3489 Rossi Ct · West Palm Beach, FL 33417

$249,900

2 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 21 Days on market

Built 1979 2,675 sqft lot $383/mo HOA · 15% 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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/2 Bedroom villa is located in gated 55+ community of Cypress Lakes with fantastic amenities including clubhouse with full schedule activities, tennis, Bocce Ball, GYM, golf course with 18 Holes, close to shopping and restaurants, close to Ballpark of the Palm Beaches, 15 minutes to PBI Airport. This one story attached villa features: new laminated flooring, carpets in bedrooms, large covered patio, 2 parking on driveway, newer compressor, new water heater. Home is spotless clean and will be ready to move on February 1, 2021. Low HOA includes, cable with Internet and maintenance the common area. Pets are restricted but accepted. Roof 2005, Exterior( compressor) A/C 2016, water heater 2018.

Key facts

• Hot tub
• Gym
• Library

Tags

• GUARD GATED COMMUNITY
• 18 HOLE EXECUTIVE COURSE
• CLUBHOUSE WITH POOL
• HOT TUB
• GYM
• LIBRARY

Property features AI

Finance

• Other: Senior community; Pets allowed with size limits
• Financial info: Property is in a managed community (association provides multiple amenities)
• HOA & community: Homeowners association with monthly fee; HOA fee approximately $383 per month; Association amenities include heated pool, spa/hot tub, fitness center, tennis courts, pickleball and shuffleboard courts, bocce ball, putting green, clubhouse, community room, billiard and game rooms, hobby room, library, management/manager on site, recreation facilities, sidewalks, internet included, security, and golf access

Exterior

• Parking: Two parking spaces total; Driveway parking
• Security: Gated with guard; Community security listed among association amenities
• Utilities: Public water; Public sewer; Cable connected; Water connected; Sewer available
• Home design: Villa; Single-story (one level); Resale condition; Faces east; Gated community with guard; Living area approximately 1,250 sq ft
• Construction: Concrete block with stucco exterior; Built as a one-story structure
• Exterior features: Not waterfront; Shingle roof; Driveway

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: No notable built-in interior features listed; Furnishing is negotiable
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (7.8% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $231k (7.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents flat; 473 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $2,509/mo this rent would consume 58% of the median local household income ($52k/yr) (locally 2548% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $155k; list at $250k implies a 61% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,503 (7.8% 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. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.00% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.22×
• Total profit: $-54,532
• Equity at exit: $37,261

10-year hold

• IRR: -32.9%
• Equity multiple: -0.20×
• Total profit: $-83,671
• Equity at exit: $21,607

Cash invested: $69,972 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 473
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,509 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$294 /mo · $3,534/yr
• Insurance: −$104
• HOA: −$383
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-110

Break-even live

Break-even rent $2,648

Max offer price $230,503

Occupancy floor 99%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,150	$2.09	14d	1	0.34mi
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,000	$1.99	8d	1	0.34mi
2820 Tennis Club Dr #408 West Palm Beach, FL	3.0	2.0	1610	$3,800	$2.36	24d	1	0.77mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	0.78mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	0.80mi
3760 N Jog Rd West Palm Beach, FL	3.0	2.0	1375	$2,500	$1.82	24d	1	0.89mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	0.92mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	24d	1	0.92mi
3490 Briar Bay Blvd West Palm Beach, FL	2.0	2.0	920	$1,800	$1.96	4d	1	0.95mi
3490 Briar Bay Blvd #104 West Palm Beach, FL	2.0	2.0	883	$1,799	$2.04	14d	1	0.95mi
3810 N Jog Rd West Palm Beach, FL	2.0	2.0	904	$1,950	$2.16	8d	2	0.96mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.07mi
3512 Briar Bay Blvd #105 West Palm Beach, FL	2.0	2.0	883	$2,000	$2.27	8d	1	1.08mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	1.29mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	24d	1	1.37mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	21d	1	1.41mi
3472 Commodore Ct West Palm Beach, FL	3.0	2.5	1671	$2,900	$1.74	4d	1	1.41mi
2936 Hidden Hills Rd #1504 West Palm Beach, FL	3.0	3.0	1607	$2,400	$1.49	24d	1	1.43mi
3464 Commodore Ct West Palm Beach, FL	3.0	2.5	1671	$3,300	$1.97	17d	1	1.43mi
2904 Hidden Hills Rd Unit 904 West Palm Beach, FL	3.0	2.5	1379	$2,200	$1.60	24d	1	1.46mi
6516 Morgan Hill Trl #1809 West Palm Beach, FL	2.0	2.5	1086	$2,050	$1.89	3d	1	1.46mi
2912 Hidden Hills Rd #1205 West Palm Beach, FL	3.0	3.0	1423	$2,400	$1.69	24d	1	1.47mi
2944 Hidden Hills Rd #1604 West Palm Beach, FL	3.0	3.0	1450	$2,390	$1.65	24d	1	1.49mi

HOA detail

• Monthly dues: $383 · $4,596/yr
• Likely covers: waterinternetcablegymsecurity

Listing history 31 events

1. 2026-06-18
   days on market $249,900 Active 21 DOM
2. 2026-06-17
   days on market $249,900 Active 20 DOM
3. 2026-06-16
   days on market $249,900 Active 19 DOM
4. 2026-06-15
   days on market $249,900 Active 18 DOM
5. 2026-06-13
   days on market $249,900 Active 16 DOM
6. 2026-06-09
   days on market $249,900 Active 12 DOM
7. 2026-06-08
   days on market $249,900 Active 11 DOM
8. 2026-06-07
   days on market $249,900 Active 10 DOM
9. 2026-06-04
   days on market $249,900 Active 7 DOM
10. 2026-06-03
    days on market $249,900 Active 6 DOM
11. 2026-06-02
    days on market $249,900 Active 5 DOM
12. 2026-06-01
    days on market $249,900 Active 4 DOM
13. 2026-05-31
    days on market $249,900 Active 3 DOM
14. 2026-05-26
    listed $249,900 Active
15. 2021-04-21
    soldstatus $155,000
16. 2021-04-15
    soldstatus $155,000 Closed 701-char remark

    Show marketing remark (701 chars)

    2/2 Bedroom villa is located in gated 55+ community of Cypress Lakes with fantastic amenities including clubhouse with full schedule activities, tennis, Bocce Ball, GYM, golf course with 18 Holes, close to shopping and restaurants, close to Ballpark of the Palm Beaches, 15 minutes to PBI Airport. This one story attached villa features: new laminated flooring, carpets in bedrooms, large covered patio, 2 parking on driveway, newer compressor, new water heater. Home is spotless clean and will be ready to move on February 1, 2021. Low HOA includes, cable with Internet and maintenance the common area. Pets are restricted but accepted. Roof 2005, Exterior( compressor) A/C 2016, water heater 2018.

17. 2021-03-30
    status Pending 701-char remark

    Show marketing remark (701 chars)

    2/2 Bedroom villa is located in gated 55+ community of Cypress Lakes with fantastic amenities including clubhouse with full schedule activities, tennis, Bocce Ball, GYM, golf course with 18 Holes, close to shopping and restaurants, close to Ballpark of the Palm Beaches, 15 minutes to PBI Airport. This one story attached villa features: new laminated flooring, carpets in bedrooms, large covered patio, 2 parking on driveway, newer compressor, new water heater. Home is spotless clean and will be ready to move on February 1, 2021. Low HOA includes, cable with Internet and maintenance the common area. Pets are restricted but accepted. Roof 2005, Exterior( compressor) A/C 2016, water heater 2018.

18. 2021-03-06
    historical Contingent 701-char remark

    Show marketing remark (701 chars)

    2/2 Bedroom villa is located in gated 55+ community of Cypress Lakes with fantastic amenities including clubhouse with full schedule activities, tennis, Bocce Ball, GYM, golf course with 18 Holes, close to shopping and restaurants, close to Ballpark of the Palm Beaches, 15 minutes to PBI Airport. This one story attached villa features: new laminated flooring, carpets in bedrooms, large covered patio, 2 parking on driveway, newer compressor, new water heater. Home is spotless clean and will be ready to move on February 1, 2021. Low HOA includes, cable with Internet and maintenance the common area. Pets are restricted but accepted. Roof 2005, Exterior( compressor) A/C 2016, water heater 2018.

19. 2020-12-01
    listed $162,000 Active 701-char remark

    Show marketing remark (701 chars)

    2/2 Bedroom villa is located in gated 55+ community of Cypress Lakes with fantastic amenities including clubhouse with full schedule activities, tennis, Bocce Ball, GYM, golf course with 18 Holes, close to shopping and restaurants, close to Ballpark of the Palm Beaches, 15 minutes to PBI Airport. This one story attached villa features: new laminated flooring, carpets in bedrooms, large covered patio, 2 parking on driveway, newer compressor, new water heater. Home is spotless clean and will be ready to move on February 1, 2021. Low HOA includes, cable with Internet and maintenance the common area. Pets are restricted but accepted. Roof 2005, Exterior( compressor) A/C 2016, water heater 2018.

20. 2020-09-01
    historical
21. 2020-02-15
    listed $159,900 Active
22. 2000-01-04
    soldstatus $54,000
23. 1999-12-30
    soldstatus $54,000
24. 1999-12-14
    historical
25. 1999-10-21
    listed $55,000
26. 1999-10-21
    historical
27. 1998-06-26
    listed $55,000
28. 1993-06-01
    soldstatus $26,500
29. 1993-06-01
    soldstatus $26,500
30. 1984-11-01
    soldstatus $60,000
31. 1982-04-01
    soldstatus $50,000

ⓘ 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: $3,534 · $294/mo
• Projected year-2 tax: $3,534 · $294/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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,111
• − Mortgage interest: −$13,998
• − Property taxes: −$3,534
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − HOA: −$4,596
• − Depreciation: −$7,270
• Taxable loss: −$5,354
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $-33/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): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

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: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• 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

+399.8% since first listed

18 events — show timeline

• 2026-05-26 Listed $249,900 Beaches MLS
• 2021-04-21 Sold (Public Records) $155,000 Public Records
• 2021-04-15 Sold (MLS) $155,000 Beaches MLS
• 2021-03-30 Pending — Beaches MLS
• 2021-03-06 Contingent — Beaches MLS
• 2020-12-01 Listed $162,000 Beaches MLS
• 2020-09-01 Listing Removed — Beaches MLS
• 2020-02-15 Listed $159,900 Beaches MLS
• 2000-01-04 Sold (Public Records) $54,000 Public Records
• 1999-12-30 Sold (MLS) $54,000 Beaches MLS
• 1999-12-14 Listing Removed — Beaches MLS
• 1999-10-21 Listing Removed — Beaches MLS
• 1999-10-21 Listed $55,000 Beaches MLS
• 1998-06-26 Listed $55,000 Beaches MLS
• 1993-06-01 Sold (Public Records) $26,500 Public Records
• 1993-06-01 Sold (Public Records) $26,500 Public Records
• 1984-11-01 Sold (Public Records) $60,000 Public Records
• 1982-04-01 Sold (Public Records) $50,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,534 · +4.3% YoY. Source: county tax records.