2466 Ecuadorian Way #16 · Clearwater, FL 33763

$125,000

2 bd · 1.0 ba · 1,100 sqft · Condo public records · 159 Days on market

Built 1972

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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 +8.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Top of the World 55+ retirement community. Located in the heart of Pinellas county, close to shopping, hospitals, world class dining and about 20 minutes to half an hour from the beach. This community offers many amenities such as a beautiful pool area, golf course, workout room, nice wide streets to walk your dog go jogging or ride your bike and many, many more This unit comes nicely equipped with remodeled kitchen, new refrigerator, cooktop, Microwave, new cabinets and counter top and new dishwasher. has new paint on ceiling, walls , doors and trim. A. C. unit is brand new. This condo is an absolute must see, very rare first floor end unit. Hurry this unit won't last long. Call

Key facts

• Workout room
• Remodeled kitchen
• New cabinets

Tags

• BEAUTIFUL POOL AREA
• GOLF COURSE
• WORKOUT ROOM
• REMODELED KITCHEN
• NEW REFRIGERATOR
• NEW CABINETS

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: HOA present (association: Laura Treece and Tim Martin); Association approval required; Association covers common area taxes, pool, and structure maintenance; Community features include pool and golf; golf carts allowed; Senior community; Pets allowed with size and number limits (max weight 30 lbs)

Exterior

• Utilities: Electricity connected; Water connected; Sewer connected; Public sewer; No water source listed
• Home design: Condominium; Residential property; One story; Northeast facing; Entry on first floor
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building number 22
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Disposal; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.3% 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 15d 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 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 $864 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 159 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $125k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $110,000 (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 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.34% ✓
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 6.2

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: -27.8%
• Equity multiple: 0.11×
• Total profit: $-31,263
• Equity at exit: $18,638

10-year hold

• IRR: -63.8%
• Equity multiple: -0.52×
• Total profit: $-53,050
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$656
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$52
• HOA est. from 2 same-building comps: −$516
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-101

Break-even live

Break-even rent $1,808

Max offer price $107,088

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2466 Ecuadorian Way #32 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.03mi
2455 Finlandia Ln #67 Clearwater, FL	2.0	2.0	1100	$1,495	$1.36	11d	1	0.07mi
2458 Columbia Dr #64 Clearwater, FL	1.0	1.0	825	$1,275	$1.55	24d	1	0.09mi
2456 Ecuadorian Way #42 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	4d	1	0.09mi
2448 Columbia Dr #72 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.12mi
2429 Ecuadorian Way #65 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	4d	1	0.18mi
2428 Columbia Dr #68 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	4d	1	0.18mi
2450 Canadian Way #26 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	24d	1	0.19mi
2402 Ecuadorian Way Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	24d	2	0.22mi
2402 Ecuadorian Way #28 Clearwater, FL	2.0	2.0	1400	$1,900	$1.36	4d	1	0.22mi
2451 Canadian Way Clearwater, FL	2.0	1.0–2.0	1250	$1,598	$1.28	8d	2	0.25mi
2378 Ecuadorian Way #38 Clearwater, FL	2.0	2.0	1400	$1,800	$1.29	2d	1	0.28mi
2405 Franciscan Dr #23 Clearwater, FL	2.0	2.0	1400	$1,875	$1.34	20d	1	0.30mi
2380 World Parkway Blvd #56 Clearwater, FL	1.0	2.0	1244	$1,200	$0.96	3d	1	0.30mi
2463 Brazilia Dr #61 Clearwater, FL	2.0	1.0	1100	$1,450	$1.32	24d	1	0.32mi
25350 US Highway 19 N Clearwater, FL	3.0	1.0–2.0	875	$1,732	$1.98	2d	28	0.32mi
2464 Australia Way E #24 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.33mi
2433 Brazilia Dr #49 Clearwater, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	0.35mi
2359 Finlandia Ln Clearwater, FL	2.0	2.0–20.0	1100	$1,400	$1.27	18d	2	0.35mi
2400 Franciscan Dr #44 Clearwater, FL	1.0	1.0	735	$1,200	$1.63	24d	1	0.35mi
2358 Ecuadorian Way #56 Clearwater, FL	2.0	2.0	1100	$1,500	$1.36	3d	1	0.36mi
2434 Australia Way E #50 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	2d	1	0.36mi
2361 Ecuadorian Way #45 Clearwater, FL	2.0	2.0	1400	$1,700	$1.21	4d	1	0.37mi
2040 World Parkway Blvd #34 Clearwater, FL	2.0	2.0	1400	$1,650	$1.18	24d	1	0.37mi
2578 Sea Wind Way Clearwater, FL	2.0	2.5	1252	$2,100	$1.68	24d	1	0.38mi
2071 Australia Way W #29 Clearwater, FL	2.0	2.0	1100	$1,525	$1.39	24d	1	0.38mi
2020 World Parkway Blvd #54 Clearwater, FL	2.0	2.0	1400	$1,795	$1.28	11d	1	0.40mi
2042 Australia Way W Clearwater, FL	1.0	1.0	825	$1,350	$1.64	11d	1	0.44mi
2331 Finlandia Ln #53 Clearwater, FL	1.0	1.0	825	$1,345	$1.63	3d	1	0.46mi
2460 Persian Dr #44 Clearwater, FL	2.0	2.0	1100	$1,800	$1.64	4d	1	0.47mi
2311 Brisbane St #65 Clearwater, FL	2.0	2.0	1100	$1,700	$1.55	13d	1	0.49mi
2310 Denmark St Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	15d	1	0.49mi
2363 Israeli Dr #67 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.52mi
2284 Philippine Dr #59 Clearwater, FL	2.0	2.0	1100	$1,795	$1.63	22d	1	0.55mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	3d	1	0.55mi
2287 Philippine Dr #29 Clearwater, FL	2.0	2.0	1070	$1,550	$1.45	8d	1	0.55mi
2471 Sumatran Way Clearwater, FL	2.0	2.0	1400	$1,500	$1.07	18d	2	0.55mi
2031 Glass Loop Clearwater, FL	1.0–3.0	1.0–2.0	1058	$2,402	$2.27	2d	34	0.57mi
2256 Philippine Dr Clearwater, FL	2.0	2.0	1400	$1,550	$1.11	24d	1	0.61mi
2386 Sumatran Way #14 Clearwater, FL	2.0	2.0	1100	$1,600	$1.45	18d	1	0.62mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $125,000 Active 159 DOM
2. 2026-06-17
   pricedays on market $125,000 Active 158 DOM
3. 2026-06-16
   days on market $130,000 Active 157 DOM
4. 2026-06-15
   days on market $130,000 Active 156 DOM
5. 2026-06-13
   days on market $130,000 Active 154 DOM
6. 2026-06-09
   days on market $130,000 Active 150 DOM
7. 2026-06-08
   days on market $130,000 Active 149 DOM
8. 2026-06-07
   days on market $130,000 Active 148 DOM
9. 2026-06-04
   days on market $130,000 Active 145 DOM
10. 2026-06-03
    days on market $130,000 Active 144 DOM
11. 2026-06-01
    days on market $130,000 Active 142 DOM
12. 2026-05-31
    days on market $130,000 Active 141 DOM
13. 2026-04-29
    price $130,000
14. 2026-03-25
    price $140,000
15. 2026-03-06
    price $150,000
16. 2026-01-10
    listed $170,000 Active
17. 2024-05-18
    historical $1,150
18. 2024-05-15
    listed $1,150
19. 2024-05-15
    historical
20. 2024-02-22
    listed $183,750 Active
21. 2024-01-17
    historical
22. 2024-01-03
    price $174,999
23. 2023-10-26
    price $180,000
24. 2023-10-04
    price $190,000
25. 2023-07-25
    price $199,000
26. 2023-06-22
    price $200,000
27. 2023-05-22
    price $224,999
28. 2023-05-03
    price $239,999
29. 2023-05-03
    price $240,000
30. 2023-04-14
    listed $250,000 Active
31. 2001-02-13
    soldstatus $32,000

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/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: $20,156
• − Mortgage interest: −$7,002
• − Property taxes: −$2,457
• − Insurance: −$625
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$6,192
• − Depreciation: −$3,636
• Taxable loss: −$2,981
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $-501/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

+306.2% since first listed

19 events — show timeline

• 2026-04-29 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-18 Rental Removed $1,150 STELLARMLS
• 2024-05-15 Listed for Rent $1,150 STELLARMLS
• 2024-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-22 Listed $183,750 Stellar MLS as Distributed by MLS Grid
• 2024-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Price Changed $174,999 Stellar MLS as Distributed by MLS Grid
• 2023-10-26 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-04 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-25 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-22 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-22 Price Changed $224,999 Stellar MLS as Distributed by MLS Grid
• 2023-05-03 Price Changed $239,999 Stellar MLS as Distributed by MLS Grid
• 2023-05-03 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-14 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2001-02-13 Sold (Public Records) $32,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,457 · -6.1% YoY. Source: county tax records.