2086 Foxtail View Ct · West Palm Beach, FL 33411

$489,500

3 bd · 2.5 ba · 2,278 sqft · Townhouse public records · 99 Days on market

Built 2013 Est $494k · at est. $490/mo HOA · 14% 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).

• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Cash flow +5.0/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Meticulously maintained luxury 2013 townhome located in the highly sought-after gated community of Oakton Preserve. This spacious residence offers over 2,200 square feet of refined living space with 3 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. The open-concept main level features granite countertops throughout, stainless steel appliances, tile flooring, and abundant natural light. Upstairs, enjoy solid hardwood floors, crown molding, and a generous loft ideal for a home office or media area. The oversized primary suite is a true retreat with dual walk-in closets and a well-appointed en-suite bath featuring dual vanities and a soaking tub. Brick-paver driveway and patio, fenced backyard, impact windows, and spray-foam insulation enhance comfort and energy efficiency. Community amenities include a clubhouse, fitness center, game room, and heated saltwater pool. Conveniently located near shopping, dining, entertainment, and major roadways.

Key facts

• Gated community
• Natural light
• Tile flooring

Tags

• GATED COMMUNITY
• OPEN-CONCEPT MAIN LEVEL
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE FLOORING
• NATURAL LIGHT

Property features AI

Finance

• Other: No waterfront; Public directions: From Florida Turnpike to Exit 97, west on Okeechobee Blvd to Oakton Preserve (see directions)
• Financial info: Pets allowed with no restrictions
• HOA & community: Monthly HOA fee; Community amenities include clubhouse, fitness center, pool, community room and kitchen facilities; HOA covers maintenance of grounds, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Additional 5 open parking spaces; Guest parking available
• Security: Security fence; Security system; Entry phone/intercom; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas available; Water connected; Sewer connected
• Home design: Townhouse; Two stories; First-floor entry; Faces west; Resale condition
• Construction: Block construction; Tile roof; Built with a foundation appropriate for townhouse construction
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Walk-in closets; Smoke detectors; Security fence; Security system; Entry phone/intercom
• Laundry & utility: Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $490k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (28.3% below list).
• Recommended offer: $285k (41.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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: Benoist Farms Elementary School (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 421 students, 80% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 574 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,512/mo this rent would consume 46% of the median local household income ($93k/yr) (locally 1870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $49k 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 ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($445k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,417 (41.7% 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 99 days. Have you received any prior offers? Is the seller open to a 42% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.11%
• DSCR: 0.55
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $494,326
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2410 Sandy Cay	0.33mi	2/2.0 (-1)	2,180 (-4%)	11mo	$472,000	$217	61

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $185,966
• Equity at exit: $440,980

10-year hold

• IRR: 15.5%
• Equity multiple: 5.32×
• Total profit: $592,471
• Equity at exit: $950,991

Cash invested: $137,060 (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: 11.6×

Monthly cashflow live

• Estimated rent: $3,512 high
• Mortgage (P&I): −$2,567
• Tax from tax record: −$669 /mo · $8,023/yr
• Insurance: −$204
• HOA: −$490
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-1,155

Break-even live

Break-even rent $4,974

Max offer price $285,417

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: $122,375
• Closing costs: $14,685
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Pigeon Cay West Palm Beach, FL	3.0	2.0	1762	$3,540	$2.01	24d	1	0.38mi
2312 Curley Cut West Palm Beach, FL	3.0	2.5	1972	$5,000	$2.54	24d	1	0.45mi
2564 Sandy Cay West Palm Beach, FL	3.0	2.0	1974	$4,000	$2.03	24d	1	0.53mi
2616 San Andros West Palm Beach, FL	3.0	2.0	2288	$3,600	$1.57	24d	1	0.54mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	16d	1	0.78mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	3d	1	0.78mi
2675 Clipper Cir West Palm Beach, FL	3.0	2.0	1984	$3,500	$1.76	7d	1	0.97mi
2325 Sailfish Cove Dr West Palm Beach, FL	2.0	2.0	2008	$3,600	$1.79	24d	1	1.29mi
9662 Sandpiper Ln West Palm Beach, FL	3.0	2.0	1961	$3,200	$1.63	24d	1	1.36mi

HOA detail

• Monthly dues: $490 · $5,880/yr
• Likely covers: waterpoolgymsecurity

Listing history 30 events

1. 2026-06-18
   days on market $489,500 Active 99 DOM
2. 2026-06-17
   days on market $489,500 Active 98 DOM
3. 2026-06-16
   days on market $489,500 Active 97 DOM
4. 2026-06-15
   days on market $489,500 Active 96 DOM
5. 2026-06-13
   days on market $489,500 Active 94 DOM
6. 2026-06-09
   days on market $489,500 Active 90 DOM
7. 2026-06-08
   days on market $489,500 Active 89 DOM
8. 2026-06-07
   days on market $489,500 Active 88 DOM
9. 2026-06-04
   days on market $489,500 Active 85 DOM
10. 2026-06-03
    days on market $489,500 Active 84 DOM
11. 2026-06-02
    days on market $489,500 Active 83 DOM
12. 2026-06-01
    days on market $489,500 Active 82 DOM
13. 2026-05-31
    days on market $489,500 Active 81 DOM
14. 2026-03-17
    price $489,500

    Show marketing remark (970 chars)

    Meticulously maintained luxury 2013 townhome located in the highly sought-after gated community of Oakton Preserve. This spacious residence offers over 2,200 square feet of refined living space with 3 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. The open-concept main level features granite countertops throughout, stainless steel appliances, tile flooring, and abundant natural light. Upstairs, enjoy solid hardwood floors, crown molding, and a generous loft ideal for a home office or media area. The oversized primary suite is a true retreat with dual walk-in closets and a well-appointed en-suite bath featuring dual vanities and a soaking tub. Brick-paver driveway and patio, fenced backyard, impact windows, and spray-foam insulation enhance comfort and energy efficiency. Community amenities include a clubhouse, fitness center, game room, and heated saltwater pool. Conveniently located near shopping, dining, entertainment, and major roadways.

15. 2026-03-17
    price $489,500 970-char remark

    Show marketing remark (970 chars)

    Meticulously maintained luxury 2013 townhome located in the highly sought-after gated community of Oakton Preserve. This spacious residence offers over 2,200 square feet of refined living space with 3 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. The open-concept main level features granite countertops throughout, stainless steel appliances, tile flooring, and abundant natural light. Upstairs, enjoy solid hardwood floors, crown molding, and a generous loft ideal for a home office or media area. The oversized primary suite is a true retreat with dual walk-in closets and a well-appointed en-suite bath featuring dual vanities and a soaking tub. Brick-paver driveway and patio, fenced backyard, impact windows, and spray-foam insulation enhance comfort and energy efficiency. Community amenities include a clubhouse, fitness center, game room, and heated saltwater pool. Conveniently located near shopping, dining, entertainment, and major roadways.

16. 2026-02-09
    historical
17. 2026-02-08
    price $490,000 970-char remark

    Show marketing remark (970 chars)

    Meticulously maintained luxury 2013 townhome located in the highly sought-after gated community of Oakton Preserve. This spacious residence offers over 2,200 square feet of refined living space with 3 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. The open-concept main level features granite countertops throughout, stainless steel appliances, tile flooring, and abundant natural light. Upstairs, enjoy solid hardwood floors, crown molding, and a generous loft ideal for a home office or media area. The oversized primary suite is a true retreat with dual walk-in closets and a well-appointed en-suite bath featuring dual vanities and a soaking tub. Brick-paver driveway and patio, fenced backyard, impact windows, and spray-foam insulation enhance comfort and energy efficiency. Community amenities include a clubhouse, fitness center, game room, and heated saltwater pool. Conveniently located near shopping, dining, entertainment, and major roadways.

18. 2026-02-08
    listed $490,000 Active

    Show marketing remark (970 chars)

    Meticulously maintained luxury 2013 townhome located in the highly sought-after gated community of Oakton Preserve. This spacious residence offers over 2,200 square feet of refined living space with 3 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. The open-concept main level features granite countertops throughout, stainless steel appliances, tile flooring, and abundant natural light. Upstairs, enjoy solid hardwood floors, crown molding, and a generous loft ideal for a home office or media area. The oversized primary suite is a true retreat with dual walk-in closets and a well-appointed en-suite bath featuring dual vanities and a soaking tub. Brick-paver driveway and patio, fenced backyard, impact windows, and spray-foam insulation enhance comfort and energy efficiency. Community amenities include a clubhouse, fitness center, game room, and heated saltwater pool. Conveniently located near shopping, dining, entertainment, and major roadways.

19. 2026-02-05
    price $498,950 970-char remark

    Show marketing remark (970 chars)

    Meticulously maintained luxury 2013 townhome located in the highly sought-after gated community of Oakton Preserve. This spacious residence offers over 2,200 square feet of refined living space with 3 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. The open-concept main level features granite countertops throughout, stainless steel appliances, tile flooring, and abundant natural light. Upstairs, enjoy solid hardwood floors, crown molding, and a generous loft ideal for a home office or media area. The oversized primary suite is a true retreat with dual walk-in closets and a well-appointed en-suite bath featuring dual vanities and a soaking tub. Brick-paver driveway and patio, fenced backyard, impact windows, and spray-foam insulation enhance comfort and energy efficiency. Community amenities include a clubhouse, fitness center, game room, and heated saltwater pool. Conveniently located near shopping, dining, entertainment, and major roadways.

20. 2025-12-22
    listed $499,950 Active 970-char remark

    Show marketing remark (970 chars)

    Meticulously maintained luxury 2013 townhome located in the highly sought-after gated community of Oakton Preserve. This spacious residence offers over 2,200 square feet of refined living space with 3 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. The open-concept main level features granite countertops throughout, stainless steel appliances, tile flooring, and abundant natural light. Upstairs, enjoy solid hardwood floors, crown molding, and a generous loft ideal for a home office or media area. The oversized primary suite is a true retreat with dual walk-in closets and a well-appointed en-suite bath featuring dual vanities and a soaking tub. Brick-paver driveway and patio, fenced backyard, impact windows, and spray-foam insulation enhance comfort and energy efficiency. Community amenities include a clubhouse, fitness center, game room, and heated saltwater pool. Conveniently located near shopping, dining, entertainment, and major roadways.

21. 2025-12-15
    listed $499,950 Active
22. 2025-12-15
    historical
23. 2025-12-01
    listed $499,500 Active
24. 2022-05-25
    soldstatus $520,000
25. 2022-05-20
    soldstatus $520,000 Closed
26. 2022-04-12
    historical Active Under Contract
27. 2022-04-04
    listed $510,000 Active
28. 2013-03-21
    soldstatus $229,900 Sold
29. 2013-03-09
    listed $240,000
30. 2013-03-09
    historical

ⓘ 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: $8,023 · $669/mo
• Projected year-2 tax: $8,023 · $669/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $42,141
• − Mortgage interest: −$27,420
• − Property taxes: −$8,023
• − Insurance: −$2,448
• − Repairs & maintenance: −$3,371
• − Management: −$3,371
• − HOA: −$5,880
• − Depreciation: −$14,240
• Taxable loss: −$22,612
• Est. tax savings @ 24.0%: +$5,427
• After-tax cash flow: $-8,436/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• 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

+104.0% since first listed

17 events — show timeline

• 2026-03-17 Price Changed $489,500 Beaches MLS
• 2026-03-17 Price Changed $489,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listing Removed — Beaches MLS
• 2026-02-08 Price Changed $490,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-08 Listed $490,000 Beaches MLS
• 2026-02-05 Price Changed $498,950 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listed $499,950 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listing Removed — MARMLS
• 2025-12-15 Listed $499,950 Beaches MLS
• 2025-12-01 Listed $499,500 MARMLS
• 2022-05-25 Sold (Public Records) $520,000 Public Records
• 2022-05-20 Sold (MLS) $520,000 Beaches MLS
• 2022-04-12 Contingent — Beaches MLS
• 2022-04-04 Listed $510,000 Beaches MLS
• 2013-03-21 Sold (MLS) $229,900 Beaches MLS
• 2013-03-09 Listing Removed — Beaches MLS
• 2013-03-09 Listed $240,000 Beaches MLS

Property tax history

+23.9%/yr

Latest (2025): $8,023 · -1.3% YoY. Source: county tax records.