109 Paradise Harbour Blvd #307 · North Palm Beach, FL 33408

$244,000

1 bd · 1.0 ba · 855 sqft · Condo public records · 406 Days on market

Built 1974 $735/mo HOA · 22% 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 +20.4/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Beautiful 1 bed 1 bath FANTASTIC Condo with screened in porch overlooking the very peaceful canal and the Intracoastal Waterway. Unit has crown molding and newer A/C and water heater. Docks may come available to purchase or rent. Nothing to do but move in and unpack. Walk to shopping, restaurants, and parks. 5 minutes to I-95 and Turnpike. Palm Beach Airport is about 10 to 15 minutes. Seller will pay the 13K assessment that is being voted on May 31st, 2022. This Best Deal around is a Must See and Will Not Last!

Key facts

• Newer ac unit
• Private marina
• Refreshed bathroom

Tags

• PRIVATE SCREENED-IN PATIO
• PRIVATE MARINA
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• REFRESHED BATHROOM
• NEWER AC UNIT

Property features AI

Finance

• Other: Pets allowed (restrictions may apply)
• HOA & community: Monthly HOA with boating, parking and pool amenities; HOA fee includes insurance, ground maintenance, sewer, water and common area maintenance

Exterior

• Parking: Assigned parking
• Utilities: Three-phase electric; Public sewer; Sewer available
• Home design: Condominium; Multi/split levels; Faces north; 5-story building
• Construction: Concrete construction
• Exterior features: Covered patio; Patio; Intracoastal waterfront

Interior

• Kitchen: Electric range; Microwave; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closet; Blinds on windows; Partially furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $244k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $215k (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; 9 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).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $7k 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 406 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: major flood risk; 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 $214,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.37% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 6.1

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-32,157
• Equity at exit: $36,381

10-year hold

• IRR: -11.9%
• Equity multiple: 0.41×
• Total profit: $-40,414
• Equity at exit: $21,097

Cash invested: $68,320 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,350 high
• Mortgage (P&I): −$1,280
• Tax from tax record: −$215 /mo · $2,583/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$735
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $249

Break-even live

Break-even rent $3,035

Max offer price $244,000

Occupancy floor 88%

Sensitivity live

Price	-10% $387	-5% $318	+0% $249	+5% $180	+10% $111
Rent	-10% $-16	-5% $117	+0% $249	+5% $381	+10% $514
Rate	-1.0pp $372	-0.5pp $311	base $249	+0.5pp $186	+1.0pp $121

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	25d	1	0.29mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	25d	1	0.29mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	25d	1	0.30mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$2,283	$2.14	0d	10	0.61mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	0.75mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	0.81mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$3,995	$2.54	0d	19	1.09mi
5400 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.0–2.0	1300	$3,400	$2.62	22d	3	1.20mi
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	25d	1	1.33mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $244,000 Active 406 DOM
2. 2026-06-17
   days on market $244,000 Active 405 DOM
3. 2026-06-16
   days on market $244,000 Active 404 DOM
4. 2026-06-15
   days on market $244,000 Active 403 DOM
5. 2026-06-13
   days on market $244,000 Active 401 DOM
6. 2026-06-09
   days on market $244,000 Active 397 DOM
7. 2026-06-07
   days on market $244,000 Active 395 DOM
8. 2026-06-04
   days on market $244,000 Active 392 DOM
9. 2026-06-03
   days on market $244,000 Active 391 DOM
10. 2026-06-01
    days on market $244,000 Active 389 DOM
11. 2026-05-31
    days on market $244,000 Active 388 DOM
12. 2026-04-15
    price $244,000
13. 2025-10-29
    price $249,000
14. 2025-10-29
    status Active
15. 2025-10-16
    historical
16. 2025-08-17
    price $254,000
17. 2025-06-23
    price $259,000
18. 2025-05-13
    price $264,000
19. 2025-04-25
    listed $274,000 Active
20. 2022-07-20
    soldstatus $255,000
21. 2022-07-11
    soldstatus $255,000 Closed 516-char remark

    Show marketing remark (516 chars)

    Beautiful 1 bed 1 bath FANTASTIC Condo with screened in porch overlooking the very peaceful canal and the Intracoastal Waterway. Unit has crown molding and newer A/C and water heater. Docks may come available to purchase or rent. Nothing to do but move in and unpack. Walk to shopping, restaurants, and parks. 5 minutes to I-95 and Turnpike. Palm Beach Airport is about 10 to 15 minutes. Seller will pay the 13K assessment that is being voted on May 31st, 2022. This Best Deal around is a Must See and Will Not Last!

22. 2022-06-09
    historical Active Under Contract 516-char remark

    Show marketing remark (516 chars)

    Beautiful 1 bed 1 bath FANTASTIC Condo with screened in porch overlooking the very peaceful canal and the Intracoastal Waterway. Unit has crown molding and newer A/C and water heater. Docks may come available to purchase or rent. Nothing to do but move in and unpack. Walk to shopping, restaurants, and parks. 5 minutes to I-95 and Turnpike. Palm Beach Airport is about 10 to 15 minutes. Seller will pay the 13K assessment that is being voted on May 31st, 2022. This Best Deal around is a Must See and Will Not Last!

23. 2022-05-22
    listed $259,900 Active 516-char remark

    Show marketing remark (516 chars)

    Beautiful 1 bed 1 bath FANTASTIC Condo with screened in porch overlooking the very peaceful canal and the Intracoastal Waterway. Unit has crown molding and newer A/C and water heater. Docks may come available to purchase or rent. Nothing to do but move in and unpack. Walk to shopping, restaurants, and parks. 5 minutes to I-95 and Turnpike. Palm Beach Airport is about 10 to 15 minutes. Seller will pay the 13K assessment that is being voted on May 31st, 2022. This Best Deal around is a Must See and Will Not Last!

24. 2020-08-10
    soldstatus $123,500
25. 2020-07-31
    soldstatus $123,500 Closed 409-char remark

    Show marketing remark (409 chars)

    Charming 1 bedroom 1 bathroom waterfront condo with updated bathroom, flooring and fresh paint. Brand new A/C and Hot Water Heater. Boat slips can be rented when available. Sit on your screen porch and watch the boats go by. No fixed bridges to the ocean and close to the crystal blue waters of Peanut Island. Convenient to I95, PBI, Gardens Mall and some of the best dining. All measurements are approximate.

26. 2020-06-08
    historical Active Under Contract 409-char remark

    Show marketing remark (409 chars)

    Charming 1 bedroom 1 bathroom waterfront condo with updated bathroom, flooring and fresh paint. Brand new A/C and Hot Water Heater. Boat slips can be rented when available. Sit on your screen porch and watch the boats go by. No fixed bridges to the ocean and close to the crystal blue waters of Peanut Island. Convenient to I95, PBI, Gardens Mall and some of the best dining. All measurements are approximate.

27. 2020-05-08
    listed $129,900 Active 409-char remark

    Show marketing remark (409 chars)

    Charming 1 bedroom 1 bathroom waterfront condo with updated bathroom, flooring and fresh paint. Brand new A/C and Hot Water Heater. Boat slips can be rented when available. Sit on your screen porch and watch the boats go by. No fixed bridges to the ocean and close to the crystal blue waters of Peanut Island. Convenient to I95, PBI, Gardens Mall and some of the best dining. All measurements are approximate.

28. 1990-04-12
    soldstatus $42,000

ⓘ 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: $2,583 · $215/mo
• Projected year-2 tax: $2,583 · $215/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 7/10 Severe FEMA zone X (shaded) · 91% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,205
• − Mortgage interest: −$13,668
• − Property taxes: −$2,583
• − Insurance: −$2,018
• − Repairs & maintenance: −$3,216
• − Management: −$3,216
• − HOA: −$8,820
• − Depreciation: −$7,098
• Taxable loss: −$414
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $3,086/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

+481.0% since first listed

17 events — show timeline

• 2026-04-15 Price Changed $244,000 Beaches MLS
• 2025-10-29 Price Changed $249,000 Beaches MLS
• 2025-10-29 Relisted — Beaches MLS
• 2025-10-16 Listing Removed — Beaches MLS
• 2025-08-17 Price Changed $254,000 Beaches MLS
• 2025-06-23 Price Changed $259,000 Beaches MLS
• 2025-05-13 Price Changed $264,000 Beaches MLS
• 2025-04-25 Listed $274,000 Beaches MLS
• 2022-07-20 Sold (Public Records) $255,000 Public Records
• 2022-07-11 Sold (MLS) $255,000 Beaches MLS
• 2022-06-09 Contingent — Beaches MLS
• 2022-05-22 Listed $259,900 Beaches MLS
• 2020-08-10 Sold (Public Records) $123,500 Public Records
• 2020-07-31 Sold (MLS) $123,500 Beaches MLS
• 2020-06-08 Contingent — Beaches MLS
• 2020-05-08 Listed $129,900 Beaches MLS
• 1990-04-12 Sold (Public Records) $42,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,583 · -0.1% YoY. Source: county tax records.