DOM
6. 2026-06-09
   days on market $109,000 Active 9 DOM
7. 2026-06-08
   days on market $109,000 Active 8 DOM
8. 2026-06-07
   days on market $109,000 Active 7 DOM
9. 2026-06-04
   days on market $109,000 Active 4 DOM
10. 2026-06-03
    days on market $109,000 Active 3 DOM
11. 2026-06-02
    days on market $109,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $109,000 Active 1 DOM

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $1,984 · $165/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: $19,979
• − Mortgage interest: −$6,106
• − Property taxes: −$1,984
• − Insurance: −$545
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$5,748
• − Depreciation: −$3,171
• Taxable loss: −$772
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $832/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

+172.5% since first listed

6 events — show timeline

• 2026-05-31 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1995-09-18 Sold (Public Records) $32,000 Public Records
• 1988-06-10 Sold (Public Records) $40,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,984 · +4.7% YoY. Source: county tax records.