111 Shore Ct #302 · North Palm Beach, FL 33408

$269,900

2 bd · 2.0 ba · 944 sqft · Condo public records · 124 Days on market

Built 1967 $769/mo HOA · 21% of rent

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Why this score? — see what drove the C- 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 +19.4/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy easy living lifestyle Condo with screened in front porch and a spectacular view of the water from your up to date, very well maintained 2/2 condo. Condo has large size bedroom, mstr bedroom has bathroom inside of bedroom, two walk in closets, AC 4 years old, Water heater 2 months old, all up to date bathroom. See boats going by to the intracoastal, Peanut Island, Boat slips nearby, shopping & dining, Kelsey Park, marina, park with live events, golf course. This building is up to date with code, free laundry to use, free water, impact windows, beautiful glass stained impact front door, unit passed wind mitigation. Very active community with nice clubhouse with exercise room, pool, shuffleboard. * * THIS BEAUTIFUL CONDO COMES FULLY FURNISHED, JUST BRING YOUR TOOTHBRUSH AND YOUR CLOTHE

Key facts

• Fishing dock
• Water front patio
• New roof

Tags

• IMPACT WINDOWS
• WATER FRONT PATIO
• NEW ROOF
• NEW AIRCONDITIONING
• HEATED POOL
• FISHING DOCK

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Association fee paid monthly
• HOA & community: Has association; Monthly HOA fee; Association amenities: Elevator(s), Laundry, Pool; HOA covers insurance, grounds maintenance, trash, common areas, common real estate tax, elevator

Exterior

• Parking: Assigned parking; 1 open parking space
• Utilities: Three-phase electric; Public sewer; Cable available; Sewer available
• Home design: Condominium; Multi/split levels; Entry-level living area; Faces west
• Construction: CBS construction; Mixed roof; 3-story building; Built/resale condition
• Exterior features: Covered patio; Patio; Porch; Glass-enclosed porch; Intracoastal waterfront; Paved road frontage; Public road access; east of US-1

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric central heating (individual); Central cooling (individual); Ceiling fan(s)
• Interior features: Furnished; Blinds; Single-hung metal windows
• Laundry & utility: Laundry available in building

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#184 in FL, #2,894 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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; 400 active listings in the ZIP; 14 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).
• At $3,728/mo this rent would consume 49% of the median local household income ($92k/yr) (locally 835% 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 $8k 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 124 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $160k; list at $270k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.38% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.55×
• Total profit: $-34,097
• Equity at exit: $40,243

10-year hold

• IRR: -11.0%
• Equity multiple: 0.45×
• Total profit: $-41,685
• Equity at exit: $23,336

Cash invested: $75,572 (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 33408

• Rents YoY: 0.3%
• Active inventory: 400
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,728 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$348 /mo · $4,182/yr
• Insurance: −$112
• HOA: −$769
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $299

Break-even live

Break-even rent $3,349

Max offer price $269,900

Occupancy floor 87%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	24d	1	0.47mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	24d	1	0.47mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	24d	1	0.47mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	0.48mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	0.86mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	0.95mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	5d	18	0.96mi
5400 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.0–2.0	1300	$6,500	$5.00	22d	3	1.08mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	24d	1	1.40mi
1025 Sugar Sands Blvd #159 Riviera Beach, FL	1.0	1.0	987	$4,200	$4.26	24d	1	1.43mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	15d	1	1.49mi
400 Wilma Cir #309 Riviera Beach, FL	1.0	1.0	818	$4,000	$4.89	5d	1	1.49mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.49mi
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	24d	1	1.50mi

HOA detail condo

• Monthly dues: $769 · $9,228/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $269,900 Active 124 DOM
2. 2026-06-17
   days on market $269,900 Active 123 DOM
3. 2026-06-16
   days on market $269,900 Active 122 DOM
4. 2026-06-15
   days on market $269,900 Active 121 DOM
5. 2026-06-13
   days on market $269,900 Active 119 DOM
6. 2026-06-09
   days on market $269,900 Active 115 DOM
7. 2026-06-07
   days on market $269,900 Active 113 DOM
8. 2026-06-04
   days on market $269,900 Active 110 DOM
9. 2026-06-03
   days on market $269,900 Active 109 DOM
10. 2026-06-01
    days on market $269,900 Active 107 DOM
11. 2026-05-31
    days on market $269,900 Active 106 DOM
12. 2026-03-15
    price $269,900
13. 2026-02-14
    listed $279,900 Active
14. 2018-09-14
    soldstatus $160,000
15. 2018-09-07
    soldstatus $160,000 Closed 808-char remark

    Show marketing remark (808 chars)

    Enjoy easy living lifestyle Condo with screened in front porch and a spectacular view of the water from your up to date, very well maintained 2/2 condo. Condo has large size bedroom, mstr bedroom has bathroom inside of bedroom, two walk in closets, AC 4 years old, Water heater 2 months old, all up to date bathroom. See boats going by to the intracoastal, Peanut Island, Boat slips nearby, shopping & dining, Kelsey Park, marina, park with live events, golf course. This building is up to date with code, free laundry to use, free water, impact windows, beautiful glass stained impact front door, unit passed wind mitigation. Very active community with nice clubhouse with exercise room, pool, shuffleboard. * * THIS BEAUTIFUL CONDO COMES FULLY FURNISHED, JUST BRING YOUR TOOTHBRUSH AND YOUR CLOTHE

16. 2018-08-21
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Enjoy easy living lifestyle Condo with screened in front porch and a spectacular view of the water from your up to date, very well maintained 2/2 condo. Condo has large size bedroom, mstr bedroom has bathroom inside of bedroom, two walk in closets, AC 4 years old, Water heater 2 months old, all up to date bathroom. See boats going by to the intracoastal, Peanut Island, Boat slips nearby, shopping & dining, Kelsey Park, marina, park with live events, golf course. This building is up to date with code, free laundry to use, free water, impact windows, beautiful glass stained impact front door, unit passed wind mitigation. Very active community with nice clubhouse with exercise room, pool, shuffleboard. * * THIS BEAUTIFUL CONDO COMES FULLY FURNISHED, JUST BRING YOUR TOOTHBRUSH AND YOUR CLOTHE

17. 2018-05-22
    price $177,500 808-char remark

    Show marketing remark (808 chars)

    Enjoy easy living lifestyle Condo with screened in front porch and a spectacular view of the water from your up to date, very well maintained 2/2 condo. Condo has large size bedroom, mstr bedroom has bathroom inside of bedroom, two walk in closets, AC 4 years old, Water heater 2 months old, all up to date bathroom. See boats going by to the intracoastal, Peanut Island, Boat slips nearby, shopping & dining, Kelsey Park, marina, park with live events, golf course. This building is up to date with code, free laundry to use, free water, impact windows, beautiful glass stained impact front door, unit passed wind mitigation. Very active community with nice clubhouse with exercise room, pool, shuffleboard. * * THIS BEAUTIFUL CONDO COMES FULLY FURNISHED, JUST BRING YOUR TOOTHBRUSH AND YOUR CLOTHE

18. 2018-03-23
    listed $180,000 Active 808-char remark

    Show marketing remark (808 chars)

    Enjoy easy living lifestyle Condo with screened in front porch and a spectacular view of the water from your up to date, very well maintained 2/2 condo. Condo has large size bedroom, mstr bedroom has bathroom inside of bedroom, two walk in closets, AC 4 years old, Water heater 2 months old, all up to date bathroom. See boats going by to the intracoastal, Peanut Island, Boat slips nearby, shopping & dining, Kelsey Park, marina, park with live events, golf course. This building is up to date with code, free laundry to use, free water, impact windows, beautiful glass stained impact front door, unit passed wind mitigation. Very active community with nice clubhouse with exercise room, pool, shuffleboard. * * THIS BEAUTIFUL CONDO COMES FULLY FURNISHED, JUST BRING YOUR TOOTHBRUSH AND YOUR CLOTHE

19. 2010-04-30
    historical
20. 2009-05-11
    listed $139,900
21. 2009-04-30
    historical
22. 2007-11-08
    listed $139,900
23. 2003-11-19
    soldstatus $95,000
24. 1997-01-22
    soldstatus $62,500

ⓘ 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: $4,182 · $348/mo
• Projected year-2 tax: $4,182 · $348/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $44,730
• − Mortgage interest: −$15,119
• − Property taxes: −$4,182
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,578
• − Management: −$3,578
• − HOA: −$9,228
• − Depreciation: −$7,852
• Taxable loss: −$156
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $3,630/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 — North Palm Beach

• Score: 77/100
• State rank: #184
• US rank: #2894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 18,817
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,817
• Household income: $92,216
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 835.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Guatemala
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -223.14%
• Current HPI: 365.2913
• Rent YoY: ▲ 0.27%
• 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

+331.8% since first listed

13 events — show timeline

• 2026-03-15 Price Changed $269,900 Beaches MLS
• 2026-02-14 Listed $279,900 Beaches MLS
• 2018-09-14 Sold (Public Records) $160,000 Public Records
• 2018-09-07 Sold (MLS) $160,000 Beaches MLS
• 2018-08-21 Pending — Beaches MLS
• 2018-05-22 Price Changed $177,500 Beaches MLS
• 2018-03-23 Listed $180,000 Beaches MLS
• 2010-04-30 Listing Removed — Beaches MLS
• 2009-05-11 Listed $139,900 Beaches MLS
• 2009-04-30 Listing Removed — Beaches MLS
• 2007-11-08 Listed $139,900 Beaches MLS
• 2003-11-19 Sold (Public Records) $95,000 Public Records
• 1997-01-22 Sold (Public Records) $62,500 Public Records

Property tax history

+12.4%/yr

Latest (2025): $4,182 · -0.0% YoY. Source: county tax records.