1403 Brigadoon Dr · Clearwater, FL 33759

$200,000

2 bd · 1.5 ba · 896 sqft · Townhouse public records · 8 Days on market

Built 1988 666 sqft lot $187/mo HOA · 10% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Townhouse located next to a great park with walking and biking trails to Courtney Causeway where you can enjoy Tampa Bay. This home has a nice back yard to sit and enjoy the water view at Kapok park. 2 level townhouse with 2 bedrooms on the 2nd level with a full bath. First floor has open Livingroom and kitchen with a counter divider. A half bath to accommodate guests. Screened patio off the backside of the home where you will find a washer/dryer room with storage. Newer kitchen appliances and laminate flooring throughout. Roof and AC about 10yrs old. New Hot water heater. Exterior painted a few years ago. Pet-friendly community that is centrally located. Close to shopping and dining. Short distance to the beach.

Key facts

• Fully remodeled
• New shower
• Move in ready

Tags

• FULLY REMODELED
• MOVE IN READY
• NEW WHITE SHAKER CABINETS
• NEW GRANITE COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• NEW SHOWER

Property features AI

Finance

• Other: Unfurnished; Unit is on floor 1; Condo land included; Approximate living area 896 square feet
• HOA & community: Monthly HOA fee of $187 (includes structure maintenance); Association required (Proactive Property Mngmt/Katie); Community pool; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse (Residential); Two stories; Faces northwest; Entry on first floor
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built on 2 levels
• Exterior features: Rain gutters; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-41 ($-491/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (1.7% below list).
• Recommended offer: $193k (3.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 falling (-5.6%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 35% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,772 (3.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $127,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2979 Mission Dr E	0.58mi	2/1.0	812 (-9%)	21mo	$115,000	$142	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-40,615
• Equity at exit: $29,821

10-year hold

• IRR: -26.9%
• Equity multiple: -0.08×
• Total profit: $-60,333
• Equity at exit: $17,292

Cash invested: $56,000 (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 33759

• Rents YoY: -5.6%
• Active inventory: 116
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$274 /mo · $3,293/yr
• Insurance: −$83
• HOA: −$187
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-41

Break-even live

Break-even rent $2,017

Max offer price $192,772

Occupancy floor 97%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 Brigadoon Dr Clearwater, FL	2.0	1.5	896	$1,800	$2.01	4d	1	0.06mi
2403 Brigadoon Dr Clearwater, FL	2.0	2.5	1088	$3,100	$2.85	4d	1	0.14mi
1285 Mission Hills Blvd Unit 36B Clearwater, FL	2.0	1.0	812	$1,500	$1.85	3d	1	0.35mi
1301 Fairwood Ave Clearwater, FL	3.0	2.0	1104	$2,355	$2.13	4d	1	0.46mi
530 Fairwood Ave Clearwater, FL	2.0–3.0	1.0–2.0	1042	$1,309	$1.26	2d	27	0.51mi
1403 Arrowhead Cir W Unit 13E Clearwater, FL	2.0	2.0	886	$1,750	$1.98	24d	1	0.52mi
2690 Drew St Clearwater, FL	1.0–3.0	1.0–2.0	974	$1,500	$1.54	1d	12	0.62mi
2973 Feather Dr Clearwater, FL	2.0	1.0	812	$1,450	$1.79	24d	1	0.64mi
3021 State Road 590 Clearwater, FL	1.0–3.0	1.0–2.0	977	$1,788	$1.83	1d	28	0.64mi
2600 W Grand Reserve Cir Clearwater, FL	1.0–3.0	1.0–2.0	1097	$2,145	$1.96	1d	36	0.64mi
2973 Gulf to Bay Blvd Unit 2 Clearwater, FL	2.0	2.0	1064	$3,219	$3.03	24d	1	0.80mi
205 S McMullen Booth Rd #203 Clearwater, FL	2.0	1.0	1087	$999	$0.92	14d	1	0.84mi
2975 Gulf To Bay Blvd Clearwater, FL	2.0	1.0–2.0	874	$5,180	$5.92	4d	49	0.84mi
209 S McMullen Booth Rd #188 Clearwater, FL	1.0	1.0	747	$2,200	$2.95	16d	1	0.86mi
239 S McMullen Booth Rd #38 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	0.87mi
361 S McMullen Booth Rd #112 Clearwater, FL	1.0	1.0	747	$2,000	$2.68	24d	1	0.89mi
420 N Bayshore Blvd #102 Clearwater, FL	2.0	2.0	1030	$1,680	$1.63	4d	1	0.89mi
343 S McMullen Booth Rd #151 Clearwater, FL	1.0	1.0	900	$1,800	$2.00	24d	1	0.90mi
341 S McMullen Booth Rd #145 Clearwater, FL	1.0	1.0	863	$1,195	$1.38	1d	1	0.90mi
2909 Gulf To Bay Blvd Clearwater, FL	1.0–2.0	1.0–2.0	931	$1,849	$1.98	3d	9	0.91mi
2625 Florida 590 Unit 1414 Clearwater, FL	1.0	1.0	600	$1,300	$2.17	24d	1	0.92mi
353 S McMullen Booth Rd #133 Clearwater, FL	1.0	1.0	747	$1,450	$1.94	24d	1	0.92mi
2981 Gulf To Bay Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1198	$4,145	$3.46	3d	27	0.92mi
351 S McMullen Booth Rd #129 Clearwater, FL	1.0	1.0	863	$1,300	$1.51	14d	1	0.93mi
383 S McMullen Booth Rd #68 Clearwater, FL	2.0	1.0	1087	$1,950	$1.79	4d	1	0.93mi
359 S McMullen Booth Rd #122 Clearwater, FL	1.0	1.0	747	$1,290	$1.73	7d	1	0.93mi
389 S McMullen Booth Rd #12 Clearwater, FL	2.0	1.0	968	$1,395	$1.44	24d	1	0.94mi
237 S McMullen Booth Rd #50 Clearwater, FL	1.0	1.0	747	$1,500	$2.01	24d	1	0.94mi
1730 Audrey Dr Unit 2 Clearwater, FL	1.0	1.0	700	$2,100	$3.00	24d	1	1.03mi
101 S Old Coachman Rd Clearwater, FL	3.0	1.0–2.0	983	$2,296	$2.34	3d	16	1.08mi
730 N Old Coachman Rd Clearwater, FL	2.0	2.0	950	$1,705	$1.79	2d	3	1.11mi
2481 NE Coachman Rd Clearwater, FL	1.0–2.0	1.0–2.0	762	$2,023	$2.65	1d	14	1.20mi
2729 Seville Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1057	$2,432	$2.30	1d	33	1.25mi
2550 Stag Run Blvd Clearwater, FL	1.0–3.0	1.0–2.0	1189	$1,870	$1.57	1d	19	1.30mi
1001 Pearce Dr #302 Clearwater, FL	1.0	1.5	1048	$1,750	$1.67	4d	1	1.33mi
1003 S Bayshore Blvd #103 Safety Harbor, FL	2.0	2.0	900	$2,300	$2.56	24d	1	1.37mi
1160 7th St S Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	7d	1	1.40mi
1158 7th St S Unit 1160 Safety Harbor, FL	2.0	1.0	650	$1,645	$2.53	7d	1	1.41mi
2 N Fernwood Ave #14 Clearwater, FL	2.0	1.0	800	$1,550	$1.94	12d	1	1.41mi
2 N Fernwood Ave Clearwater, FL	2.0	1.0	800	$1,650	$2.06	24d	1	1.41mi

HOA detail

• Monthly dues: $187 · $2,244/yr
• Likely covers: water

Listing history 5 events

1. 2026-06-13
   statusdays on market $200,000 Pending 8 DOM
2. 2026-06-09
   days on market $200,000 Active 4 DOM
3. 2026-06-08
   days on market $200,000 Active 3 DOM
4. 2026-06-07
   remarks 657-char remark
5. 2026-06-07
   listed $200,000 Active 2 DOM

ⓘ 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: $3,293 · $274/mo
• Projected year-2 tax: $3,293 · $274/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 · 24 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: $23,585
• − Mortgage interest: −$11,203
• − Property taxes: −$3,293
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$2,244
• − Depreciation: −$5,818
• Taxable loss: −$3,747
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $408/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

-79.6% since first listed

8 events — show timeline

• 2026-06-06 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-20 Sold (Public Records) $135,000 Public Records
• 2017-06-12 Sold (Public Records) $85,000 Public Records
• 2017-06-07 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-18 Listed $115,500 Stellar MLS as Distributed by MLS Grid
• 1987-05-18 Sold (Public Records) $981,000 Public Records
• 1987-05-01 Sold (Public Records) $981,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,293 · +8.4% YoY. Source: county tax records.