3100 Springdale Blvd #310 · Palm Springs, FL 33461

$130,000

2 bd · 1.5 ba · 865 sqft · Condo public records · 160 Days on market

Built 1980 $400/mo HOA · 20% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Updated 2BR/1.5BA Condo in Desirable 55+ Regal Palms Community - Prime Location! Welcome to this impeccably maintained 2-bedroom, 1.5-bath condo offering a bright and inviting interior with updated bathrooms and tile flooring throughout. Located in the highly sought-after 55+ Regal Palms community, this residence combines comfort, convenience, and resort-style living. Enjoy peaceful, manicured grounds and an array of community amenities, including a sparkling pool and clubhouse. The building offers elevator access, a conveniently located laundry room with complimentary washers and dryers, trash chute by the elevator, additional storage, and a designated bicycle storage area.

Key facts

• Clubhouse
• Community amenities
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• TILE FLOORING
• MANICURED GROUNDS
• COMMUNITY AMENITIES
• CLUBHOUSE
• ELEVATOR ACCESS

Property features AI

Finance

• Other: Pets allowed with possible restrictions and number limits
• HOA & community: Association with clubhouse, pool, and laundry; Monthly HOA fee of $400 covering grounds maintenance, sewer, and elevator; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Three-phase electric
• Home design: Condominium; Resale; 3-story building; Faces north
• Construction: Built with CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Walk-in closet(s); Blinds; Furnished
• Laundry & utility: On-site laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute 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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% FRL); Palm Springs Middle School (math 27% / reading 38%, grade F, #443 of 571 statewide, top 78%, 1,521 students, 72% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 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 soft (-2.5%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 38% of the median local income ($62k/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 $899 of loan paydown is wiped out by about $4k 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 160 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.47
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.84×
• Total profit: $-6,000
• Equity at exit: $19,383

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-101
• Equity at exit: $11,240

Cash invested: $36,400 (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 33461

• Rents YoY: -2.5%
• Active inventory: 276
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$682
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$54
• HOA: −$400
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $324

Break-even live

Break-even rent $1,568

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $397	-5% $361	+0% $324	+5% $287	+10% $250
Rent	-10% $168	-5% $246	+0% $324	+5% $402	+10% $480
Rate	-1.0pp $389	-0.5pp $357	base $324	+0.5pp $290	+1.0pp $256

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Springdale Blvd #214 Palm Springs, FL	1.0	1.5	756	$1,550	$2.05	4d	1	0.13mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	15d	1	0.18mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$2,749	$3.14	14d	1	0.18mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	9d	1	0.18mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$3,194	$3.65	23d	1	0.18mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	25d	1	0.29mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	23d	1	0.29mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	7d	1	0.31mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	18d	1	0.31mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,850	$2.31	18d	2	0.32mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,850	$2.50	26d	2	0.32mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	3d	1	0.32mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	23d	1	0.32mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	5d	1	0.36mi
441 San Mateo Dr Palm Springs, FL	3.0	2.0	1092	$3,000	$2.75	26d	1	0.38mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,800	$2.26	3d	3	0.39mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	26d	1	0.40mi
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	26d	1	0.41mi
506 Davis Rd Unit 6 Palm Springs, FL	2.0	2.0	958	$1,700	$1.77	26d	1	0.41mi
502 Davis Rd Palm Springs, FL	2.0	1.0–2.0	878	$1,675	$1.91	7d	2	0.41mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.43mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	26d	1	0.44mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	23d	1	0.45mi
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	26d	1	0.48mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	6d	1	0.48mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	26d	1	0.48mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,850	$2.24	26d	3	0.49mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,750	$2.06	26d	2	0.49mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	9d	1	0.58mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	20d	1	0.60mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,850	$1.96	26d	2	0.60mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	26d	1	0.65mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	26d	1	0.69mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	26d	1	0.74mi
4591 Purdy Ln Unit 2 West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	26d	1	0.74mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,595	$2.69	0d	12	0.81mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	26d	1	0.95mi
220 Henthorne Dr Palm Springs, FL	1.0–2.0	1.5–2.0	900	$1,850	$2.06	26d	4	1.11mi
100 Rex Ave Palm Springs, FL	2.0	2.0	1000	$1,850	$1.85	26d	3	1.14mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	9d	1	1.22mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: trashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $130,000 Active 160 DOM
2. 2026-06-18
   days on market $130,000 Active 157 DOM
3. 2026-06-17
   days on market $130,000 Active 156 DOM
4. 2026-06-16
   days on market $130,000 Active 155 DOM
5. 2026-06-15
   days on market $130,000 Active 154 DOM
6. 2026-06-13
   days on market $130,000 Active 152 DOM
7. 2026-06-09
   days on market $130,000 Active 148 DOM
8. 2026-06-07
   days on market $130,000 Active 146 DOM
9. 2026-06-04
   days on market $130,000 Active 143 DOM
10. 2026-06-03
    days on market $130,000 Active 142 DOM
11. 2026-06-01
    days on market $130,000 Active 140 DOM
12. 2026-05-31
    days on market $130,000 Active 139 DOM
13. 2026-01-12
    listed $130,000 Active
14. 2026-01-11
    historical
15. 2025-11-13
    listed $130,000 Active
16. 2025-01-31
    historical
17. 2024-12-02
    status Active
18. 2024-12-02
    historical
19. 2024-10-04
    price $150,000
20. 2024-09-10
    status Active
21. 2024-07-24
    status Pending
22. 2024-03-07
    listed $155,000 Active
23. 2024-03-04
    historical
24. 2017-10-30
    soldstatus $50,000
25. 2017-10-24
    soldstatus $50,000 Closed
26. 2017-10-03
    historical Contingent
27. 2017-08-17
    price $62,900
28. 2017-07-17
    listed $64,900 Active
29. 2005-07-07
    soldstatus $86,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,739
• − Mortgage interest: −$7,282
• − Property taxes: −$1,238
• − Insurance: −$650
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − HOA: −$4,800
• − Depreciation: −$3,782
• Taxable income: $2,190
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $3,360/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 — Palm Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% French/Haitian/Cajun 10% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+51.2% since first listed

17 events — show timeline

• 2026-01-12 Listed $130,000 Beaches MLS
• 2026-01-11 Listing Removed — Beaches MLS
• 2025-11-13 Listed $130,000 Beaches MLS
• 2025-01-31 Listing Removed — Beaches MLS
• 2024-12-02 Relisted — Beaches MLS
• 2024-12-02 Listing Removed — Beaches MLS
• 2024-10-04 Price Changed $150,000 Beaches MLS
• 2024-09-10 Relisted — Beaches MLS
• 2024-07-24 Pending — Beaches MLS
• 2024-03-07 Listed $155,000 Beaches MLS
• 2024-03-04 Coming Soon — Beaches MLS
• 2017-10-30 Sold (Public Records) $50,000 Public Records
• 2017-10-24 Sold (MLS) $50,000 Beaches MLS
• 2017-10-03 Contingent — Beaches MLS
• 2017-08-17 Price Changed $62,900 Beaches MLS
• 2017-07-17 Listed $64,900 Beaches MLS
• 2005-07-07 Sold (Public Records) $86,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,238 · +4.2% YoY. Source: county tax records.