131 Springdale Cir · Palm Springs, FL 33461

$289,900

3 bd · 2.5 ba · 1,697 sqft · Townhouse public records · 86 Days on market

Built 1985 1,555 sqft lot $375/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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated corner-unit villa offering exceptional privacy, abundant natural light, and a rare, highly desirable floor plan that truly sets it apart. This spacious 3-bedroom, 2-bath residence showcases soaring vaulted ceilings and an open-concept design that creates a bright, expansive feel from the moment you walk in. The main living area flows effortlessly to a private, fenced patio through sliding glass doors, delivering seamless indoor-outdoor living that's perfect for both relaxing and entertaining. The kitchen is thoughtfully designed with a snack bar, breakfast nook, and its own direct patio access—ideal for casual mornings or hosting guests with ease. T

Key facts

• Private fenced patio
• Corner unit villa
• New roof

Tags

• CORNER UNIT VILLA
• PRIVATE FENCED PATIO
• DIRECT PATIO ACCESS
• FIRST FLOOR PRIMARY SUITE
• UPSTAIRS BEDROOM HIDEAWAY
• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed with restrictions and number limits
• HOA & community: Monthly HOA fee of $375; HOA includes grounds maintenance and common area maintenance; Community amenities include a pool, tennis courts, and sidewalks

Exterior

• Parking: 2 total parking spaces; Assigned parking and guest spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Townhouse; Two levels; Entry level living area; North-facing
• Construction: Concrete/Stucco/CBS construction; Shingle roof; Single-story building count listed as 1
• Exterior features: Open patio; Patio; Fenced front yard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Sliding windows; Unfurnished
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $23 ($272/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (7.4% below list).
• Recommended offer: $268k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#297 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, 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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% FRL); Palm Springs Middle School (math 27% / reading 38%, grade F, #443 of 571 statewide, top 78%, 1,521 students, 72% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 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 soft (-2.5%/yr); 276 active listings in the ZIP; 33 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 $2,684/mo this rent would consume 52% of the median local household income ($62k/yr) (locally 2663% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $290k implies a 339% gain — meaningful room to come down on a strong offer.

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 $268,410 (7.4% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-53,301
• Equity at exit: $43,225

10-year hold

• IRR: -20.4%
• Equity multiple: 0.08×
• Total profit: $-74,554
• Equity at exit: $25,065

Cash invested: $81,172 (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 33461

• Rents YoY: -2.5%
• Active inventory: 276
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$121
• HOA: −$375
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $23

Break-even live

Break-even rent $2,655

Max offer price $289,900

Occupancy floor 94%

Sensitivity live

Price	-10% $187	-5% $105	+0% $23	+5% $-59	+10% $-141
Rent	-10% $-189	-5% $-83	+0% $23	+5% $129	+10% $235
Rate	-1.0pp $169	-0.5pp $96	base $23	+0.5pp $-52	+1.0pp $-129

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Springdale Cir Palm Springs, FL	3.0	2.5	1540	$2,600	$1.69	16d	1	0.14mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	18d	1	0.15mi
744 Springdale Cir Palm Springs, FL	3.0	2.5	1540	$2,900	$1.88	26d	1	0.16mi
564 Springdale Cir Palm Springs, FL	2.0	2.0	1372	$2,500	$1.82	26d	1	0.20mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.27mi
441 San Mateo Dr Palm Springs, FL	3.0	2.0	1092	$3,000	$2.75	26d	1	0.35mi
416 San Mateo Dr Palm Springs, FL	4.0	3.0	1886	$3,750	$1.99	26d	1	0.44mi
317 Woodland Rd Palm Springs, FL	3.0	2.5	1722	$2,750	$1.60	16d	1	0.55mi
295 Woodland Rd Palm Springs, FL	3.0	2.5	1722	$2,900	$1.68	0d	1	0.59mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$3,060	$3.18	0d	12	0.63mi
1631 Cypress Way E Palm Springs, FL	3.0	2.5	1365	$2,350	$1.72	7d	1	0.75mi
451 Cypress Way W Palm Springs, FL	3.0	2.5	1365	$2,800	$2.05	26d	1	0.87mi
1317 Willow Rd West Palm Beach, FL	3.0	2.0	1502	$3,200	$2.13	16d	1	0.88mi
3125 Shelby Way Palm Springs, FL	3.0	2.0	1408	$3,000	$2.13	22d	1	0.88mi
2833 Troubadour St #2833 Palm Springs, FL	3.0	2.5	1691	$3,200	$1.89	4d	1	0.89mi
2833 Troubadour St West Palm Beach, FL	3.0	2.5	2091	$2,900	$1.39	3d	1	0.89mi
2820 Troubadour St West Palm Beach, FL	3.0	2.5	1691	$3,000	$1.77	26d	1	0.91mi
2854 Bard St Palm Springs, FL	3.0	2.5	1612	$2,900	$1.80	26d	1	0.92mi
2374 Post St West Palm Beach, FL	3.0	2.5	1612	$2,900	$1.80	19d	1	0.98mi
2374 Post St West Palm Beach, FL	3.0	2.5	1612	$2,900	$1.80	26d	1	0.98mi
2394 Post St West Palm Beach, FL	3.0	2.5	1612	$2,800	$1.74	26d	1	0.98mi
2394 Post St West Palm Beach, FL	3.0	2.5	1612	$2,800	$1.74	21d	1	0.98mi
21 Lake Arbor Dr Palm Springs, FL	2.0	2.5	1232	$2,500	$2.03	20d	1	1.02mi
2637 Exuma Rd West Palm Beach, FL	4.0	2.0	1546	$3,800	$2.46	4d	1	1.04mi
331 Lake Arbor Dr Palm Springs, FL	2.0	2.0	1232	$2,300	$1.87	26d	1	1.07mi
1905 Meadow Ct West Palm Beach, FL	3.0	2.0	1222	$7,000	$5.73	26d	1	1.11mi
3201 Alice Dr Palm Springs, FL	3.0	2.0	1966	$3,650	$1.86	26d	1	1.14mi
2185 E Carrol Cir West Palm Beach, FL	3.0	2.0	1296	$2,800	$2.16	15d	1	1.20mi
230 Lake Arbor Dr Palm Springs, FL	2.0	2.0	1232	$2,200	$1.79	26d	1	1.26mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	5d	1	1.31mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	3d	1	1.31mi
2791 S Florida Mango Rd Lake Worth, FL	2.0	2.0	1100	$1,995	$1.81	22d	1	1.39mi
4063 Belle Rd Unit B Lake Worth Beach, FL	2.0	1.0	1200	$1,900	$1.58	16d	1	1.45mi

HOA detail

• Monthly dues: $375 · $4,500/yr

Listing history 18 events

1. 2026-06-21
   days on market $289,900 Active 86 DOM
2. 2026-06-18
   days on market $289,900 Active 83 DOM
3. 2026-06-17
   days on market $289,900 Active 82 DOM
4. 2026-06-16
   days on market $289,900 Active 81 DOM
5. 2026-06-15
   days on market $289,900 Active 80 DOM
6. 2026-06-13
   days on market $289,900 Active 78 DOM
7. 2026-06-09
   days on market $289,900 Active 74 DOM
8. 2026-06-08
   days on market $289,900 Active 73 DOM
9. 2026-06-07
   days on market $289,900 Active 72 DOM
10. 2026-06-04
    days on market $289,900 Active 69 DOM
11. 2026-06-03
    days on market $289,900 Active 68 DOM
12. 2026-06-02
    days on market $289,900 Active 67 DOM
13. 2026-06-01
    days on market $289,900 Active 66 DOM
14. 2026-05-31
    days on market $289,900 Active 65 DOM
15. 2026-05-13
    price $289,900
16. 2026-04-24
    price $299,900
17. 2026-03-27
    listed $325,000 Active
18. 1985-01-01
    soldstatus $66,000

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$1,426/yr (+$119/mo · 145.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,209
• − Mortgage interest: −$16,239
• − Property taxes: −$981
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$4,500
• − Depreciation: −$8,433
• Taxable loss: −$4,547
• Est. tax savings @ 24.0%: +$1,091
• After-tax cash flow: $1,363/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 — Palm Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% French/Haitian/Cajun 10% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+339.2% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $289,900 Beaches MLS
• 2026-04-24 Price Changed $299,900 Beaches MLS
• 2026-03-27 Listed $325,000 Beaches MLS
• 1985-01-01 Sold (Public Records) $66,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $981 · +2.0% YoY. Source: county tax records.