327 Southwind Dr #203 · North Palm Beach, FL 33408

$339,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 30 Days on market

Built 1985 $480/mo HOA · 12% 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 +20.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.6/10.0
• 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 MLS

Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

Key facts

• $480 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community elevator(s); Community pool; Community storage; Quarterly association fee (includes insurance, grounds maintenance, pest control, sewer, trash, water, common areas, elevator, reserve funds, pool service)

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (total 1)
• Security: Security lights
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Condominium; One level; Faces southeast; Resale condition
• Construction: Built with CBS construction; Barrel roof; 3 total stories
• Exterior features: Paved road access; No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Entrance foyer; Kitchen island; Walk-in closet(s); Split bedroom layout; Closet cabinetry; Plantation shutters; Storm windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $334k (1.5% 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.
• Zoned schools: Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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; 403 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,951/mo this rent would consume 51% 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 $2k of loan paydown is wiped out by about $10k 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 30 days — a 2% lower offer ($334k) 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 $195k; list at $339k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,915 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 7.1

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-36,066
• Equity at exit: $50,546

10-year hold

• IRR: -6.4%
• Equity multiple: 0.64×
• Total profit: $-33,844
• Equity at exit: $29,311

Cash invested: $94,920 (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: 403
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,951 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$141
• HOA: −$480
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $458

Break-even live

Break-even rent $3,371

Max offer price $339,000

Occupancy floor 83%

Sensitivity live

Price	-10% $650	-5% $554	+0% $458	+5% $362	+10% $266
Rent	-10% $146	-5% $302	+0% $458	+5% $614	+10% $770
Rate	-1.0pp $629	-0.5pp $544	base $458	+0.5pp $370	+1.0pp $281

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	0.04mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	25d	1	0.13mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	0.13mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	25d	1	0.13mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	25d	1	0.36mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	25d	1	0.52mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	25d	1	0.52mi
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	25d	1	0.52mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	25d	1	0.55mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	25d	1	0.56mi
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	25d	1	0.75mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	25d	1	0.89mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	25d	1	0.91mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	25d	1	0.91mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	0d	10	0.94mi
1155 Lake Shore Dr #202 West Palm Beach, FL	2.0	2.0	1206	$4,750	$3.94	25d	1	0.97mi
1060 Lake Shore Dr #201 West Palm Beach, FL	2.0	2.0	1206	$3,850	$3.19	19d	1	1.00mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	25d	1	1.14mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.21mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	25d	1	1.24mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	0d	19	1.29mi
60 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1423	$3,100	$2.18	19d	1	1.37mi
52 Yacht Club Dr North Palm Beach, FL	2.0	2.0	1130	$3,375	$2.99	17d	2	1.42mi
52 Yacht Club Dr #308 North Palm Beach, FL	2.0	2.0	1130	$3,800	$3.36	13d	1	1.42mi
29 Yacht Club Dr #306 North Palm Beach, FL	2.0	2.0	1200	$3,000	$2.50	3d	1	1.44mi
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	25d	1	1.47mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $339,000 Active 30 DOM
2. 2026-06-18
   days on market $339,000 Active 27 DOM
3. 2026-06-17
   days on market $339,000 Active 26 DOM
4. 2026-06-16
   days on market $339,000 Active 25 DOM
5. 2026-06-15
   days on market $339,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $339,000 Active 22 DOM
7. 2026-06-09
   days on market $350,000 Active 18 DOM
8. 2026-06-08
   days on market $350,000 Active 17 DOM
9. 2026-06-07
   days on market $350,000 Active 16 DOM
10. 2026-06-04
    days on market $350,000 Active 13 DOM
11. 2026-06-03
    days on market $350,000 Active 12 DOM
12. 2026-06-02
    days on market $350,000 Active 11 DOM
13. 2026-06-01
    days on market $350,000 Active 10 DOM
14. 2026-05-31
    days on market $350,000 Active 9 DOM
15. 2026-05-22
    listed $350,000 Active
16. 2020-10-15
    soldstatus $195,000
17. 2020-10-07
    soldstatus $195,000 Closed 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

18. 2020-10-03
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

19. 2020-09-22
    status Active 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

20. 2020-08-20
    historical Contingent 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

21. 2020-08-18
    price $199,000 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

22. 2020-08-13
    status Active 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

23. 2020-08-04
    historical Active Under Contract 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

24. 2020-07-21
    price $205,900 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

25. 2020-07-03
    listed $209,999 Active 427-char remark

    Show marketing remark (427 chars)

    Completely remodeled top to bottom gorgeous Southwind second floor unit. Brand new AC inside & out. Stainless steel appliances have never been used, with stickers on them and 1-year manuf. warranty. Water heater recently upgraded. Both bathrooms with vanities, glass frame shower/tub, and more. Laundry inside unit, washer dryer hookup. Community pool just steps away from the boat docks and canal. Schedule a tour today!

26. 2012-01-26
    historical
27. 2011-02-01
    listed $120,000
28. 2010-04-14
    historical
29. 2009-10-15
    listed $125,000
30. 2008-05-21
    soldstatus $125,000
31. 2008-05-21
    soldstatus $125,000
32. 2008-04-16
    historical
33. 2008-04-12
    listed $133,667

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,173 · $264/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 6/10 Major FEMA zone X (unshaded) · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $47,415
• − Mortgage interest: −$18,989
• − Property taxes: −$3,173
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,793
• − Management: −$3,793
• − HOA: −$5,760
• − Depreciation: −$9,862
• Taxable income: $350
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $5,413/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

+161.8% since first listed

19 events — show timeline

• 2026-05-22 Listed $350,000 Beaches MLS
• 2020-10-15 Sold (Public Records) $195,000 Public Records
• 2020-10-07 Sold (MLS) $195,000 Beaches MLS
• 2020-10-03 Pending — Beaches MLS
• 2020-09-22 Relisted — Beaches MLS
• 2020-08-20 Contingent — Beaches MLS
• 2020-08-18 Price Changed $199,000 Beaches MLS
• 2020-08-13 Relisted — Beaches MLS
• 2020-08-04 Contingent — Beaches MLS
• 2020-07-21 Price Changed $205,900 Beaches MLS
• 2020-07-03 Listed $209,999 Beaches MLS
• 2012-01-26 Listing Removed — Beaches MLS
• 2011-02-01 Listed $120,000 Beaches MLS
• 2010-04-14 Listing Removed — Beaches MLS
• 2009-10-15 Listed $125,000 Beaches MLS
• 2008-05-21 Sold (Public Records) $125,000 Public Records
• 2008-05-21 Sold (MLS) $125,000 Beaches MLS
• 2008-04-16 Listing Removed — Beaches MLS
• 2008-04-12 Listed $133,667 Beaches MLS

Property tax history

+5.6%/yr

Latest (2025): $3,173 · +2.7% YoY. Source: county tax records.