2430 Brazilia Dr #44 · Clearwater, FL 33763

$120,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 106 Days on market

Built 1970 $491/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 +19.3/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

End Unit 2BR/2BA Condo in On Top of the World Clearwater's Premier Golf Community 55+ Discover comfort and convenience and extra light from extra windows in this spacious 1,100 sq ft first-floor condo, nestled in a fee simple building just steps from the East Activity Center, Pavilion, tennis courts, and heated pool. With two bedrooms and two full baths, this unit offers a functional layout and easy-care. The 55+ community has two activity centers, and two private golf courses with 9 and 18 holes, free exclusively for residents & 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 do

Key facts

• Fenced dog park
• Fee simple building
• End unit

Tags

• END UNIT
• FEE SIMPLE BUILDING
• HEATED POOL
• TWO PRIVATE GOLF COURSES
• FENCED DOG PARK
• HOBBY STUDIOS

Property features AI

Finance

• Other: Orientation Department Clearwater is the association contact
• Financial info: Total annual fees: $5,892; Lease restrictions apply
• HOA & community: Monthly condo fee of $491; Association required with monthly fees; Association amenities include elevator(s), gated access, laundry, and maintenance; Association fees cover cable TV, pool, internet, structure and grounds maintenance, management, private road, recreational facilities, sewer, trash, and water; Association approval required; Community amenities include fitness center, golf, pool, tennis courts, sidewalks, street lights, irrigation with reclaimed water; Senior community; Pets allowed (restrictions apply)

Exterior

• Parking: Assigned parking
• Security: Gated community
• Utilities: Public water; Private sewer; Cable available; Fiber optics available; Phone service available; Sewer connected; Recycled water sprinkler; Underground utilities; Fire hydrant nearby
• Home design: Residential condominium; One level; 3 total stories (building); Faces south; Located on second floor
• Construction: Block construction; Membrane roof; Slab foundation; Building name/number: MOORISH/10; Built on a 2.9-acre lot
• Exterior features: Sidewalks; Asphalt roads

Interior

• Kitchen: Built-in oven; Cooktop; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; Building has an elevator; Florida room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 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 $830 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 106 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $120k implies a 173% 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.41% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 5.9

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-15,769
• Equity at exit: $17,892

10-year hold

• IRR: -13.3%
• Equity multiple: 0.37×
• Total profit: $-21,078
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$629
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$50
• HOA: −$491
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $132

Break-even live

Break-even rent $1,528

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2433 Brazilia Dr #49 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	0.03mi
2434 Australia Way E #50 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	1d	1	0.04mi
2020 World Parkway Blvd #54 Clearwater, FL	2.0	2.0	1400	$1,795	$1.28	10d	1	0.09mi
2451 Canadian Way Clearwater, FL	2.0	1.0–2.0	1250	$1,598	$1.28	7d	2	0.10mi
2040 World Parkway Blvd #34 Clearwater, FL	2.0	2.0	1400	$1,650	$1.18	24d	1	0.12mi
2450 Canadian Way #26 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	24d	1	0.14mi
2463 Brazilia Dr #61 Clearwater, FL	2.0	1.0	1100	$1,450	$1.32	24d	1	0.15mi
2464 Australia Way E #24 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.15mi
2071 Australia Way W #29 Clearwater, FL	2.0	2.0	1100	$1,525	$1.39	24d	1	0.17mi
2042 Australia Way W Clearwater, FL	1.0	1.0	825	$1,350	$1.64	10d	1	0.19mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	4d	1	0.19mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	4d	1	0.20mi
2380 World Parkway Blvd #56 Clearwater, FL	1.0	2.0	1244	$1,200	$0.96	3d	1	0.22mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	23d	1	0.22mi
2458 Columbia Dr #64 Clearwater, FL	1.0	1.0	825	$1,275	$1.55	24d	1	0.25mi
2361 Ecuadorian Way #45 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	4d	1	0.25mi
2402 Ecuadorian Way Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	24d	2	0.27mi
2402 Ecuadorian Way #28 Clearwater, FL	2.0	2.0	1400	$1,900	$1.36	4d	1	0.28mi
2378 Ecuadorian Way #38 Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	1d	1	0.28mi
2310 Denmark St Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	14d	1	0.29mi
2311 Brisbane St #65 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	12d	1	0.29mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	4d	1	0.29mi
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.31mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	11d	1	0.32mi
2358 Ecuadorian Way #56 Clearwater, FL	2.0	2.0	1100	$1,500	$1.36	2d	1	0.32mi
2359 Finlandia Ln Clearwater, FL	2.0	2.0–20.0	1100	$1,400	$1.27	17d	2	0.33mi
2331 Finlandia Ln #53 Clearwater, FL	1.0	1.0	825	$1,345	$1.63	2d	1	0.38mi
2578 Sea Wind Way Clearwater, FL	2.0	2.5	1252	$2,100	$1.68	24d	1	0.38mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	7d	1	0.43mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	2d	1	0.43mi
2284 Philippine Dr #59 Clearwater, FL	2.0	2.0	1100	$1,795	$1.63	21d	1	0.46mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	24d	1	0.46mi
2405 Franciscan Dr #23 Clearwater, FL	2.0	2.0	1400	$1,875	$1.34	20d	1	0.47mi
2256 Philippine Dr Clearwater, FL	2.0	2.0	1400	$1,550	$1.11	24d	1	0.52mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,732	$1.98	2d	28	0.65mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.65mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,402	$2.27	2d	34	0.67mi
2262 Swedish Dr #10 Clearwater, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.69mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$1,870	$1.57	1d	19	0.73mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	4d	1	0.73mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $120,000 Active 106 DOM
2. 2026-06-17
   days on market $120,000 Active 105 DOM
3. 2026-06-16
   days on market $120,000 Active 104 DOM
4. 2026-06-15
   days on market $120,000 Active 103 DOM
5. 2026-06-13
   days on market $120,000 Active 101 DOM
6. 2026-06-09
   days on market $120,000 Active 97 DOM
7. 2026-06-08
   days on market $120,000 Active 96 DOM
8. 2026-06-07
   days on market $120,000 Active 95 DOM
9. 2026-06-04
   days on market $120,000 Active 92 DOM
10. 2026-06-03
    days on market $120,000 Active 91 DOM
11. 2026-06-01
    days on market $120,000 Active 89 DOM
12. 2026-05-31
    days on market $120,000 Active 88 DOM
13. 2026-03-04
    listed $120,000 Active
14. 1990-04-09
    soldstatus $44,000

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$556/yr (+$46/mo · 126.6%)

ⓘ 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: $20,333
• − Mortgage interest: −$6,722
• − Property taxes: −$440
• − Insurance: −$600
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$5,892
• − Depreciation: −$3,491
• Taxable loss: −$65
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,595/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

+172.7% since first listed

2 events — show timeline

• 2026-03-04 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1990-04-09 Sold (Public Records) $44,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $440 · +7.7% YoY. Source: county tax records.