4361 1st Ct · Atlantis, FL 33462

$115,000

3 bd · 2.0 ba · 1,450 sqft · Manufactured · 4 Days on market

Built 2002 Fair condition 8,712 sqft lot $50/mo HOA · 2% of rent ↓ 2% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Just Listed !!! This home has a New Roof 2023, it has been beautifully upgraded with new kitchen and bathrooms. The kitchen has new cabinets, new stainless appliances, new granite countertops, also room for a casual dining table. The master bedroom is large and has its own bathroom with a large jacuzzi tub , separate shower and granite counters. Bedrooms 2 & 3 are split away from the master . Open floor plan as you enter the home with high ceilings and lots of windows. New ceiling fans in the bedrooms and great room. There is a large backyard with a screened room with jacuzzi, paver patio , extra large storage room with shelves. Located at the end of the street , driveway parking for

Key facts

• New kitchen
• New cabinets
• New bathrooms

Tags

• NEW ROOF
• NEW KITCHEN
• NEW BATHROOMS
• NEW CABINETS
• NEW STAINLESS APPLIANCES
• NEW GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).

Location & tenants

• Location reads 71/100 on livability (#390 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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 rising fast (+4.1%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,841/mo this rent would consume 46% of the median local household income ($74k/yr) (locally 1852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 2.47% ✓
• Cap rate: 20.90%
• Cash-on-cash: 52.16%
• DSCR: 3.32
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 3.29×
• Total profit: $73,735
• Equity at exit: $17,147

10-year hold

• IRR: 57.2%
• Equity multiple: 6.98×
• Total profit: $192,511
• Equity at exit: $9,943

Cash invested: $32,200 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$50
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $1,400

Break-even live

Break-even rent $1,069

Max offer price $115,000

Occupancy floor 46%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6040 Lace Wood Cir Lake Worth, FL	3.0	2.0	1326	$2,799	$2.11	24d	1	0.10mi
493 Forestview Dr Lake Worth, FL	3.0	2.0	1701	$2,300	$1.35	5d	1	0.22mi
4648 Silver Saw Ln Lake Worth, FL	3.0	2.5	1718	$3,300	$1.92	11d	1	0.35mi
423 Pine Tree Ct #23 Lake Worth, FL	2.0	2.0	1222	$2,300	$1.88	22d	1	0.47mi
3883 Island Club Cir W Lake Worth, FL	3.0	2.5	1308	$2,400	$1.83	17d	1	0.47mi
6411 Birch Ln Lake Worth, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.52mi
4735 Blue Pine Cir Lake Worth, FL	3.0	2.0	1732	$3,500	$2.02	24d	1	0.53mi
4983 Pinemore Ln Unit 4983 Greenacres, FL	3.0	2.5	1628	$2,900	$1.78	24d	1	0.59mi
4657 Meyerson Pl Lake Worth, FL	3.0	2.5	1635	$2,900	$1.77	20d	1	0.78mi
4657 Meyerson Pl Lake Worth, FL	3.0	2.5	1635	$2,900	$1.77	24d	1	0.78mi
5056 Lantana Rd #4302 Lake Worth, FL	2.0	2.0	979	$2,295	$2.34	7d	1	0.84mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$3,119	$3.04	2d	18	0.87mi
5048 Lantana Rd #5112 Lake Worth, FL	3.0	2.0	1115	$2,200	$1.97	7d	1	0.90mi
5064 Lantana Rd #6203 Lake Worth, FL	2.0	2.0	929	$2,100	$2.26	24d	1	0.90mi
4616 Hollister Ave Unit 4616 Greenacres, FL	3.0	2.5	1628	$3,100	$1.90	24d	1	0.92mi
4091 Plumbago Pl Lake Worth, FL	3.0	2.0	1816	$1,300	$0.72	24d	1	1.01mi
6909 Blue Skies Dr Lake Worth, FL	2.0	2.5	1293	$2,600	$2.01	24d	1	1.03mi
4951 Mallory St Unit 4951 Greenacres, FL	3.0	2.5	1309	$2,700	$2.06	22d	1	1.06mi
4947 Grinnell St Lake Worth, FL	3.0	2.5	1309	$2,850	$2.18	24d	1	1.13mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,884	$2.65	2d	14	1.18mi
4725 Via Bari Lake Worth, FL	1.0–3.0	1.0–2.0	1150	$2,829	$2.46	3d	10	1.22mi
5005 Northern Lights Dr Unit 5005 Greenacres, FL	3.0	2.5	1616	$3,200	$1.98	24d	1	1.25mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,200	$1.87	2d	1	1.33mi
300 John F Kennedy Dr #208 Lake Worth, FL	3.0	2.0	1548	$4,800	$3.10	24d	1	1.33mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,100	$1.81	3d	1	1.33mi
300 John F Kennedy Dr #101 Lake Worth, FL	3.0	2.0	1711	$3,500	$2.05	22d	1	1.33mi
3327 Sapphire Rd Lake Worth, FL	4.0	3.0	1377	$3,400	$2.47	11d	1	1.35mi
3327 Sapphire Rd Lake Worth, FL	4.0	3.0	1377	$3,350	$2.43	2d	1	1.35mi
5864 Strawberry Lakes Cir Lake Worth, FL	3.0	2.0	1087	$2,825	$2.60	5d	1	1.36mi
7093 Middlebury Dr Unit 7093 Boynton Beach, FL	4.0	2.0	1470	$3,000	$2.04	24d	1	1.36mi
4863 Gulfstream Rd Lake Worth Beach, FL	3.0	1.0	1050	$2,200	$2.10	24d	1	1.36mi
250 John F Kennedy Dr #308 Lake Worth, FL	3.0	2.0	1734	$2,300	$1.33	19d	1	1.37mi
250 John F Kennedy Dr #408 Lake Worth, FL	3.0	2.0	1734	$2,700	$1.56	24d	1	1.37mi
3884 Melaleuca Ln Lake Worth, FL	3.0	3.0	1407	$2,750	$1.95	7d	1	1.38mi
5012 Starblaze Dr Greenacres, FL	3.0	2.5	1616	$2,900	$1.79	24d	1	1.38mi
5584 Priscilla Ln Lake Worth, FL	4.0	2.0	1453	$3,050	$2.10	17d	1	1.39mi
7398 Willow Springs Cir E Boynton Beach, FL	3.0	2.0	1390	$2,861	$2.06	5d	1	1.40mi
4302 Colony View Dr Unit 4302 Greenacres, FL	3.0	2.5	1851	$3,000	$1.62	20d	1	1.41mi
3920 Melaleuca Ln Unit 303 Lake Worth Beach, FL	3.0	3.0	1407	$2,695	$1.92	24d	1	1.41mi
4616 Villas Santorini Dr Unit 4653 Lake Worth Beach, FL	3.0	2.0	1200	$2,450	$2.04	24d	1	1.43mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 10 events

1. 2026-06-18
   days on market $115,000 Active 4 DOM
2. 2026-06-17
   days on market $115,000 Active 3 DOM
3. 2026-06-16
   days on market $115,000 Active 2 DOM
4. 2026-06-15
   remarks 695-char remark
5. 2026-06-15
   days on marketlisting id $115,000 Active 1 DOM
6. 2026-06-13
   days on market $115,000 Active 10 DOM
7. 2026-06-09
   days on market $115,000 Active 6 DOM
8. 2026-06-07
   days on market $115,000 Active 4 DOM
9. 2026-06-04
   remarks 285-char remark
10. 2026-06-04
    listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 27 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,093
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − HOA: −$600
• − Depreciation: −$3,345
• Taxable income: $15,951
• Est. tax owed @ 24.0%: −$3,828
• After-tax cash flow: $12,968/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

This manufactured home has fair condition with minor repairs needed in the bathroom and some maintenance required. Painting and updating the flooring can significantly improve its value.

Repairs flagged

• Minor bathroom flooring — Carpeted floor in bathroom
• Minor bathroom shower curtain — Worn shower curtain

Value-add opportunities

• Both Paint walls — Fresh paint can improve curb appeal and interior aesthetics
• Both Replace bathroom flooring — New flooring can enhance the bathroom's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom flooring · Carpeted floor in bathroom	Minor	$500–3,000
bathroom shower curtain · Worn shower curtain	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint walls — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Replace bathroom flooring — New flooring can enhance the bathroom's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Atlantis

• Score: 71/100
• State rank: #390
• US rank: #6861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 1%

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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

-2.5% since first listed

16 events — show timeline

• 2026-06-04 Listed $115,000 FSBO.com
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-01-28 Price Changed $123,000 Beaches MLS
• 2026-01-07 Price Changed $130,000 Beaches MLS
• 2025-11-03 Price Changed $132,000 Beaches MLS
• 2025-11-03 Listed $130,000 Beaches MLS
• 2025-09-01 Listing Removed — Beaches MLS
• 2025-05-28 Price Changed $149,000 Beaches MLS
• 2025-03-31 Price Changed $159,000 Beaches MLS
• 2025-03-31 Price Changed $169,000 Beaches MLS
• 2025-02-24 Listed $179,000 Beaches MLS
• 2024-01-29 Sold (MLS) $114,000 MCRTC
• 2024-01-22 Pending — MCRTC
• 2024-01-10 Relisted — MCRTC
• 2023-11-28 Pending — MCRTC
• 2023-11-03 Listed $117,900 MCRTC