2001 Greenbriar Blvd #6 · Greenbriar, FL 33763

$74,900

1 bd · 1.0 ba · 605 sqft · Condo public records · 183 Days on market

Built 1970 $564/mo HOA · 38% 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 +23.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

Desirable ground floor unit in conveniently located Greenbriar. Seller had a direct paver walkway installed from the parking spot. All tile flooring, crown molding, newer ceiling fan and light fixtures. Custom glass French doors lead to the bonus lanai. Out back you can add a personal patio. No tub, just a shower in the bathroom. Laundry room in the building. The Greenbriar clubhouse offers a heating pool, exercise room, library, game room, shuffleboard and horseshoes. In this building, all occupants must be 55, and no rentals are allowed as of July 2021.

Key facts

• All tile flooring
• Ground floor condo
• Clubhouse

Tags

• GROUND FLOOR CONDO
• HEATED POOL
• CLUBHOUSE
• ALL TILE FLOORING
• WALK IN CLOSET
• FLORIDA ROOM

Property features AI

Finance

• Other: Unit is furnished
• HOA & community: Monthly condo fee: $564; Annual association fees: $6,768; Association amenities include clubhouse, fitness center, laundry, and pool; Association fees cover cable TV, insurance, internet, structure and grounds maintenance, sewer, trash, and water; Buyer approval required; Senior community; No pets allowed

Exterior

• Parking: Assigned parking space (#6) and visitor parking (per directions)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; One story; Faces north; Entry on floor 1
• Construction: Block and stucco construction; Other roof type; Slab foundation; Built as part of a multi-unit building (Building #2)
• Exterior features: Sidewalks; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closet
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Greenbriar — 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 (#66 in FL, #1,127 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, amenities F.
• 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 32% 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 $518 of loan paydown is wiped out by about $2k 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 183 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1970 — 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: 1.98% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 4.2

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-7,450
• Equity at exit: $11,168

10-year hold

• IRR: -11.4%
• Equity multiple: 0.49×
• Total profit: $-10,687
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$393
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$31
• HOA: −$564
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $136

Break-even live

Break-even rent $1,307

Max offer price $74,900

Occupancy floor 86%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$1,460	$1.55	2d	42	0.76mi
1420 Oak Hill Dr #104 Dunedin, FL	1.0	1.0	610	$1,600	$2.62	24d	1	0.80mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	24d	1	0.95mi
1820 Sunset Point Rd Clearwater, FL	1.0–3.0	1.0–2.0	918	$1,423	$1.55	2d	17	1.03mi
2524 Alexander Pl Clearwater, FL	1.0–3.0	1.0–2.0	991	$1,735	$1.75	2d	20	1.04mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	887	$1,931	$2.18	3d	12	1.24mi
2760 Belle Haven Dr Unit C Clearwater, FL	2.0	1.0	682	$1,550	$2.27	17d	1	1.34mi
2760 Belle Haven Dr Clearwater, FL	2.0	1.0	682	$1,550	$2.27	4d	1	1.34mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	24d	1	1.38mi
27466 US Highway 19 N #12 Clearwater, FL	1.0	1.0	420	$850	$2.02	24d	1	1.39mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,466	$1.68	2d	28	1.39mi
24862 US Highway 19 N #3202 Clearwater, FL	1.0	1.0	600	$1,295	$2.16	4d	1	1.41mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	4d	1	1.45mi
24862 U.S. 19 Unit 3202 1 Clearwater, FL	1.0	1.0	640	$1,295	$2.02	24d	1	1.46mi
2307 Cumberland Cir Clearwater, FL	1.0–2.0	1.0–2.0	873	$1,349	$1.54	3d	15	1.50mi

HOA detail condo

• Monthly dues: $564 · $6,768/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $74,900 Active 183 DOM
2. 2026-06-17
   days on market $74,900 Active 182 DOM
3. 2026-06-16
   days on market $74,900 Active 181 DOM
4. 2026-06-15
   days on market $74,900 Active 180 DOM
5. 2026-06-13
   days on market $74,900 Active 178 DOM
6. 2026-06-09
   days on market $74,900 Active 174 DOM
7. 2026-06-08
   days on market $74,900 Active 173 DOM
8. 2026-06-07
   days on market $74,900 Active 172 DOM
9. 2026-06-04
   days on market $74,900 Active 169 DOM
10. 2026-06-03
    days on market $74,900 Active 168 DOM
11. 2026-06-01
    days on market $74,900 Active 166 DOM
12. 2026-05-31
    days on market $74,900 Active 165 DOM
13. 2026-05-05
    price $74,900
14. 2026-03-09
    price $77,900
15. 2026-02-07
    price $80,500
16. 2025-12-17
    listed $84,900 Active
17. 2022-04-22
    soldstatus $75,000
18. 2022-04-18
    soldstatus $75,000 Closed 561-char remark

    Show marketing remark (561 chars)

    Desirable ground floor unit in conveniently located Greenbriar. Seller had a direct paver walkway installed from the parking spot. All tile flooring, crown molding, newer ceiling fan and light fixtures. Custom glass French doors lead to the bonus lanai. Out back you can add a personal patio. No tub, just a shower in the bathroom. Laundry room in the building. The Greenbriar clubhouse offers a heating pool, exercise room, library, game room, shuffleboard and horseshoes. In this building, all occupants must be 55, and no rentals are allowed as of July 2021.

19. 2022-03-04
    status Pending 561-char remark

    Show marketing remark (561 chars)

    Desirable ground floor unit in conveniently located Greenbriar. Seller had a direct paver walkway installed from the parking spot. All tile flooring, crown molding, newer ceiling fan and light fixtures. Custom glass French doors lead to the bonus lanai. Out back you can add a personal patio. No tub, just a shower in the bathroom. Laundry room in the building. The Greenbriar clubhouse offers a heating pool, exercise room, library, game room, shuffleboard and horseshoes. In this building, all occupants must be 55, and no rentals are allowed as of July 2021.

20. 2022-02-05
    price $75,000 561-char remark

    Show marketing remark (561 chars)

    Desirable ground floor unit in conveniently located Greenbriar. Seller had a direct paver walkway installed from the parking spot. All tile flooring, crown molding, newer ceiling fan and light fixtures. Custom glass French doors lead to the bonus lanai. Out back you can add a personal patio. No tub, just a shower in the bathroom. Laundry room in the building. The Greenbriar clubhouse offers a heating pool, exercise room, library, game room, shuffleboard and horseshoes. In this building, all occupants must be 55, and no rentals are allowed as of July 2021.

21. 2021-12-03
    listed $79,900 Active 561-char remark

    Show marketing remark (561 chars)

    Desirable ground floor unit in conveniently located Greenbriar. Seller had a direct paver walkway installed from the parking spot. All tile flooring, crown molding, newer ceiling fan and light fixtures. Custom glass French doors lead to the bonus lanai. Out back you can add a personal patio. No tub, just a shower in the bathroom. Laundry room in the building. The Greenbriar clubhouse offers a heating pool, exercise room, library, game room, shuffleboard and horseshoes. In this building, all occupants must be 55, and no rentals are allowed as of July 2021.

22. 2011-05-19
    soldstatus $20,000
23. 2011-05-02
    soldstatus $20,000
24. 2011-04-08
    historical
25. 2010-11-04
    listed $19,000
26. 2009-04-26
    historical
27. 2009-01-21
    listed $39,900
28. 2003-06-18
    soldstatus $27,000
29. 1999-04-21
    soldstatus $24,500
30. 1991-10-31
    soldstatus $27,000

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$85/yr (+$7/mo · 15.8%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,758
• − Mortgage interest: −$4,196
• − Property taxes: −$537
• − Insurance: −$374
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − HOA: −$6,768
• − Depreciation: −$2,179
• Taxable income: $863
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $1,429/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 — Greenbriar

• Score: 82/100
• State rank: #66
• US rank: #1127

Category grades

Amenities F Commute B Cost of living B+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pinellas County · 939,478 people
• 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

+177.4% since first listed

18 events — show timeline

• 2026-05-05 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $77,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $80,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-22 Sold (Public Records) $75,000 Public Records
• 2022-04-18 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-05 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2011-05-19 Sold (Public Records) $20,000 Public Records
• 2011-05-02 Sold (Public Records) $20,000 Public Records
• 2011-04-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-11-04 Listed $19,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-01-21 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2003-06-18 Sold (Public Records) $27,000 Public Records
• 1999-04-21 Sold (Public Records) $24,500 Public Records
• 1991-10-31 Sold (Public Records) $27,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $537 · +2.9% YoY. Source: county tax records.