39 Essex Ct Unit B · Royal Palm Beach, FL 33411

$329,900

2 bd · 2.5 ba · 1,398 sqft · Townhouse public records · 88 Days on market

Built 1989 $400/mo HOA · 16% 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 +7.5/15.0
• Cash flow +6.4/30.0
• 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 +0.7/10.0

Listing remarks MLS

Under contract-accepting backup offers. Welcome to this beautifully maintained 2-bed, 2.5-bath townhouse in the highly desirable Stamford at Royal Palm Beach community. Boasting 1,398 sq. ft. of living space, this home features an open layout with plenty of natural light, a spacious living area, and a functional kitchen—perfect for everyday living and entertaining. Enjoy the privacy of a townhouse setting with outdoor space and community amenities. Ideally located close to shopping, dining, parks, and top-rated Palm Beach County schools. Don't miss this opportunity to own in a sought-after neighborhood!

Key facts

• $400 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community clubhouse; Community pool; Spa/Hot tub; Trash chute; Sidewalks; HOA fee of $400 monthly

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Townhouse; 2-story; Resale property; Faces northeast
• Construction: Concrete and stucco construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $330k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (22.5% below list).
• Recommended offer: $229k (30.5% 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.
• Market conditions: Rents flat; 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,232 (30.5% 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 88 days. Have you received any prior offers? Is the seller open to a 31% 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. 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?
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: 0.78% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.40%
• DSCR: 0.67
• GRM: 10.8

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: 18.4%
• Equity multiple: 2.50×
• Total profit: $138,191
• Equity at exit: $297,200

10-year hold

• IRR: 16.7%
• Equity multiple: 5.61×
• Total profit: $425,895
• Equity at exit: $640,923

Cash invested: $92,372 (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: 581
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$322 /mo · $3,870/yr
• Insurance: −$137
• HOA: −$400
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-570

Break-even live

Break-even rent $3,278

Max offer price $229,232

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-476	+0% $-570	+5% $-663	+10% $-757
Rent	-10% $-772	-5% $-671	+0% $-570	+5% $-469	+10% $-368
Rate	-1.0pp $-404	-0.5pp $-486	base $-570	+0.5pp $-655	+1.0pp $-742

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Essex Ct Unit A Royal Palm Beach, FL	2.0	2.5	1398	$2,500	$1.79	25d	1	0.04mi
36 Danbury Ct Unit B Royal Palm Beach, FL	2.0	2.5	1398	$2,300	$1.65	12d	1	0.05mi
101 Fairway Ln Royal Palm Beach, FL	3.0	2.5	1684	$3,300	$1.96	23d	1	0.12mi
180 Heatherwood Dr Royal Palm Beach, FL	3.0	2.0	1462	$2,710	$1.85	6d	1	0.15mi
905 Palm Beach Trace Dr Royal Palm Beach, FL	1.0	2.0	1201	$1,700	$1.42	25d	1	0.28mi
1605 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,100	$1.75	14d	1	0.32mi
1803 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,000	$1.67	20d	1	0.34mi
145 Prestige Dr Royal Palm Beach, FL	3.0	2.0	1464	$2,900	$1.98	18d	1	0.34mi
212 Trace Ct Royal Palm Beach, FL	3.0	2.0	1740	$3,050	$1.75	6d	1	0.38mi
81 Westecunk Dr Royal Palm Beach, FL	2.0	2.0	1347	$2,550	$1.89	18d	1	0.44mi
1407 Lakeview Dr E Royal Palm Beach, FL	2.0	2.0	1165	$2,300	$1.97	9d	1	0.47mi
1601 Lakeview Dr W Unit 1601 Royal Palm Beach, FL	3.0	2.5	1296	$2,375	$1.83	23d	1	0.50mi
190 Parkwood Dr Royal Palm Beach, FL	3.0	2.0	1644	$3,200	$1.95	25d	1	0.50mi
202 Lakeside Landing Dr Royal Palm Beach, FL	3.0	2.5	1532	$3,200	$2.09	5d	1	0.52mi
100 Miramar Ave Royal Palm Beach, FL	3.0	2.0	1812	$3,600	$1.99	25d	1	0.67mi
110 Weybridge Cir Unit A Royal Palm Beach, FL	2.0	2.5	1470	$2,350	$1.60	23d	1	0.72mi
111 Weybridge Cir Royal Palm Beach, FL	3.0	2.5	1710	$3,100	$1.81	6d	1	0.78mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	25d	1	0.82mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$1,850	$1.68	16d	3	0.83mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	25d	1	0.84mi
216 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1461	$3,440	$2.35	0d	1	0.84mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	25d	1	0.86mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	22d	1	0.90mi
202 Sparrow Dr #1 Royal Palm Beach, FL	3.0	2.0	1020	$2,400	$2.35	25d	1	0.91mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	25d	1	0.95mi
151 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1421	$3,300	$2.32	25d	1	0.97mi
240 Bilbao St Royal Palm Beach, FL	3.0	2.0	1440	$3,400	$2.36	25d	1	0.98mi
113 Madrid St Royal Palm Beach, FL	3.0	3.0	1720	$4,500	$2.62	11d	1	0.99mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	12d	1	0.99mi
100 Sparrow Dr #14 Royal Palm Beach, FL	3.0	2.0	1737	$2,725	$1.57	25d	1	1.10mi
100 Sparrow Dr #2 Royal Palm Beach, FL	3.0	2.0	1824	$2,725	$1.49	20d	1	1.10mi
221 Bilbao St Royal Palm Beach, FL	3.0	2.0	1657	$3,700	$2.23	25d	1	1.12mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	18d	2	1.28mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	1.29mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	1.30mi
179 Dove Cir Royal Palm Beach, FL	3.0	2.0	1642	$3,500	$2.13	25d	1	1.34mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	18d	1	1.40mi
10863 Dalmany Way Royal Palm Beach, FL	3.0	2.0	1232	$3,500	$2.84	25d	1	1.45mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	25d	1	1.45mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	16d	1	1.45mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 17 events

1. 2026-05-12
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Under contract-accepting backup offers. Welcome to this beautifully maintained 2-bed, 2.5-bath townhouse in the highly desirable Stamford at Royal Palm Beach community. Boasting 1,398 sq. ft. of living space, this home features an open layout with plenty of natural light, a spacious living area, and a functional kitchen—perfect for everyday living and entertaining. Enjoy the privacy of a townhouse setting with outdoor space and community amenities. Ideally located close to shopping, dining, parks, and top-rated Palm Beach County schools. Don't miss this opportunity to own in a sought-after neighborhood!

2. 2026-05-12
   status Pending

   Show marketing remark (616 chars)

   Under contract-accepting backup offers. Welcome to this beautifully maintained 2-bed, 2.5-bath townhouse in the highly desirable Stamford at Royal Palm Beach community. Boasting 1,398 sq. ft. of living space, this home features an open layout with plenty of natural light, a spacious living area, and a functional kitchen—perfect for everyday living and entertaining. Enjoy the privacy of a townhouse setting with outdoor space and community amenities. Ideally located close to shopping, dining, parks, and top-rated Palm Beach County schools. Don't miss this opportunity to own in a sought-after neighborhood!

3. 2026-02-13
   listed $329,900 Active 616-char remark

   Show marketing remark (616 chars)

   Under contract-accepting backup offers. Welcome to this beautifully maintained 2-bed, 2.5-bath townhouse in the highly desirable Stamford at Royal Palm Beach community. Boasting 1,398 sq. ft. of living space, this home features an open layout with plenty of natural light, a spacious living area, and a functional kitchen—perfect for everyday living and entertaining. Enjoy the privacy of a townhouse setting with outdoor space and community amenities. Ideally located close to shopping, dining, parks, and top-rated Palm Beach County schools. Don't miss this opportunity to own in a sought-after neighborhood!

4. 2026-02-11
   listed $329,900 Active
5. 2022-12-21
   soldstatus $310,000
6. 2017-04-27
   soldstatus $166,000
7. 2017-04-24
   soldstatus $166,000 Closed 569-char remark

   Show marketing remark (569 chars)

   Beautiful townhome in highly desirable Stamford community built by Burg and Divosta! Two master suites with private bathrooms on second floor and half bathroom on first floor. Features include: concrete structure, bright eat-in kitchen, fenced patio, large closets with built-in shelving, and central vacuum system. Great location in Royal Palm Beach! Association fees include cable, building insurance, roof maintenance, lawn care, pool service, maintenance of common areas, manager, trash removal and reserve funds. Sorry, no dogs allowed per HOA. Must See Property!

8. 2017-03-10
   status Pending 569-char remark

   Show marketing remark (569 chars)

   Beautiful townhome in highly desirable Stamford community built by Burg and Divosta! Two master suites with private bathrooms on second floor and half bathroom on first floor. Features include: concrete structure, bright eat-in kitchen, fenced patio, large closets with built-in shelving, and central vacuum system. Great location in Royal Palm Beach! Association fees include cable, building insurance, roof maintenance, lawn care, pool service, maintenance of common areas, manager, trash removal and reserve funds. Sorry, no dogs allowed per HOA. Must See Property!

9. 2017-02-14
   listed $175,000 Active 569-char remark

   Show marketing remark (569 chars)

   Beautiful townhome in highly desirable Stamford community built by Burg and Divosta! Two master suites with private bathrooms on second floor and half bathroom on first floor. Features include: concrete structure, bright eat-in kitchen, fenced patio, large closets with built-in shelving, and central vacuum system. Great location in Royal Palm Beach! Association fees include cable, building insurance, roof maintenance, lawn care, pool service, maintenance of common areas, manager, trash removal and reserve funds. Sorry, no dogs allowed per HOA. Must See Property!

10. 2009-12-09
    historical
11. 2009-09-18
    listed $128,500
12. 2003-08-13
    soldstatus $130,000
13. 2003-05-20
    soldstatus $100,000
14. 1998-08-12
    soldstatus $71,500
15. 1998-05-08
    historical
16. 1997-11-17
    listed $71,900
17. 1989-03-21
    soldstatus $72,900

ⓘ 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: $3,870 · $322/mo
• Projected year-2 tax: $3,870 · $322/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: $30,685
• − Mortgage interest: −$18,480
• − Property taxes: −$3,870
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − HOA: −$4,800
• − Depreciation: −$9,597
• Taxable loss: −$12,620
• Est. tax savings @ 24.0%: +$3,029
• After-tax cash flow: $-3,809/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: 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

+352.5% since first listed

17 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Pending — Beaches MLS
• 2026-02-13 Listed $329,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listed $329,900 Beaches MLS
• 2022-12-21 Sold (Public Records) $310,000 Public Records
• 2017-04-27 Sold (Public Records) $166,000 Public Records
• 2017-04-24 Sold (MLS) $166,000 Beaches MLS
• 2017-03-10 Pending — Beaches MLS
• 2017-02-14 Listed $175,000 Beaches MLS
• 2009-12-09 Listing Removed — Beaches MLS
• 2009-09-18 Listed $128,500 Beaches MLS
• 2003-08-13 Sold (Public Records) $130,000 Public Records
• 2003-05-20 Sold (Public Records) $100,000 Public Records
• 1998-08-12 Sold (Public Records) $71,500 Public Records
• 1998-05-08 Listing Removed — Beaches MLS
• 1997-11-17 Listed $71,900 Beaches MLS
• 1989-03-21 Sold (Public Records) $72,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,870 · -9.1% YoY. Source: county tax records.