100 Doolen Ct #203 · North Palm Beach, FL 33408

$185,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 165 Days on market

Built 1967 $456/mo HOA · 16% of rent ↓ 6% 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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wake up to the direct Intracoastal lifestyle at 100 Doolen Court #203 in North Palm Beach. This 1BD/1BA, ~640 SF co-op offers easy, low-maintenance living in a classic waterfront community—perfect as a full-time home, seasonal retreat, or ''lock-and-leave'' getaway. Enjoy the best of coastal Palm Beach living with community amenities that include a pool and dock on the Intracoastal, plus a clubhouse, elevator, and community laundry. Conveniently located near dining, shopping, beaches, golf, and major roads—so you're never far from everything North Palm Beach and Palm Beach Gardens have to offer. Some photos have been virtually staged for illustrative purposes only.

Key facts

• Pool and dock
• Community laundry
• Near dining

Tags

• WATERFRONT COMMUNITY
• POOL AND DOCK
• CLUBHOUSE
• ELEVATOR
• COMMUNITY LAUNDRY
• NEAR DINING

Property features AI

Finance

• Other: Living area reported as 640 (from public records)
• Financial info: Part of a 60-unit community; No pets allowed (per association rules); Senior community
• HOA & community: Has association; Monthly HOA fee of 456; Association amenities include boating access, community laundry, community room, and street lights; HOA fee covers cable TV, insurance, grounds maintenance, pest control, trash, water, common areas, and elevator

Exterior

• Parking: Assigned parking; Guest parking; Garage with one covered space (1 garage space, 1 covered space)
• Security: Security lights
• Utilities: Public water; Three-phase electric service; Cable available; Water service available
• Home design: Condominium; Resale property; Two-story building; Faces west; East of US-1
• Construction: CBS construction
• Exterior features: Screened patio; Patio; Intracoastal waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: No additional interior features listed
• Laundry & utility: Community laundry (laundry listed as an association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 37% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 165 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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: 1.55% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 5.4

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,170
• Equity at exit: $27,584

10-year hold

• IRR: 9.5%
• Equity multiple: 1.63×
• Total profit: $32,688
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,859 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$77
• HOA: −$456
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $684

Break-even live

Break-even rent $1,993

Max offer price $185,000

Occupancy floor 71%

Sensitivity live

Price	-10% $789	-5% $736	+0% $684	+5% $632	+10% $579
Rent	-10% $458	-5% $571	+0% $684	+5% $797	+10% $910
Rate	-1.0pp $777	-0.5pp $731	base $684	+0.5pp $636	+1.0pp $587

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$2,283	$2.14	0d	10	0.34mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$3,995	$2.54	0d	19	0.82mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	0.98mi

HOA detail condo

• Monthly dues: $456 · $5,472/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 $185,000 Active 165 DOM
2. 2026-06-17
   days on market $185,000 Active 164 DOM
3. 2026-06-16
   days on market $185,000 Active 163 DOM
4. 2026-06-15
   days on market $185,000 Active 162 DOM
5. 2026-06-13
   days on market $185,000 Active 160 DOM
6. 2026-06-09
   days on market $185,000 Active 156 DOM
7. 2026-06-07
   days on market $185,000 Active 154 DOM
8. 2026-06-04
   days on market $185,000 Active 151 DOM
9. 2026-06-03
   days on market $185,000 Active 150 DOM
10. 2026-06-01
    days on market $185,000 Active 148 DOM
11. 2026-05-31
    days on market $185,000 Active 147 DOM
12. 2026-03-19
    price $185,000
13. 2026-01-28
    price $190,000
14. 2026-01-04
    listed $195,000 Active
15. 2023-09-12
    status Pending
16. 2023-09-04
    historical Active Under Contract
17. 2023-09-01
    historical
18. 2023-07-18
    price $172,500
19. 2023-07-11
    status Active
20. 2023-07-03
    historical Active Under Contract
21. 2023-06-07
    price $179,000
22. 2023-05-17
    price $186,000
23. 2023-03-27
    listed $196,000 Active
24. 2023-03-24
    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: $852 · $71/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$684/yr (+$57/mo · 80.3%)

ⓘ 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 (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 19 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: $34,303
• − Mortgage interest: −$10,363
• − Property taxes: −$852
• − Insurance: −$925
• − Repairs & maintenance: −$2,744
• − Management: −$2,744
• − HOA: −$5,472
• − Depreciation: −$5,382
• Taxable income: $5,821
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $6,811/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

-5.6% since first listed

13 events — show timeline

• 2026-03-19 Price Changed $185,000 Beaches MLS
• 2026-01-28 Price Changed $190,000 Beaches MLS
• 2026-01-04 Listed $195,000 Beaches MLS
• 2023-09-12 Pending — Beaches MLS
• 2023-09-04 Contingent — Beaches MLS
• 2023-09-01 Listing Removed — Beaches MLS
• 2023-07-18 Price Changed $172,500 Beaches MLS
• 2023-07-11 Relisted — Beaches MLS
• 2023-07-03 Contingent — Beaches MLS
• 2023-06-07 Price Changed $179,000 Beaches MLS
• 2023-05-17 Price Changed $186,000 Beaches MLS
• 2023-03-27 Listed $196,000 Beaches MLS
• 2023-03-24 Coming Soon — Beaches MLS

Property tax history

-3.3%/yr

Latest (2025): $852 · +5.2% YoY. Source: county tax records.