Rose Plan · Westlake, FL 33470

$370,990

3 bd · 2.5 ba · 1,536 sqft · Townhouse · 862 Days on market

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Listed 861 days

Property features AI

Finance

• Other: Address: 16610 Town Center Pkwy N, Loxahatchee FL 33470
• Financial info: List price $370,990

Exterior

• Home design: New construction plan; Single-family property (plan name: Rose)
• Exterior features: Living area 1536

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Rose; Active listing

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $371k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $371k).
• Recommended offer: $326k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising fast (+7.7%/yr); 597 active listings in the ZIP; high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 39% of the median local income ($122k/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 $3k of loan paydown is wiped out by about $11k 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $104k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 862 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $326,471 (12.0% below list)

Questions for the listing agent

1. It's been on market 862 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.68% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-6,095
• Equity at exit: $55,316

10-year hold

• IRR: 12.7%
• Equity multiple: 2.22×
• Total profit: $127,111
• Equity at exit: $32,076

Cash invested: $103,877 (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 33470

• Home prices YoY: -23.3%
• Rents YoY: 7.7%
• Active inventory: 597
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,932 medium
• Mortgage (P&I): −$1,946
• Tax est. 1.5%: −$464 /mo · $5,565/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $543

Break-even live

Break-even rent $3,245

Max offer price $370,990

Occupancy floor 81%

Sensitivity live

Price	-10% $799	-5% $671	+0% $543	+5% $415	+10% $286
Rent	-10% $232	-5% $387	+0% $543	+5% $698	+10% $853
Rate	-1.0pp $730	-0.5pp $637	base $543	+0.5pp $447	+1.0pp $349

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: $92,748
• Closing costs: $11,130
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $370,990 Active 862 DOM
2. 2026-06-18
   days on market $370,990 Active 859 DOM
3. 2026-06-17
   days on market $370,990 Active 858 DOM
4. 2026-06-16
   days on market $370,990 Active 857 DOM
5. 2026-06-15
   days on market $370,990 Active 856 DOM
6. 2026-06-13
   days on market $370,990 Active 854 DOM
7. 2026-06-09
   days on market $370,990 Active 850 DOM
8. 2026-06-07
   days on market $370,990 Active 848 DOM
9. 2026-06-04
   days on market $370,990 Active 845 DOM
10. 2026-06-03
    days on market $370,990 Active 844 DOM
11. 2026-06-01
    days on market $370,990 Active 842 DOM
12. 2026-05-31
    days on market $370,990 Active 841 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $47,189
• − Mortgage interest: −$20,781
• − Property taxes: −$5,565
• − Insurance: −$1,855
• − Repairs & maintenance: −$3,775
• − Management: −$3,775
• − Depreciation: −$10,792
• Taxable income: $646
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $6,359/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 — Westlake

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Westlake, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 35,610
• Household income: $122,163
• Rent vs Own: 5.4% rent · 94.6% own
• Severe rent burden: 43.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 16% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 18% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -124.68%
• Current HPI: 410.2689
• Rent YoY: ▲ 7.68%
• 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