2454 Australia Way E #46 · Clearwater, FL 33763

$129,900

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 45 Days on market

Built 1969 $491/mo HOA · 29% of rent

---

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
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

. Very Desirable location - Fully furnished- well kept condo - Walking distance to Club House, heated pool, sauna, tennis courts, all dances, shows, plus so much more. 2nd Bedroom has private entrance for guests.

Key facts

• $491 HOA
• Community pool
• Built 1969

Property features AI

Finance

• Financial info: Total monthly fees $331; total annual fees $3,972; Lease restrictions apply
• HOA & community: Association: On Top of the World; Monthly condo fee of $331 (includes guard 24-hour, cable TV, internet, common area taxes, pool, maintenance - structure and grounds, management, pest control, private road, recreational facilities, sewer, trash, water); Association approval required; Association amenities: clubhouse, fitness center, gated access, pool, spa/hot tub, tennis courts, storage; Community features: golf, fitness center, pool, tennis courts, street lights, deed restrictions; association recreation available for lease; Senior community; Pets allowed (maximum ~30 lbs)

Exterior

• Parking: Asphalt road access
• Security: Gated community
• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available; Electricity connected; Phone available; Sewer connected; Water connected; Underground utilities; Sprinkler recycled
• Home design: Condominium; Unit on 2nd floor; One level living; Faces southwest; Located in city limits; near public transit
• Construction: Block, cement siding and concrete construction; Built-up roof; Slab foundation; Building name/number: GRECIAN CLASSIC / 6; Three-story building
• Exterior features: Exterior lighting; Sidewalk; Storage; Irrigation equipment; In-ground spa; Gunite heated pool

Interior

• Kitchen: Built-in oven; Cooktop; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen and family room combo; Formal dining area; Drapes; Building has elevator
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-69 ($-829/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (9.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.4% below list) — sets the bar for cash-flow.
• 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: Mcmullen-Booth Elementary School (math 44% / reading 46%, grade D-, #1,271 of 2,144 statewide, top 60%, 458 students, 63% 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) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-2.6%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 37% 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 $898 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 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $45k; list at $130k implies a 189% 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 $117,697 (9.4% 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 45 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 6.5

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: -25.3%
• Equity multiple: 0.17×
• Total profit: $-30,022
• Equity at exit: $19,369

10-year hold

• IRR: -49.4%
• Equity multiple: -0.36×
• Total profit: $-49,417
• Equity at exit: $11,231

Cash invested: $36,372 (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: 293
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$681
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$54
• HOA: −$491
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-69

Break-even live

Break-even rent $1,760

Max offer price $117,697

Occupancy floor 99%

Sensitivity live

Price	-10% $4	-5% $-32	+0% $-69	+5% $-106	+10% $-143
Rent	-10% $-201	-5% $-135	+0% $-69	+5% $-3	+10% $63
Rate	-1.0pp $-4	-0.5pp $-36	base $-69	+0.5pp $-103	+1.0pp $-137

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2464 Australia Way E #24 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	26d	1	0.03mi
2464 Australia Way E #72 Clearwater, FL	1.0	1.0	1100	$1,295	$1.18	0d	1	0.03mi
2463 Brazilia Dr #61 Clearwater, FL	2.0	1.0	1100	$1,450	$1.32	26d	1	0.04mi
2434 Australia Way E #50 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	3d	1	0.11mi
2433 Brazilia Dr #49 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	0.12mi
2451 Canadian Way Clearwater, FL	2.0	1.0–2.0	1250	$1,598	$1.28	9d	2	0.12mi
2450 Canadian Way #26 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	26d	1	0.18mi
2020 World Parkway Blvd #54 Clearwater, FL	2.0	2.0	1400	$1,795	$1.28	12d	1	0.21mi
2578 Sea Wind Way Clearwater, FL	2.0	2.5	1252	$2,100	$1.68	26d	1	0.26mi
2458 Columbia Dr #64 Clearwater, FL	1.0	1.0	825	$1,275	$1.55	26d	1	0.26mi
2040 World Parkway Blvd #34 Clearwater, FL	2.0	2.0	1400	$1,650	$1.18	26d	1	0.26mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	0.27mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	6d	1	0.28mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	6d	1	0.29mi
2071 Australia Way W #29 Clearwater, FL	2.0	2.0	1100	$1,525	$1.39	26d	1	0.31mi
2042 Australia Way W Clearwater, FL	1.0	1.0	825	$1,350	$1.64	12d	1	0.33mi
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	26d	1	0.34mi
2380 World Parkway Blvd #56 Clearwater, FL	1.0	2.0	1244	$1,200	$0.96	5d	1	0.34mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	6d	1	0.35mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	13d	1	0.36mi
2402 Ecuadorian Way Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	26d	2	0.37mi
2402 Ecuadorian Way #28 Clearwater, FL	2.0	2.0	1400	$1,900	$1.36	6d	1	0.38mi
2361 Ecuadorian Way #45 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	6d	1	0.39mi
2378 Ecuadorian Way #38 Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	4d	1	0.40mi
2310 Denmark St Clearwater, FL	2.0	2.0	1100	$1,550	$1.41	0d	1	0.42mi
2311 Brisbane St #65 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	14d	1	0.43mi
2358 Ecuadorian Way #56 Clearwater, FL	2.0	2.0	1100	$1,500	$1.36	5d	1	0.45mi
2359 Finlandia Ln Clearwater, FL	2.0	2.0–20.0	1100	$1,400	$1.27	19d	2	0.45mi
2331 Finlandia Ln #53 Clearwater, FL	1.0	1.0	825	$1,345	$1.63	5d	1	0.51mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,376	$2.25	0d	37	0.56mi
2405 Franciscan Dr #23 Clearwater, FL	2.0	2.0	1400	$1,875	$1.34	22d	1	0.56mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	4d	1	0.57mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	9d	1	0.57mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	26d	1	0.57mi
2284 Philippine Dr #59 Clearwater, FL	2.0	2.0	1100	$1,795	$1.63	23d	1	0.60mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$1,870	$1.57	3d	19	0.62mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,732	$1.98	0d	34	0.66mi
2256 Philippine Dr Clearwater, FL	2.0	2.0	1400	$1,550	$1.11	26d	1	0.66mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	26d	1	0.76mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	6d	1	0.80mi

HOA detail condo

• Monthly dues: $491 · $5,892/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $129,900 Active 45 DOM
2. 2026-06-18
   days on market $129,900 Active 42 DOM
3. 2026-06-17
   days on market $129,900 Active 41 DOM
4. 2026-06-16
   days on market $129,900 Active 40 DOM
5. 2026-06-15
   days on market $129,900 Active 39 DOM
6. 2026-06-13
   pricedays on market $129,900 Active 37 DOM
7. 2026-06-09
   days on market $134,900 Active 33 DOM
8. 2026-06-08
   days on market $134,900 Active 32 DOM
9. 2026-06-07
   days on market $134,900 Active 31 DOM
10. 2026-06-04
    days on market $134,900 Active 28 DOM
11. 2026-06-03
    days on market $134,900 Active 27 DOM
12. 2026-06-01
    days on market $134,900 Active 25 DOM
13. 2026-05-31
    days on market $134,900 Active 24 DOM
14. 2026-05-07
    listed $134,900 Active
15. 2012-06-21
    soldstatus $45,000
16. 2012-06-19
    soldstatus $45,000 213-char remark

    Show marketing remark (213 chars)

    . Very Desirable location - Fully furnished- well kept condo - Walking distance to Club House, heated pool, sauna, tennis courts, all dances, shows, plus so much more. 2nd Bedroom has private entrance for guests.

17. 2012-05-21
    listed $47,000 213-char remark

    Show marketing remark (213 chars)

    . Very Desirable location - Fully furnished- well kept condo - Walking distance to Club House, heated pool, sauna, tennis courts, all dances, shows, plus so much more. 2nd Bedroom has private entrance for guests.

18. 2002-09-13
    soldstatus $46,800
19. 2000-12-11
    soldstatus $42,000
20. 1981-07-01
    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: $1,968 · $164/mo
• Projected year-2 tax: $1,968 · $164/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: $20,069
• − Mortgage interest: −$7,276
• − Property taxes: −$1,968
• − Insurance: −$650
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$5,892
• − Depreciation: −$3,779
• Taxable loss: −$2,706
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $-179/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

+285.4% since first listed

7 events — show timeline

• 2026-05-07 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-21 Sold (Public Records) $45,000 Public Records
• 2012-06-19 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2012-05-21 Listed $47,000 Stellar MLS as Distributed by MLS Grid
• 2002-09-13 Sold (Public Records) $46,800 Public Records
• 2000-12-11 Sold (Public Records) $42,000 Public Records
• 1981-07-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,968 · +4.7% YoY. Source: county tax records.