The Doolan Group
Luxury Real Estate Advisors
Estimated Market Rent
Prepared for Andrea Mazzitelli · October 11, 2026
Estimated Market Rent
$2,600 – $2,800/mo
Annual lease · Unfurnished
104 Half Moon Cir C1, Hypoluxo, FL 33462
2 bed · 2 bath
1,414 sq ft
Built 1989
Kitchen renovated · baths original
What similar condos rented for
Four annual 2-bed / 2-bath leases · two east of Federal Hwy near Half Moon Bay, two in-community
Annual · Unfurnished · 2 bd / 2 ba · 1,254 sq ft · Rented Sep 2026 · 85 days on market
Moorings · updated kitchen, stainless, impact glass
Annual · Unfurnished · 2 bd / 2 ba · 1,392 sq ft · Rented May 2026 · 56 days on market
James Place · luxury renovation, Intracoastal-front
Annual · Furnished · 2 bd / 2 ba · 1,442 sq ft · Rented Aug 2026 · 21 days on market
In-community · Half Moon Bay
Annual · Unfurnished · 2 bd / 2 ba · 1,547 sq ft · Rented May 2026 · 8 days on market
Half Moon Bay Phase 1
Four similar condos rented for $2,650 to $3,000 a month on annual leases. At $2,700 a month, your condo sits right in the middle of the market — backed by two recent nearby leases at $2,750 and $3,000.
First-year income & expenses
Based on $2,700/mo — the midpoint of the estimated range
Gross annual rent ($2,700 × 12)$32,400
Less vacancy (1 month)−$2,700
Effective rental income$29,700
HOA dues ($1,030 × 12)−$12,360
Property taxes (2025 actual)−$4,137
Insurance (est.)−$1,200
Maintenance & repairs (est.)−$1,500
Leasing commission (one month's rent)−$2,700
Total first-year expenses$21,897
Estimated first-year net
$7,803/yr
≈ $650/mo · self-managed · year two ≈ $10,503 | Typical management runs ~10% (~$3,240/yr) — have Brent manage it for $1,200/yr ($100/mo) and save $2,040/yr.
One thing to know: about 38% of the rent goes to HOA dues alone, before taxes, insurance, or maintenance — so most of the rental income covers the cost of owning rather than putting cash in your pocket.
What the HOA allows
~$1,030/mo dues — cable, common areas, insurance, grounds, security, trash, water
Max 1 – 2 leases per year · minimum lease 90 – 181 days
Tenant approval required · application $100 – $150
Acquired a few years ago via sign-over — clear of any first-year leasing restriction
Pets: generally 1 max, 25 lbs
The Doolan Group
LUXURY REAL ESTATE ADVISORS
The Doolan Group at Highlight Realty, FL Lic. BK3251469.
This analysis reflects comparable rental activity and is an opinion of market rent, not an appraisal. Rents shown are from MLS closed data and deemed reliable but not guaranteed.
The Doolan Group at Highlight Realty, FL Lic. BK3251469.
This analysis reflects comparable rental activity and is an opinion of market rent, not an appraisal. Taxes, insurance, and maintenance are estimates. Figures shown are from MLS closed data and deemed reliable but not guaranteed.
