330 Crestwood Cir N #202 · Royal Palm Beach, FL 33411

$324,900

3 bd · 2.0 ba · 1,306 sqft · Condo public records · 139 Days on market

Built 2004 $430/mo HOA · 17% of rent

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks MLS

Neutral tones throughout this beautiful 3/2 with attached garage condo in the gated resort-style community of Kensington. Kensington offers a kid's playground, fitness center, and community pool. Great location near shopping, schools and major thoroughfares. Will sell fast, do not miss this chance to see this beautiful condo!This is one of the bigger units in the complex. Great investment opportunity, it can be leased out right away.

Key facts

• Kid's playground
• Fitness center
• Palm west hospital

Tags

• KENSINGTON COMMUNITY
• WALKING DISTANCE TO PUBLIX
• PALM WEST HOSPITAL
• KID'S PLAYGROUND
• FITNESS CENTER
• COMMUNITY POOL

Property features AI

Finance

• Other: Pets allowed with possible breed restrictions and other pet restrictions
• Financial info: Resale property
• HOA & community: Has association; Monthly HOA approximately $430.37; HOA covers cable TV, insurance, grounds maintenance, trash, water, common areas, and recreation facilities; Community amenities include clubhouse, fitness center, picnic area, playground, pool, on-site manager, and community room

Exterior

• Parking: Attached 1-car garage (covered)
• Security: No security features listed
• Utilities: Three-phase electric; Water available
• Home design: Condominium; 2 total stories; East-facing
• Construction: CBS construction; Builder-provided building area
• Exterior features: Not waterfront; No waterfront features

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Unfurnished (no laundry equipment specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-659 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (22.0% below list).
• Recommended offer: $209k (35.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, amenities F, commute F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 33% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $235k; 38% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,513 (35.8% 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 139 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.78% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.69%
• DSCR: 0.61
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.43×
• Total profit: $129,914
• Equity at exit: $292,696

10-year hold

• IRR: 16.1%
• Equity multiple: 5.47×
• Total profit: $406,197
• Equity at exit: $631,209

Cash invested: $90,972 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$391 /mo · $4,697/yr
• Insurance: −$135
• HOA: −$430
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-659

Break-even live

Break-even rent $3,368

Max offer price $208,513

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Crestwood Cir #303 Royal Palm Beach, FL	2.0	2.0	1306	$2,150	$1.65	24d	1	0.02mi
340 Crestwood Cir #302 Royal Palm Beach, FL	3.0	2.0	1306	$2,550	$1.95	22d	1	0.05mi
200 Crestwood Ct N #211 Royal Palm Beach, FL	3.0	2.0	1173	$2,400	$2.05	24d	1	0.13mi
300 Crestwood Ct N #310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	4d	1	0.16mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	4d	1	0.17mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	24d	1	0.19mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	18d	1	0.19mi
280 Crestwood Cir #204 Royal Palm Beach, FL	2.0	2.0	1024	$2,150	$2.10	15d	1	0.20mi
600 Crestwood Ct N #609 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	15d	1	0.23mi
220 Crestwood Cir #106 Royal Palm Beach, FL	3.0	2.0	1520	$2,650	$1.74	24d	1	0.24mi
1000 Crestwood Ct S #1009 Royal Palm Beach, FL	2.0	2.0	1112	$2,200	$1.98	7d	1	0.27mi
1100 Crestwood Ct S #1109 Royal Palm Beach, FL	2.0	2.0	1128	$2,300	$2.04	24d	1	0.31mi
700 Crestwood Ct S #708 Royal Palm Beach, FL	2.0	2.0	1075	$2,750	$2.56	24d	1	0.32mi
1200 Crestwood Ct S #1212 Royal Palm Beach, FL	3.0	2.0	1199	$2,500	$2.09	24d	1	0.35mi
133 Black Olive Cres Royal Palm Beach, FL	3.0	2.0	1752	$4,500	$2.57	24d	1	0.35mi
1700 Crestwood Ct S #1708 Royal Palm Beach, FL	2.0	2.0	1075	$2,200	$2.05	3d	1	0.37mi
1400 Crestwood Ct S #1402 Royal Palm Beach, FL	4.0	2.0	1459	$3,000	$2.06	24d	1	0.39mi
11823 Dahlia Dr Royal Palm Beach, FL	3.0	2.0	1385	$2,406	$1.74	7d	1	0.90mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	24d	1	0.92mi
830 Royal Palm Beach Blvd Royal Palm Beach, FL	3.0	2.0	1369	$2,766	$2.02	7d	1	1.01mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	1.01mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	15d	1	1.01mi
876 Gardenia Dr Royal Palm Beach, FL	2.0	2.0	1502	$3,500	$2.33	24d	1	1.04mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	17d	2	1.09mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	1.09mi
113 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1798	$3,500	$1.95	12d	1	1.15mi
690 Via Toscana Wellington, FL	3.0	2.0	1432	$3,200	$2.23	24d	1	1.18mi
849 Camellia Dr Royal Palm Beach, FL	3.0	2.0	1599	$3,400	$2.13	24d	1	1.18mi
661 Lake Wellington Dr Wellington, FL	3.0	2.0	1408	$5,000	$3.55	24d	1	1.19mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	11d	1	1.20mi
12989 Odessa Trl #6 Wellington, FL	3.0	2.0	1300	$2,800	$2.15	11d	1	1.22mi
12989 Odessa Trl #6 Wellington, FL	3.0	2.0	1300	$2,700	$2.08	18d	1	1.22mi
12989 Odessa Trl #5 Wellington, FL	3.0	2.0	1300	$2,750	$2.12	24d	1	1.22mi
711 Forest Club Dr Wellington, FL	1.0–2.0	1.0–2.0	1037	$2,545	$2.45	2d	5	1.22mi
750 Via Toscana Wellington, FL	3.0	2.0	1317	$2,850	$2.16	5d	1	1.24mi
522 Goldenwood Way Wellington, FL	2.0	2.0	1148	$3,800	$3.31	24d	1	1.24mi
500 Oak Shadow Way Wellington, FL	2.0	2.0	1202	$6,000	$4.99	17d	1	1.25mi
180 Seminole Lakes Dr Royal Palm Beach, FL	3.0	2.0	1856	$3,500	$1.89	24d	1	1.26mi
13033 Northshire Trl #21 Wellington, FL	3.0	2.0	1300	$2,050	$1.58	7d	1	1.26mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	24d	1	1.26mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $324,900 Active 139 DOM
2. 2026-06-17
   days on market $324,900 Active 138 DOM
3. 2026-06-16
   days on market $324,900 Active 137 DOM
4. 2026-06-15
   days on market $324,900 Active 136 DOM
5. 2026-06-13
   days on market $324,900 Active 134 DOM
6. 2026-06-09
   days on market $324,900 Active 130 DOM
7. 2026-06-07
   days on market $324,900 Active 128 DOM
8. 2026-06-04
   days on market $324,900 Active 125 DOM
9. 2026-06-03
   days on market $324,900 Active 124 DOM
10. 2026-06-01
    days on market $324,900 Active 122 DOM
11. 2026-05-31
    days on market $324,900 Active 121 DOM
12. 2026-03-16
    status Active
13. 2026-03-11
    status Pending
14. 2026-01-26
    listed $324,900 Active
15. 2021-11-05
    soldstatus $235,000
16. 2021-11-02
    soldstatus $235,000 Closed 437-char remark

    Show marketing remark (437 chars)

    Neutral tones throughout this beautiful 3/2 with attached garage condo in the gated resort-style community of Kensington. Kensington offers a kid's playground, fitness center, and community pool. Great location near shopping, schools and major thoroughfares. Will sell fast, do not miss this chance to see this beautiful condo!This is one of the bigger units in the complex. Great investment opportunity, it can be leased out right away.

17. 2021-10-02
    status Pending 437-char remark

    Show marketing remark (437 chars)

    Neutral tones throughout this beautiful 3/2 with attached garage condo in the gated resort-style community of Kensington. Kensington offers a kid's playground, fitness center, and community pool. Great location near shopping, schools and major thoroughfares. Will sell fast, do not miss this chance to see this beautiful condo!This is one of the bigger units in the complex. Great investment opportunity, it can be leased out right away.

18. 2021-10-01
    status Active 437-char remark

    Show marketing remark (437 chars)

    Neutral tones throughout this beautiful 3/2 with attached garage condo in the gated resort-style community of Kensington. Kensington offers a kid's playground, fitness center, and community pool. Great location near shopping, schools and major thoroughfares. Will sell fast, do not miss this chance to see this beautiful condo!This is one of the bigger units in the complex. Great investment opportunity, it can be leased out right away.

19. 2021-09-22
    status Pending 437-char remark

    Show marketing remark (437 chars)

    Neutral tones throughout this beautiful 3/2 with attached garage condo in the gated resort-style community of Kensington. Kensington offers a kid's playground, fitness center, and community pool. Great location near shopping, schools and major thoroughfares. Will sell fast, do not miss this chance to see this beautiful condo!This is one of the bigger units in the complex. Great investment opportunity, it can be leased out right away.

20. 2021-09-20
    listed $229,900 Active 437-char remark

    Show marketing remark (437 chars)

    Neutral tones throughout this beautiful 3/2 with attached garage condo in the gated resort-style community of Kensington. Kensington offers a kid's playground, fitness center, and community pool. Great location near shopping, schools and major thoroughfares. Will sell fast, do not miss this chance to see this beautiful condo!This is one of the bigger units in the complex. Great investment opportunity, it can be leased out right away.

21. 2014-12-01
    soldstatus $108,299 Closed 177-char remark

    Show marketing remark (177 chars)

    This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

22. 2014-10-11
    status Pending 177-char remark

    Show marketing remark (177 chars)

    This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

23. 2014-09-11
    price $129,900 177-char remark

    Show marketing remark (177 chars)

    This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

24. 2014-08-08
    listed $136,500 Active 177-char remark

    Show marketing remark (177 chars)

    This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

25. 2008-04-29
    soldstatus $192,500
26. 2008-04-29
    soldstatus $320,000

ⓘ 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: $4,697 · $391/mo
• Projected year-2 tax: $4,697 · $391/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,406
• − Mortgage interest: −$18,199
• − Property taxes: −$4,697
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$5,160
• − Depreciation: −$9,452
• Taxable loss: −$13,591
• Est. tax savings @ 24.0%: +$3,262
• After-tax cash flow: $-4,644/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: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• Metro: Miami-Fort Lauderdale-Pompano Beach, 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

+68.8% since first listed

15 events — show timeline

• 2026-03-16 Relisted — Beaches MLS
• 2026-03-11 Pending — Beaches MLS
• 2026-01-26 Listed $324,900 Beaches MLS
• 2021-11-05 Sold (Public Records) $235,000 Public Records
• 2021-11-02 Sold (MLS) $235,000 Beaches MLS
• 2021-10-02 Pending — Beaches MLS
• 2021-10-01 Relisted — Beaches MLS
• 2021-09-22 Pending — Beaches MLS
• 2021-09-20 Listed $229,900 Beaches MLS
• 2014-12-01 Sold (MLS) $108,299 Beaches MLS
• 2014-10-11 Pending — Beaches MLS
• 2014-09-11 Price Changed $129,900 Beaches MLS
• 2014-08-08 Listed $136,500 Beaches MLS
• 2008-04-29 Sold (Public Records) $320,000 Public Records
• 2008-04-29 Sold (Public Records) $192,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $4,697 · -1.8% YoY. Source: county tax records.