6550 Morgan Hill Trl #1909 · West Palm Beach, FL 33411

$245,000

2 bd · 2.5 ba · 1,086 sqft · Townhouse public records · 25 Days on market

Built 2006 $416/mo HOA · 19% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks

Well maintained 2 Bedroom 2.5 Bath townhouse is located in a gated community with a pool and playground. Low maintenance fee! Can be rented right away! 2 patios and assigned parking. Laminate floor in the living area. Close to the Turnpike, major shopping centers, restaurants, and just minutes to downtown WPB. Don't wait this property won't last! Roof assessment has been paid. Please submit POF or lender approval. 600 credit score required by HOA. All information and sizes are approximant and should be verified by the buyer. Tenant occupied until July 31st rent is currently 2,050.00 F/L/S.

Key facts

• Gated community
• Close to turnpike
• Laminate floor

Tags

• GATED COMMUNITY
• POOL
• PLAYGROUND
• ASSIGNED PARKING
• LAMINATE FLOOR
• CLOSE TO TURNPIKE

Property features AI

Finance

• Financial info: Land lease not required; Pets allowed with possible restrictions on breed, number, and size
• HOA & community: HOA with monthly fee; Association amenities include pool, playground, sidewalks, and street lights; HOA covers insurance, grounds maintenance, security, trash, common areas, and pool service

Exterior

• Parking: Assigned and guest parking; 2 total parking spaces; 2 open parking spaces
• Security: Building security; Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Townhouse; Two stories; Resale condition; Faces east
• Construction: CBS construction; Barrel tile roof
• Exterior features: Open patio; Patio; Front yard fenced with gate; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $-505 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (12.3% below list).
• Recommended offer: $156k (36.4% below list) — sets the bar for cash-flow.

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: Grassy Waters Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 739 students, 64% 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 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-19 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; 574 active listings in the ZIP; 40 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $124k; list at $245k implies a 97% 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; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,791 (36.4% 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: 0.88% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.83%
• DSCR: 0.61
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 2.41×
• Total profit: $97,064
• Equity at exit: $220,715

10-year hold

• IRR: 15.9%
• Equity multiple: 5.42×
• Total profit: $303,368
• Equity at exit: $475,981

Cash invested: $68,600 (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: 574
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$400 /mo · $4,801/yr
• Insurance: −$102
• HOA: −$416
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-505

Break-even live

Break-even rent $2,789

Max offer price $155,791

Occupancy floor —

Sensitivity live

Price	-10% $-366	-5% $-436	+0% $-505	+5% $-574	+10% $-644
Rent	-10% $-675	-5% $-590	+0% $-505	+5% $-420	+10% $-335
Rate	-1.0pp $-382	-0.5pp $-443	base $-505	+0.5pp $-568	+1.0pp $-633

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6549 Diamond Springs Ter #2004 West Palm Beach, FL	3.0	2.5	1362	$2,300	$1.69	3d	1	0.01mi
2944 Hidden Hills Rd #1604 West Palm Beach, FL	3.0	3.0	1450	$2,390	$1.65	25d	1	0.03mi
6516 Morgan Hill Trl #1809 West Palm Beach, FL	2.0	2.5	1086	$2,050	$1.89	3d	1	0.07mi
2905 Hidden Hills Rd #2203 West Palm Beach, FL	2.0	2.5	1086	$2,100	$1.93	25d	1	0.07mi
2912 Hidden Hills Rd #1205 West Palm Beach, FL	3.0	3.0	1423	$2,400	$1.69	25d	1	0.09mi
2904 Hidden Hills Rd Unit 904 West Palm Beach, FL	3.0	2.5	1379	$2,200	$1.60	25d	1	0.09mi
6533 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1058	$2,200	$2.08	3d	2	0.48mi
3130 N Jog Rd West Palm Beach, FL	1.0–3.0	1.0–2.0	1145	$2,442	$2.13	0d	19	0.50mi
6559 Emerald Dunes Dr Royal Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,212	$2.09	25d	2	0.52mi
6529 Emerald Dunes Dr Unit 319 Royal Palm Beach, FL	2.0	2.0	1058	$2,000	$1.89	25d	1	0.55mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,250	$2.12	3d	2	0.56mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,250	$2.12	15d	2	0.56mi
6386 Emerald Dunes Dr #201 West Palm Beach, FL	3.0	2.0	1381	$2,650	$1.92	25d	1	0.56mi
6505 Emerald Dunes Dr Unit 315 West Palm Beach, FL	2.0	2.0	1226	$2,000	$1.63	25d	1	0.57mi
245 Northampton M West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	5d	1	0.58mi
6418 Emerald Dunes Dr #305 West Palm Beach, FL	2.0	2.0	1262	$2,250	$1.78	25d	1	0.59mi
145 Northampton H Unit H West Palm Beach, FL	2.0	1.5	798	$1,800	$2.26	8d	1	0.60mi
6510 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1262	$2,225	$1.76	19d	2	0.60mi
6482 Emerald Dunes Dr #301 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	8d	1	0.63mi
6482 Emerald Dunes Dr Unit 215 Royal Palm Beach, FL	1.0	1.0	745	$1,700	$2.28	25d	1	0.63mi
6482 Emerald Dunes Dr Unit 112 Royal Palm Beach, FL	3.0	2.0	1493	$2,300	$1.54	25d	1	0.63mi
6426 Emerald Dunes Dr #306 West Palm Beach, FL	2.0	2.0	1141	$2,295	$2.01	0d	1	0.64mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	17d	1	0.64mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	4d	1	0.64mi
115 Camden E West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	25d	1	0.65mi
6556 Emerald Dunes Dr Royal Palm Beach, FL	1.0	1.0	858	$1,950	$2.27	8d	2	0.66mi
6556 Emerald Dunes Dr Royal Palm Beach, FL	1.0	1.0	858	$1,950	$2.27	14d	2	0.66mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	25d	1	0.66mi
6556 Emerald Dunes Dr #303 West Palm Beach, FL	1.0	1.0	843	$2,000	$2.37	25d	1	0.66mi
6450 Emerald Dunes Dr #103 West Palm Beach, FL	3.0	2.0	1493	$2,895	$1.94	4d	1	0.67mi
3486 Briar Bay Blvd #101 West Palm Beach, FL	3.0	2.0	1092	$2,600	$2.38	0d	1	0.69mi
6410 Emerald Dunes Dr #205 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	25d	1	0.69mi
6410 Emerald Dunes Dr #202 West Palm Beach, FL	1.0	1.0	843	$1,850	$2.19	17d	1	0.69mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	25d	1	0.69mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	1d	1	0.69mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	25d	1	0.71mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	25d	1	0.73mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	14d	1	0.73mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	0d	1	0.75mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	25d	1	0.75mi

HOA detail

• Monthly dues: $416 · $4,992/yr
• Likely covers: poolsecurityparking
• ⚠ Special-assessment mentions:

  …Turnpike, major shopping centers, restaurants, and just minutes to downtown WPB. Don't wait this property won't last! Roof assessment has been paid. Please submit POF or lender approval. 600 credit score required by HOA. All information and sizes are…

Listing history 28 events

1. 2026-06-18
   days on market $245,000 Active 25 DOM
2. 2026-06-17
   days on market $245,000 Active 24 DOM
3. 2026-06-16
   days on market $245,000 Active 23 DOM
4. 2026-06-15
   days on market $245,000 Active 22 DOM
5. 2026-06-13
   statusdays on market $245,000 Active 20 DOM
6. 2026-06-07
   statusdays on market $245,000 Pending 17 DOM
7. 2026-06-04
   days on market $245,000 Active 15 DOM
8. 2026-06-03
   days on market $245,000 Active 14 DOM
9. 2026-06-02
   days on market $245,000 Active 13 DOM
10. 2026-06-01
    days on market $245,000 Active 12 DOM
11. 2026-05-31
    days on market $245,000 Active 11 DOM
12. 2026-05-21
    historical $2,100
13. 2026-05-20
    listed $245,000 Active
14. 2026-04-29
    listed $2,100
15. 2026-04-28
    historical $2,100
16. 2026-04-18
    listed $2,100
17. 2024-07-05
    historical $2,050
18. 2024-06-27
    listed $2,050
19. 2024-06-26
    historical $2,050
20. 2024-06-12
    price $2,050
21. 2024-06-04
    price $2,100
22. 2024-05-06
    listed $2,150
23. 2024-05-06
    historical $2,150
24. 2024-04-24
    price $2,150
25. 2024-04-04
    listed $2,200
26. 2010-06-03
    soldstatus $124,500
27. 2008-12-25
    historical
28. 2008-10-09
    listed $149,900

ⓘ 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: $4,801 · $400/mo
• Projected year-2 tax: $4,801 · $400/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,792
• − Mortgage interest: −$13,724
• − Property taxes: −$4,801
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$4,992
• − Depreciation: −$7,127
• Taxable loss: −$10,204
• Est. tax savings @ 24.0%: +$2,449
• After-tax cash flow: $-3,611/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

• 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

-98.6% since first listed

17 events — show timeline

• 2026-05-21 Rental Removed $2,100 TURBOTENANT
• 2026-05-20 Listed $245,000 Beaches MLS
• 2026-04-29 Listed for Rent $2,100 TURBOTENANT
• 2026-04-28 Rental Removed $2,100 TURBOTENANT
• 2026-04-18 Listed for Rent $2,100 TURBOTENANT
• 2024-07-05 Rental Removed $2,050 TURBOTENANT
• 2024-06-27 Listed for Rent $2,050 TURBOTENANT
• 2024-06-26 Rental Removed $2,050 GFLMLS
• 2024-06-12 Price Changed $2,050 GFLMLS
• 2024-06-04 Price Changed $2,100 GFLMLS
• 2024-05-06 Listed for Rent $2,150 GFLMLS
• 2024-05-06 Rental Removed $2,150 TURBOTENANT
• 2024-04-24 Price Changed $2,150 TURBOTENANT
• 2024-04-04 Listed for Rent $2,200 TURBOTENANT
• 2010-06-03 Sold (Public Records) $124,500 Public Records
• 2008-12-25 Listing Removed — Beaches MLS
• 2008-10-09 Listed $149,900 Beaches MLS

Property tax history

+4.7%/yr

Latest (2025): $4,801 · +4.8% YoY. Source: county tax records.