8332 Cocoplum Sound Ln · West Palm Beach, FL 33411

$384,990

3 bd · 2.5 ba · 1,590 sqft · Townhouse public records · 26 Days on market

Built 2016 1,146 sqft lot Est $423k · 9% under $490/mo HOA · 17% 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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

You have found your dream home! This amazing 3 bedroom, 2 1/2 bathroom, newer construction townhouse is in a charming gated community in the heart of West Palm Beach. The home has many upgrades, beautiful wood cabinets, granite counters, crown molding, beautiful wood floors upstairs, recessed lighting, stainless steel appliances, hurricane impact windows/slider. This home has it all! HOA includes, ROOF, EXTERIOR MAINTENANCE, WATER, BUILDING INSURANCE. The community features a beautiful clubhouse for you to enjoy with family and friends, a stunning pool and spacious exercise room and a game room. Don't wait!! Call to see this home today before it's gone!

Key facts

• Clubhouse
• Resort-style pool
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• CLUBHOUSE
• EXPANSIVE FITNESS CENTER
• RESORT-STYLE POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions on breed, number, and size
• HOA & community: Oakton Preserve association; Community amenities: billiard room, clubhouse, fitness center, game room, playground, parking, pool, trails, kitchen facilities, sidewalks, street lights, gated access, recreation facilities; HOA dues approximately $490 monthly; HOA dues include insurance, grounds maintenance, sewer, water, common areas, reserve funds, and roof repairs

Exterior

• Parking: 2 assigned/guest parking spaces (open parking)
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; Two levels; Entry-level living area; North-facing
• Construction: Block/Concrete/Stucco/CBS construction; Barrel tile roof; Slab foundation; Built as resale (existing property)
• Exterior features: Open patio and open porch; Patio and porch areas; Fenced yard with privacy fencing; Asphalt road access; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; High ceilings; Walk-in closet(s); Split bedroom layout; Closet cabinetry; Blinds; Insulated windows
• Laundry & utility: Laundry closet with washer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $385k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (23.9% below list).
• Recommended offer: $287k (25.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.8% in West Palm Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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: Benoist Farms Elementary School (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 421 students, 80% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 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 flat; 583 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $259k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,067 (25.4% 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $422,940
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2131 Man Of War	0.46mi	3/2.0	1,550 (-2%)	2mo	$377,000	$243	71
8597 Mangrove Cay	0.36mi	3/2.0	1,429 (-10%)	2mo	$380,000	$266	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.56×
• Total profit: $168,339
• Equity at exit: $346,829

10-year hold

• IRR: 17.4%
• Equity multiple: 5.75×
• Total profit: $512,323
• Equity at exit: $747,951

Cash invested: $107,797 (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: 583
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,929 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$160
• HOA: −$490
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-554

Break-even live

Break-even rent $3,631

Max offer price $287,067

Occupancy floor —

Sensitivity live

Price	-10% $-336	-5% $-445	+0% $-554	+5% $-663	+10% $-772
Rent	-10% $-786	-5% $-670	+0% $-554	+5% $-439	+10% $-323
Rate	-1.0pp $-360	-0.5pp $-456	base $-554	+0.5pp $-654	+1.0pp $-756

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: $96,248
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1990 Augustine Rd West Palm Beach, FL	1.0–2.0	1.0–2.0	1019	$2,567	$2.52	1d	15	0.15mi
8410 Cargill Pt West Palm Beach, FL	3.0	2.0	1421	$3,350	$2.36	26d	1	0.18mi
2146 Man of War West Palm Beach, FL	2.0	2.0	1209	$3,000	$2.48	26d	1	0.44mi
2425 Pigeon Cay West Palm Beach, FL	3.0	2.0	1762	$3,540	$2.01	26d	1	0.45mi
2104 Tigris Dr Unit 2104 West Palm Beach, FL	3.0	2.5	1298	$2,990	$2.30	9d	1	0.45mi
1561 Balfour Point Dr Unit B West Palm Beach, FL	3.0	2.0	1156	$2,250	$1.95	4d	1	0.47mi
1566 Lake Crystal Dr West Palm Beach, FL	2.0	2.0	1200	$1,800	$1.50	26d	1	0.48mi
1566 Lake Crystal Dr West Palm Beach, FL	2.0	2.0	1200	$1,800	$1.50	20d	1	0.48mi
1600 Windorah Way Unit C West Palm Beach, FL	3.0	2.0	1156	$2,290	$1.98	18d	1	0.52mi
2564 Sandy Cay West Palm Beach, FL	3.0	2.0	1974	$4,000	$2.03	26d	1	0.52mi
2312 Curley Cut West Palm Beach, FL	3.0	2.5	1972	$5,000	$2.54	26d	1	0.56mi
3910 Sandy Cay West Palm Beach, FL	3.0	2.0	1280	$2,140	$1.67	5d	1	0.67mi
125 Lake Nancy Dr #241 West Palm Beach, FL	2.0	2.0	1193	$1,900	$1.59	12d	1	0.82mi
7130 Okeechobee Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1086	$2,853	$2.63	0d	8	0.87mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	5d	1	0.90mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	18d	1	0.90mi
2675 Clipper Cir West Palm Beach, FL	3.0	2.0	1984	$3,500	$1.76	9d	1	1.07mi
9315 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,600	$1.90	26d	1	1.09mi
9363 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,750	$2.01	7d	1	1.12mi
9391 Bridgeport Dr West Palm Beach, FL	3.0	2.0	1508	$4,200	$2.79	26d	1	1.14mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	1054	$2,000	$1.90	1d	1	1.17mi
2325 Sailfish Cove Dr West Palm Beach, FL	2.0	2.0	2008	$3,600	$1.79	26d	1	1.41mi
9662 Sandpiper Ln West Palm Beach, FL	3.0	2.0	1961	$3,200	$1.63	26d	1	1.48mi
9766 Galleon Dr West Palm Beach, FL	2.0	2.0	1259	$2,240	$1.78	5d	1	1.50mi

HOA detail

• Monthly dues: $490 · $5,880/yr
• Likely covers: waterexterior maint.insurancepoolsecurity

Listing history 33 events

1. 2026-06-21
   days on market $384,990 Active 26 DOM
2. 2026-06-18
   days on market $384,990 Active 23 DOM
3. 2026-06-17
   days on market $384,990 Active 22 DOM
4. 2026-06-16
   days on market $384,990 Active 21 DOM
5. 2026-06-15
   days on market $384,990 Active 20 DOM
6. 2026-06-13
   days on market $384,990 Active 18 DOM
7. 2026-06-09
   days on market $384,990 Active 14 DOM
8. 2026-06-08
   days on market $384,990 Active 13 DOM
9. 2026-06-07
   days on market $384,990 Active 12 DOM
10. 2026-06-04
    days on market $384,990 Active 9 DOM
11. 2026-06-03
    days on market $384,990 Active 8 DOM
12. 2026-06-02
    days on market $384,990 Active 7 DOM
13. 2026-06-01
    days on market $384,990 Active 6 DOM
14. 2026-05-31
    days on market $384,990 Active 5 DOM
15. 2026-05-22
    listed $384,990 Active
16. 2026-04-23
    status Pending
17. 2026-03-03
    historical Active Under Contract
18. 2026-03-02
    historical
19. 2026-02-01
    price $365,000
20. 2025-12-16
    price $369,000
21. 2025-09-03
    listed $379,900 Active
22. 2025-08-02
    historical $2,700
23. 2025-07-10
    price $2,700
24. 2025-06-06
    listed $2,800
25. 2020-11-12
    soldstatus $259,000 Closed 661-char remark

    Show marketing remark (661 chars)

    You have found your dream home! This amazing 3 bedroom, 2 1/2 bathroom, newer construction townhouse is in a charming gated community in the heart of West Palm Beach. The home has many upgrades, beautiful wood cabinets, granite counters, crown molding, beautiful wood floors upstairs, recessed lighting, stainless steel appliances, hurricane impact windows/slider. This home has it all! HOA includes, ROOF, EXTERIOR MAINTENANCE, WATER, BUILDING INSURANCE. The community features a beautiful clubhouse for you to enjoy with family and friends, a stunning pool and spacious exercise room and a game room. Don't wait!! Call to see this home today before it's gone!

26. 2020-09-21
    historical Active Under Contract 661-char remark

    Show marketing remark (661 chars)

    You have found your dream home! This amazing 3 bedroom, 2 1/2 bathroom, newer construction townhouse is in a charming gated community in the heart of West Palm Beach. The home has many upgrades, beautiful wood cabinets, granite counters, crown molding, beautiful wood floors upstairs, recessed lighting, stainless steel appliances, hurricane impact windows/slider. This home has it all! HOA includes, ROOF, EXTERIOR MAINTENANCE, WATER, BUILDING INSURANCE. The community features a beautiful clubhouse for you to enjoy with family and friends, a stunning pool and spacious exercise room and a game room. Don't wait!! Call to see this home today before it's gone!

27. 2020-09-01
    price $263,000 661-char remark

    Show marketing remark (661 chars)

    You have found your dream home! This amazing 3 bedroom, 2 1/2 bathroom, newer construction townhouse is in a charming gated community in the heart of West Palm Beach. The home has many upgrades, beautiful wood cabinets, granite counters, crown molding, beautiful wood floors upstairs, recessed lighting, stainless steel appliances, hurricane impact windows/slider. This home has it all! HOA includes, ROOF, EXTERIOR MAINTENANCE, WATER, BUILDING INSURANCE. The community features a beautiful clubhouse for you to enjoy with family and friends, a stunning pool and spacious exercise room and a game room. Don't wait!! Call to see this home today before it's gone!

28. 2020-08-09
    listed $265,000 Active 661-char remark

    Show marketing remark (661 chars)

    You have found your dream home! This amazing 3 bedroom, 2 1/2 bathroom, newer construction townhouse is in a charming gated community in the heart of West Palm Beach. The home has many upgrades, beautiful wood cabinets, granite counters, crown molding, beautiful wood floors upstairs, recessed lighting, stainless steel appliances, hurricane impact windows/slider. This home has it all! HOA includes, ROOF, EXTERIOR MAINTENANCE, WATER, BUILDING INSURANCE. The community features a beautiful clubhouse for you to enjoy with family and friends, a stunning pool and spacious exercise room and a game room. Don't wait!! Call to see this home today before it's gone!

29. 2020-06-27
    historical
30. 2020-05-12
    status Active
31. 2020-03-20
    historical
32. 2019-12-13
    price $265,000
33. 2019-07-31
    listed $268,000 Active

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $3,195 · $266/mo
• Expected delta: +$809/yr (+$67/mo · 33.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $35,147
• − Mortgage interest: −$21,565
• − Property taxes: −$2,386
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,812
• − Management: −$2,812
• − HOA: −$5,880
• − Depreciation: −$11,200
• Taxable loss: −$13,432
• Est. tax savings @ 24.0%: +$3,224
• After-tax cash flow: $-3,428/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West 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

+43.7% since first listed

19 events — show timeline

• 2026-05-22 Listed $384,990 Beaches MLS
• 2026-04-23 Pending — Beaches MLS
• 2026-03-03 Contingent — Beaches MLS
• 2026-03-02 Listing Removed — Beaches MLS
• 2026-02-01 Price Changed $365,000 Beaches MLS
• 2025-12-16 Price Changed $369,000 Beaches MLS
• 2025-09-03 Listed $379,900 Beaches MLS
• 2025-08-02 Rental Removed $2,700 RMLSFL
• 2025-07-10 Price Changed $2,700 RMLSFL
• 2025-06-06 Listed for Rent $2,800 RMLSFL
• 2020-11-12 Sold (MLS) $259,000 Beaches MLS
• 2020-09-21 Contingent — Beaches MLS
• 2020-09-01 Price Changed $263,000 Beaches MLS
• 2020-08-09 Listed $265,000 Beaches MLS
• 2020-06-27 Listing Removed — Beaches MLS
• 2020-05-12 Relisted — Beaches MLS
• 2020-03-20 Listing Removed — Beaches MLS
• 2019-12-13 Price Changed $265,000 Beaches MLS
• 2019-07-31 Listed $268,000 Beaches MLS

Property tax history

+13.6%/yr

Latest (2025): $2,386 · +3.5% YoY. Source: county tax records.