2649 Clipper Cir · West Palm Beach, FL 33411

$360,000

3 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 34 Days on market

Built 2001 9,055 sqft lot Est $500k · 28% under $649/mo HOA · 21% of rent ↓ 58% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks

AMAZING OPPORTUNITY TO OWN A 3/2/2 WATERFRONT HOME IN EXCLUSIVE BAYWINDS! This home features a Accordion Shutters, 2021 AC, tiled living area, Corian Counter tops and plenty of storage. Priced to sell allowing buyer to chose bedroom flooring and endless updates. Seller will replace roof prior to closing with an acceptable offer. Baywinds is a beautifully maintained exclusive 55+ community offering a multitude of activities, 24 hour manned guard gate, and sidewalks thru out. They have 2 pools plus a resistance pool. The clubhouse renovations are expected to be completed in 2027 (see attached document for more information). Resort style amenities, Cable, Internet, Alarm, lawn care, sprinkler

Key facts

• Tiled living area
• Plenty of storage
• Waterfront home

Tags

• WATERFRONT HOME
• ACCORDION SHUTTERS
• TILED LIVING AREA
• CORIAN COUNTER TOPS
• PLENTY OF STORAGE
• 24 HOUR MANNED GUARD GATE

Property features AI

Finance

• Other: Pets allowed (cats and dogs allowed; number limit applies)
• Financial info: No land lease
• HOA & community: Community associations: Pelican Cove and Baywinds Community Association; HOA fee around $150 per month (monthly); HOA covers cable TV, internet, security, common areas, reserves and recreation facilities; Community amenities include clubhouse, pool, fitness center, tennis courts, pickleball courts, billiard room, jogging path, management, on-site manager, community room, internet included, maintained community, sidewalks, street lights, security and recreation facilities; Senior community

Exterior

• Parking: Attached 2-car garage; Driveway with decorative paver block; 2 covered parking spaces; 2 open parking spaces (4 total parking spaces)
• Security: Gated community with manned guard; Security gate
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Water available
• Home design: Single family residence; One story; Resale property; Property faces north (direction faces north); Road frontage west of US-1
• Construction: CBS construction; Tile roof; 1,617 sq ft living area (2,238 sq ft building area total)
• Exterior features: Covered patio; Screened patio; Screened porch; Patio; Porch; Sidewalks; Asphalt road surface; Waterfront (no specific waterfront features listed)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Custom mirrors
• Laundry & utility: Laundry room on main level; Washer and dryer hook-ups (electric dryer hookup); Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-673 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (15.8% below list).
• Recommended offer: $241k (33.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Benoist Farms Elementary School (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 421 students, 80% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 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; 583 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 39% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $241,053 (33.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $499,653
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8540 Pine Cay	0.65mi	3/2.0	1,681 (+4%)	14mo	$520,000	$309	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.46×
• Total profit: $147,163
• Equity at exit: $324,317

10-year hold

• IRR: 16.4%
• Equity multiple: 5.52×
• Total profit: $455,979
• Equity at exit: $699,401

Cash invested: $100,800 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 583
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,031 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$381 /mo · $4,574/yr
• Insurance: −$150
• HOA: −$649
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-673

Break-even live

Break-even rent $3,884

Max offer price $241,053

Occupancy floor —

Sensitivity live

Price	-10% $-470	-5% $-571	+0% $-673	+5% $-775	+10% $-877
Rent	-10% $-913	-5% $-793	+0% $-673	+5% $-554	+10% $-434
Rate	-1.0pp $-492	-0.5pp $-582	base $-673	+0.5pp $-767	+1.0pp $-862

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2675 Clipper Cir West Palm Beach, FL	3.0	2.0	1984	$3,500	$1.76	9d	1	0.00mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	18d	1	0.42mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	5d	1	0.42mi
2312 Curley Cut West Palm Beach, FL	3.0	2.5	1972	$5,000	$2.54	26d	1	0.53mi
9315 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,600	$1.90	26d	1	0.59mi
9363 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,750	$2.01	6d	1	0.60mi
9391 Bridgeport Dr West Palm Beach, FL	3.0	2.0	1508	$4,200	$2.79	26d	1	0.60mi
2325 Sailfish Cove Dr West Palm Beach, FL	2.0	2.0	2008	$3,600	$1.79	26d	1	0.62mi
2425 Pigeon Cay West Palm Beach, FL	3.0	2.0	1762	$3,540	$2.01	26d	1	0.64mi
9766 Galleon Dr West Palm Beach, FL	2.0	2.0	1259	$2,240	$1.78	4d	1	0.71mi
2146 Man of War West Palm Beach, FL	2.0	2.0	1209	$3,000	$2.48	26d	1	0.72mi
2564 Sandy Cay West Palm Beach, FL	3.0	2.0	1974	$4,000	$2.03	26d	1	0.86mi
9825 Baywinds Dr West Palm Beach, FL	2.0	2.0	1199	$2,110	$1.76	26d	2	0.87mi
9825 Baywinds Blvd Unit 1125 West Palm Beach, FL	2.0	2.0	1258	$1,925	$1.53	21d	1	0.87mi
9825 Baywinds Dr #1302 West Palm Beach, FL	2.0	2.0	1141	$2,295	$2.01	21d	1	0.87mi
9662 Sandpiper Ln West Palm Beach, FL	3.0	2.0	1961	$3,200	$1.63	26d	1	0.88mi
8410 Cargill Pt West Palm Beach, FL	3.0	2.0	1421	$3,350	$2.36	26d	1	0.89mi
9905 Baywinds Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1036	$2,250	$2.17	6d	2	0.90mi
9905 Baywinds Dr West Palm Beach, FL	2.0	2.0	1141	$2,400	$2.10	16d	2	0.90mi
3910 Sandy Cay West Palm Beach, FL	3.0	2.0	1280	$2,140	$1.67	4d	1	0.90mi
9857 Baywinds Dr #9210 West Palm Beach, FL	2.0	2.0	1141	$2,395	$2.10	9d	1	0.90mi
9857 Baywinds Dr #9210 West Palm Beach, FL	2.0	2.0	1141	$2,600	$2.28	12d	1	0.90mi
9901 Baywinds Dr #3202 West Palm Beach, FL	3.0	2.0	1310	$1,200	$0.92	16d	1	0.93mi
9901 Baywinds Dr #3202 West Palm Beach, FL	3.0	2.0	1310	$2,500	$1.91	26d	1	0.93mi
9873 Baywinds Dr #5212 West Palm Beach, FL	3.0	2.0	1310	$2,450	$1.87	26d	1	0.98mi
1990 Augustine Rd West Palm Beach, FL	1.0–2.0	1.0–2.0	1019	$2,567	$2.52	1d	15	1.16mi
10276 Fox Trail Rd S #110 West Palm Beach, FL	2.0	2.0	1051	$2,000	$1.90	23d	1	1.32mi
10276 Fox Trail Rd S West Palm Beach, FL	2.0	2.0	1051	$1,900	$1.81	26d	2	1.32mi
2830 Bellarosa Cir West Palm Beach, FL	3.0	2.5	2046	$3,300	$1.61	26d	1	1.34mi
1561 Balfour Point Dr Unit B West Palm Beach, FL	3.0	2.0	1156	$2,250	$1.95	3d	1	1.37mi
1600 Windorah Way Unit C West Palm Beach, FL	3.0	2.0	1156	$2,290	$1.98	18d	1	1.41mi
2104 Tigris Dr Unit 2104 West Palm Beach, FL	3.0	2.5	1298	$2,990	$2.30	9d	1	1.45mi
1566 Lake Crystal Dr West Palm Beach, FL	2.0	2.0	1200	$1,800	$1.50	20d	1	1.49mi
1566 Lake Crystal Dr West Palm Beach, FL	2.0	2.0	1200	$1,800	$1.50	26d	1	1.49mi

HOA detail

• Monthly dues: $649 · $7,788/yr
• Likely covers: waterinternetcablelandscapingpool

Listing history 16 events

1. 2026-06-21
   days on market $360,000 Active 34 DOM
2. 2026-06-18
   days on market $360,000 Active 31 DOM
3. 2026-06-17
   days on market $360,000 Active 30 DOM
4. 2026-06-16
   days on market $360,000 Active 29 DOM
5. 2026-06-15
   days on market $360,000 Active 28 DOM
6. 2026-06-13
   pricedays on market $360,000 Active 26 DOM
7. 2026-06-09
   days on market $375,000 Active 22 DOM
8. 2026-06-08
   days on market $375,000 Active 21 DOM
9. 2026-06-07
   days on market $375,000 Active 20 DOM
10. 2026-06-04
    days on market $375,000 Active 17 DOM
11. 2026-06-03
    days on market $375,000 Active 16 DOM
12. 2026-06-02
    days on market $375,000 Active 15 DOM
13. 2026-06-01
    days on market $375,000 Active 14 DOM
14. 2026-05-31
    days on market $375,000 Active 13 DOM
15. 2026-05-18
    listed $375,000 Active
16. 2001-06-26
    soldstatus $899,800

ⓘ 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: $4,574 · $381/mo
• Projected year-2 tax: $4,574 · $381/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,375
• − Mortgage interest: −$20,166
• − Property taxes: −$4,574
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,910
• − Management: −$2,910
• − HOA: −$7,788
• − Depreciation: −$10,473
• Taxable loss: −$14,245
• Est. tax savings @ 24.0%: +$3,419
• After-tax cash flow: $-4,661/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

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

-58.3% since first listed

2 events — show timeline

• 2026-05-18 Listed $375,000 Beaches MLS
• 2001-06-26 Sold (Public Records) $899,800 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,574 · +0.5% YoY. Source: county tax records.