103 Brigadoon Dr · Clearwater, FL 33759

$264,988

3 bd · 3.0 ba · 1,536 sqft · Condo public records · 292 Days on market

Built 1985 $190/mo HOA · 8% 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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! LOCATION! LOCATION! Come and check out this 3/3 townhome surrounded by beautiful conservation with a LOW HOA!! Close to great shopping, delicious restaurants, Bay Care Ballpark (home of the Phillies spring training) with easy access to Gulf to Bay, US Highway 19, Bay Side Bridge, both area airports and gorgeous beaches just minutes away. This beauty has recently been updated. H2O heater recently replaced, laminate flooring, paint, refurbished deck and sliders and a new gutter system. MOVE IN READY!!!

Key facts

• Ground-level patio
• Modern kitchen
• Granite countertops

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• PRIVATE FENCED BALCONY
• GROUND-LEVEL PATIO
• PEACEFUL CONSERVATION
• VERSATILE LIVING AREA

Property features AI

Finance

• Other: Homestead exempt; Total living area about 1,536 square feet; Unit is part of building number 103
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Proactive Property Management; Monthly HOA fee of $190 (includes pool and grounds maintenance); Community amenities: pool, playground, sidewalks; Pets allowed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; Residential property; Three or more stories; Facing southeast; Entry on multiple levels
• Construction: Frame construction; Shingle roof; Slab foundation; Built on a 0.01-acre lot
• Exterior features: Covered patio/porch; Balcony; Rain gutters; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Inside utility
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-70 ($-843/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (9.2% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.0% 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: Eisenhower Elementary School (math 47% / reading 40%, grade F, #1,345 of 2,144 statewide, top 64%, 661 students, 74% FRL); Countryside High School (math 25% / reading 45%, grade F, #379 of 667 statewide, top 58%, 1,741 students, 44% FRL).
• Market conditions: Rents falling (-5.6%/yr); 116 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 43% 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 $2k of loan paydown is wiped out by about $8k 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 292 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 12518% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,189 (12.0% 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 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.91% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.2

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-54,345
• Equity at exit: $39,511

10-year hold

• IRR: -26.3%
• Equity multiple: -0.08×
• Total profit: $-79,847
• Equity at exit: $22,911

Cash invested: $74,197 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$282 /mo · $3,381/yr
• Insurance: −$110
• HOA: −$190
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-70

Break-even live

Break-even rent $2,496

Max offer price $252,578

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $5	+0% $-70	+5% $-145	+10% $-220
Rent	-10% $-260	-5% $-165	+0% $-70	+5% $25	+10% $120
Rate	-1.0pp $63	-0.5pp $-3	base $-70	+0.5pp $-139	+1.0pp $-209

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: $66,247
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	5d	1	0.09mi
625 Fairwood Forest Dr Clearwater, FL	3.0	2.5	1528	$2,200	$1.44	25d	1	0.26mi
776 Fairwood Ln Clearwater, FL	2.0	1.5	1305	$1,949	$1.49	12d	1	0.29mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,761	$1.69	4d	27	0.33mi
1301 Fairwood Ave Clearwater, FL	3.0	2.0	1104	$2,355	$2.13	5d	1	0.41mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,775	$1.82	3d	12	0.44mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,560	$2.33	3d	36	0.52mi
3021 State Road 590 Clearwater, FL	1.0–3.0	1.0–2.0	977	$2,107	$2.16	3d	28	0.74mi
2625 Florida 590 Unit 2514 Clearwater, FL	3.0	2.0	1274	$2,200	$1.73	12d	1	0.78mi
2973 Gulf to Bay Blvd Unit 2 Clearwater, FL	2.0	2.0	1064	$3,219	$3.03	25d	1	0.86mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$5,180	$5.92	5d	49	0.90mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$2,665	$2.71	5d	16	0.93mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,849	$1.98	5d	9	0.94mi
205 S McMullen Booth Rd #203 Clearwater, FL	2.0	1.0	1087	$999	$0.92	16d	1	0.97mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$6,106	$5.10	5d	27	0.98mi
383 S McMullen Booth Rd #68 Clearwater, FL	2.0	1.0	1087	$1,950	$1.79	5d	1	1.04mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$2,284	$1.92	3d	19	1.18mi
2729 Seville Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1057	$3,170	$3.00	3d	33	1.22mi
2699 Seville Blvd #802 Clearwater, FL	2.0	2.0	1545	$2,300	$1.49	25d	1	1.22mi
46 Baywood Ave Clearwater, FL	3.0	2.0	1920	$2,400	$1.25	25d	1	1.27mi
46 Baywood Ave Clearwater, FL	3.0	2.0	1876	$2,400	$1.28	5d	1	1.27mi
2650 Pearce Dr Clearwater, FL	2.0	2.0	1175	$1,850	$1.57	25d	2	1.27mi
2650 Pearce Dr #111 Clearwater, FL	2.0	2.0	1200	$2,000	$1.67	16d	1	1.28mi
1012 Pearce Dr #304 Clearwater, FL	2.0	2.0	1200	$2,049	$1.71	5d	1	1.32mi
2370 Chaucer St Clearwater, FL	3.0	1.0	1100	$2,500	$2.27	5d	1	1.36mi
2481 Mellow Ln Clearwater, FL	3.0	2.5	1806	$2,800	$1.55	9d	1	1.42mi

HOA detail condo

• Monthly dues: $190 · $2,280/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-22
   days on market $264,988 Active 292 DOM
2. 2026-06-18
   days on market $264,988 Active 289 DOM
3. 2026-06-17
   days on market $264,988 Active 288 DOM
4. 2026-06-16
   days on market $264,988 Active 287 DOM
5. 2026-06-15
   days on market $264,988 Active 286 DOM
6. 2026-06-13
   days on market $264,988 Active 284 DOM
7. 2026-06-09
   days on market $264,988 Active 280 DOM
8. 2026-06-08
   days on market $264,988 Active 279 DOM
9. 2026-06-07
   days on market $264,988 Active 278 DOM
10. 2026-06-04
    days on market $264,988 Active 275 DOM
11. 2026-06-03
    days on market $264,988 Active 274 DOM
12. 2026-06-01
    days on market $264,988 Active 272 DOM
13. 2026-05-31
    days on market $264,988 Active 271 DOM
14. 2026-03-25
    listed $2,100
15. 2026-03-24
    price $264,988
16. 2026-01-02
    price $274,988
17. 2025-12-15
    price $279,988
18. 2025-11-14
    price $284,988
19. 2025-10-04
    price $289,988
20. 2025-09-02
    listed $295,988 Active
21. 2025-07-03
    historical
22. 2025-07-01
    status Active
23. 2025-06-30
    historical
24. 2025-05-17
    price $299,000
25. 2025-03-17
    price $310,000
26. 2025-01-28
    price $315,000
27. 2024-11-15
    price $318,000
28. 2024-10-05
    price $325,000
29. 2024-07-27
    listed $330,000 Active
30. 2021-11-19
    soldstatus $255,000
31. 2021-11-17
    soldstatus $255,000 Closed 517-char remark

    Show marketing remark (517 chars)

    LOCATION! LOCATION! LOCATION! Come and check out this 3/3 townhome surrounded by beautiful conservation with a LOW HOA!! Close to great shopping, delicious restaurants, Bay Care Ballpark (home of the Phillies spring training) with easy access to Gulf to Bay, US Highway 19, Bay Side Bridge, both area airports and gorgeous beaches just minutes away. This beauty has recently been updated. H2O heater recently replaced, laminate flooring, paint, refurbished deck and sliders and a new gutter system. MOVE IN READY!!!

32. 2021-09-21
    status Pending 517-char remark

    Show marketing remark (517 chars)

    LOCATION! LOCATION! LOCATION! Come and check out this 3/3 townhome surrounded by beautiful conservation with a LOW HOA!! Close to great shopping, delicious restaurants, Bay Care Ballpark (home of the Phillies spring training) with easy access to Gulf to Bay, US Highway 19, Bay Side Bridge, both area airports and gorgeous beaches just minutes away. This beauty has recently been updated. H2O heater recently replaced, laminate flooring, paint, refurbished deck and sliders and a new gutter system. MOVE IN READY!!!

33. 2021-09-18
    listed $260,000 Active 517-char remark

    Show marketing remark (517 chars)

    LOCATION! LOCATION! LOCATION! Come and check out this 3/3 townhome surrounded by beautiful conservation with a LOW HOA!! Close to great shopping, delicious restaurants, Bay Care Ballpark (home of the Phillies spring training) with easy access to Gulf to Bay, US Highway 19, Bay Side Bridge, both area airports and gorgeous beaches just minutes away. This beauty has recently been updated. H2O heater recently replaced, laminate flooring, paint, refurbished deck and sliders and a new gutter system. MOVE IN READY!!!

34. 2018-11-20
    soldstatus $150,000
35. 2018-11-16
    soldstatus $150,000 Sold
36. 2018-09-19
    status Pending
37. 2018-08-15
    listed $154,900 Active
38. 2014-04-30
    historical
39. 2014-01-15
    listed $60,000

ⓘ 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: $3,381 · $282/mo
• Projected year-2 tax: $3,381 · $282/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 · 27 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: $28,884
• − Mortgage interest: −$14,843
• − Property taxes: −$3,381
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − HOA: −$2,280
• − Depreciation: −$7,709
• Taxable loss: −$5,275
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $423/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

-96.5% since first listed

26 events — show timeline

• 2026-03-25 Listed for Rent $2,100 STELLARMLS
• 2026-03-24 Price Changed $264,988 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $274,988 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $279,988 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $284,988 Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $289,988 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Listed $295,988 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-17 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-28 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Price Changed $318,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-05 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-27 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-19 Sold (Public Records) $255,000 Public Records
• 2021-11-17 Sold (MLS) $255,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-18 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Sold (Public Records) $150,000 Public Records
• 2018-11-16 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-15 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-15 Listed $60,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $3,381 · +5.8% YoY. Source: county tax records.