1036 Us Highway 1 #116 · North Palm Beach, FL 33408

$199,000

2 bd · 2.0 ba · 1,374 sqft · Condo public records · 104 Days on market

Built 1981 $1306/mo HOA · 34% 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 +20.6/30.0
• 1% rule +10.0/10.0
• 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

Unbeatable waterfront value! Directly across from the North Palm Beach Country Club and steps from the Marina, this updated first-floor 2/2 features new vinyl plank flooring, fresh paint and updated kitchen & baths. Start your mornings with peaceful coastal views as you stroll along the docks and sink into an effortless, beachy South Florida rhythm just minutes from premier dining, local shops, parks and pristine beaches. Features a screened patio, easy pool/pet access (20lb max) and covered parking. INCREDIBLE VALUE & PEACE OF MIND: Priced for an immediate sale! Enjoy ultimate predictability with all structural milestones cleared and the current assessment paid in full by the s

Key facts

• Private garden view
• Easy pool access
• Renovated baths

Tags

• WATERFRONT RESIDENCE
• PRIVATE GARDEN VIEW
• EASY POOL ACCESS
• NEW VINYL PLANK FLOORING
• RENOVATED KITCHEN
• RENOVATED BATHS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee includes management, amenities, cable TV, insurance, grounds maintenance, structure maintenance, pool(s), recreation facilities, reserve fund, roof, sewer, trash, and water; Association amenities include boat dock, marina, clubhouse, elevators, pool, and trails

Exterior

• Parking: Covered parking; 1 covered carport space
• Security: Fire alarm; Smoke detectors
• Utilities: Water available; Sewer available; Power available
• Home design: Attached property; 4 stories total; Entry on level 1; Has a view; Waterfront with Intracoastal access
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Storm/security shutters; Screened porch

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Electric water heater; Disposal; Microwave; Refrigerator; Washer
• Bedrooms: Primary bedroom on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Main level primary
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $181k (9.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,863/mo this rent would consume 50% of the median local household income ($92k/yr) (locally 835% 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 $1k of loan paydown is wiped out by about $6k 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 104 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y ago; this cycle's ask has dropped $90k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $199k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.94% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 4.3

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-24,819
• Equity at exit: $29,672

10-year hold

• IRR: -15.0%
• Equity multiple: 0.35×
• Total profit: $-36,311
• Equity at exit: $17,206

Cash invested: $55,720 (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: 4.3×

Monthly cashflow live

• Estimated rent: $3,863 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$355 /mo · $4,263/yr
• Insurance: −$83
• HOA: −$1,306
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $264

Break-even live

Break-even rent $3,529

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	24d	1	0.15mi
29 Yacht Club Dr #306 North Palm Beach, FL	2.0	2.0	1200	$3,000	$2.50	2d	1	0.16mi
123 Lakeshore Dr #445 North Palm Beach, FL	2.0	2.0	1715	$3,950	$2.30	24d	1	0.23mi
124 Lakeshore Dr #4280 North Palm Beach, FL	2.0	2.0	1422	$3,750	$2.64	20d	1	0.28mi
126 Lakeshore Dr Unit 927 North Palm Beach, FL	2.0	2.0	1422	$3,250	$2.29	24d	1	0.29mi
52 Yacht Club Dr #308 North Palm Beach, FL	2.0	2.0	1130	$3,800	$3.36	11d	1	0.29mi
52 Yacht Club Dr North Palm Beach, FL	2.0	2.0	1130	$3,375	$2.99	16d	2	0.29mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$4,000	$2.63	24d	1	0.31mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$3,900	$2.56	7d	1	0.31mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$3,900	$2.56	10d	1	0.31mi
60 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1423	$3,100	$2.18	18d	1	0.31mi
134 Lakeshore Dr Unit T13 North Palm Beach, FL	2.0	2.0	1244	$3,250	$2.61	24d	1	0.32mi
132 Lakeshore Dr #1118 North Palm Beach, FL	3.0	2.5	1498	$6,450	$4.31	24d	1	0.34mi
130 Lakeshore Dr #923 North Palm Beach, FL	2.0	2.0	1244	$3,300	$2.65	24d	1	0.34mi
136 Lakeshore Dr North Palm Beach, FL	2.0	2.0	1244	$4,000	$3.22	3d	1	0.34mi
370 Golfview Rd North Palm Beach, FL	2.0	2.0	1724	$3,775	$2.19	1d	2	0.43mi
382 Golfview Rd Unit C North Palm Beach, FL	2.0	2.0	1513	$2,950	$1.95	24d	1	0.51mi
1 Water Club Way North Palm Beach, FL	3.0–4.0	3.0–4.0	2154	$12,500	$5.80	18d	3	0.53mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,602	$2.32	1d	55	0.75mi
1660 Twelve Oaks Way #203 North Palm Beach, FL	2.0	2.0	1492	$7,500	$5.03	19d	1	0.75mi
732 Pelican Way North Palm Beach, FL	3.0	2.0	1728	$4,950	$2.86	24d	1	0.79mi
733 Waterway Dr North Palm Beach, FL	2.0	2.0	1590	$11,500	$7.23	24d	1	0.87mi
11370 Twelve Oaks Way #614 North Palm Beach, FL	2.0	2.0	1535	$3,750	$2.44	24d	1	0.90mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1044	$3,062	$2.93	1d	10	0.90mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	24d	1	0.95mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	24d	1	0.97mi
11521 Landing Pl Unit E1 North Palm Beach, FL	2.0	2.0	1130	$7,000	$6.19	24d	1	1.00mi
160 Lost Bridge Dr Palm Beach Gardens, FL	3.0	2.0	1826	$4,500	$2.46	14d	1	1.03mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	24d	1	1.05mi
708 Westwind Dr North Palm Beach, FL	3.0	2.0	1761	$4,000	$2.27	24d	1	1.06mi
517 Gulf Rd North Palm Beach, FL	3.0	2.0	1657	$5,500	$3.32	24d	1	1.11mi
1128 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1650	$4,200	$2.55	21d	1	1.17mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	24d	1	1.21mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	24d	1	1.25mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	24d	1	1.25mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	24d	1	1.35mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	24d	1	1.37mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$5,000	$3.17	21d	1	1.40mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	24d	1	1.40mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	24d	1	1.40mi

HOA detail condo

• Monthly dues: $1,306 · $15,672/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $199,000 Active 104 DOM
2. 2026-06-17
   remarks 691-char remark
3. 2026-06-17
   pricedays on market $199,000 Active 103 DOM
4. 2026-06-16
   days on market $274,000 Active 102 DOM
5. 2026-06-15
   days on market $274,000 Active 101 DOM
6. 2026-06-13
   days on market $274,000 Active 99 DOM
7. 2026-06-09
   days on market $274,000 Active 95 DOM
8. 2026-06-08
   days on market $274,000 Active 94 DOM
9. 2026-06-07
   days on market $274,000 Active 93 DOM
10. 2026-06-04
    days on market $274,000 Active 90 DOM
11. 2026-06-03
    days on market $274,000 Active 89 DOM
12. 2026-06-02
    days on market $274,000 Active 88 DOM
13. 2026-06-02
    price $274,000 Active 87 DOM
14. 2026-06-01
    days on market $289,000 Active 87 DOM
15. 2026-05-31
    days on market $289,000 Active 86 DOM
16. 2026-03-06
    listed $289,000 Active
17. 2023-12-01
    status Active
18. 2023-09-01
    historical $2,100
19. 2023-08-31
    listed $2,100
20. 2023-08-16
    historical $2,100
21. 2023-08-11
    price $379,500
22. 2023-08-11
    listed $2,100
23. 2023-06-25
    listed $399,500 Active
24. 2018-06-19
    historical
25. 2018-05-31
    status Active
26. 2018-05-29
    status Pending
27. 2018-05-16
    historical
28. 2018-04-18
    status Active
29. 2018-04-09
    historical
30. 2018-03-09
    price $212,500
31. 2018-01-02
    price $225,000
32. 2017-11-29
    listed $250,000 Active
33. 2013-05-25
    soldstatus $128,000
34. 2013-04-02
    soldstatus $128,000
35. 2013-03-25
    historical
36. 2012-12-24
    listed $135,000
37. 2002-03-05
    soldstatus $120,000
38. 2002-02-28
    soldstatus $120,000
39. 2002-02-03
    historical
40. 2002-01-28
    listed $125,000
41. 2001-12-27
    soldstatus $112,000
42. 2001-11-20
    soldstatus $112,000
43. 2001-10-12
    historical
44. 2001-05-05
    listed $115,000
45. 1998-12-08
    soldstatus $85,000
46. 1998-12-02
    soldstatus $85,000
47. 1998-11-02
    historical
48. 1998-10-05
    listed $89,500
49. 1998-10-05
    historical
50. 1997-11-17
    listed $89,500

ⓘ 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: $4,263 · $355/mo
• Projected year-2 tax: $4,263 · $355/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,359
• − Mortgage interest: −$11,147
• − Property taxes: −$4,263
• − Insurance: −$995
• − Repairs & maintenance: −$3,709
• − Management: −$3,709
• − HOA: −$15,672
• − Depreciation: −$5,789
• Taxable income: $1,076
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,913/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

+223.6% since first listed

36 events — show timeline

• 2026-03-06 Listed $289,000 MARMLS
• 2023-12-01 Relisted — MARMLS
• 2023-09-01 Rental Removed $2,100 MARMLS
• 2023-08-31 Listed for Rent $2,100 MARMLS
• 2023-08-16 Rental Removed $2,100 MARMLS
• 2023-08-11 Price Changed $379,500 MARMLS
• 2023-08-11 Listed for Rent $2,100 MARMLS
• 2023-06-25 Listed $399,500 MARMLS
• 2018-06-19 Listing Removed — MARMLS
• 2018-05-31 Relisted — MARMLS
• 2018-05-29 Pending — MARMLS
• 2018-05-16 Listing Removed — MARMLS
• 2018-04-18 Relisted — MARMLS
• 2018-04-09 Listing Removed — MARMLS
• 2018-03-09 Price Changed $212,500 MARMLS
• 2018-01-02 Price Changed $225,000 MARMLS
• 2017-11-29 Listed $250,000 MARMLS
• 2013-05-25 Sold (Public Records) $128,000 Public Records
• 2013-04-02 Sold (MLS) $128,000 Beaches MLS
• 2013-03-25 Listing Removed — Beaches MLS
• 2012-12-24 Listed $135,000 Beaches MLS
• 2002-03-05 Sold (Public Records) $120,000 Public Records
• 2002-02-28 Sold (MLS) $120,000 Beaches MLS
• 2002-02-03 Listing Removed — Beaches MLS
• 2002-01-28 Listed $125,000 Beaches MLS
• 2001-12-27 Sold (Public Records) $112,000 Public Records
• 2001-11-20 Sold (MLS) $112,000 Beaches MLS
• 2001-10-12 Listing Removed — Beaches MLS
• 2001-05-05 Listed $115,000 Beaches MLS
• 1998-12-08 Sold (Public Records) $85,000 Public Records
• 1998-12-02 Sold (MLS) $85,000 Beaches MLS
• 1998-11-02 Listing Removed — Beaches MLS
• 1998-10-05 Listing Removed — Beaches MLS
• 1998-10-05 Listed $89,500 Beaches MLS
• 1997-11-17 Listed $89,500 Beaches MLS
• 1989-04-25 Sold (Public Records) $89,300 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,263 · -8.8% YoY. Source: county tax records.