6458 Emerald Dunes Dr #303 · West Palm Beach, FL 33411

$249,000

2 bd · 2.0 ba · 1,071 sqft · Condo public records · 2 Days on market

Built 2006 $468/mo HOA · 22% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

A wonderful opportunity to own at The Villas at Emerald Dunes, one of West Palm Beach's most sought-after gated communities. This bright and spacious 2/2 offers the perfect blend of comfort, style, and convenience. The split floor plan features two master suites with walk-in closets, providing privacy and flexibility for owners, guests, or a home office setup. The gourmet kitchen impresses with granite countertops and stainless steel appliances, and the in-unit full-size laundry room adds everyday convenience. Enjoy Florida living from your private balcony, with hurricane impact windows throughout for year-round peace of mind. Two parking spaces included, one covered. Roofs were replaced co

Key facts

• In-unit laundry room
• Split floor plan
• Walk-in closets

Tags

• SPLIT FLOOR PLAN
• WALK-IN CLOSETS
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• IN-UNIT LAUNDRY ROOM

Property features AI

Finance

• Financial info: Lease considered; Pets allowed
• HOA & community: Monthly association fee; Association fee includes management, common areas, cable TV, insurance, grounds maintenance, recreation facilities, sewer, security, trash and water; Community amenities include clubhouse, fitness center, playground, pool, spa/hot tub, billiard room and tennis courts

Exterior

• Parking: Assigned parking; Guest parking; Two or more spaces
• Security: Complex fenced; Phone entry; Security guard; Smoke detectors
• Utilities: Electricity for heating and cooling; Electric water heater; Association-managed sewer and water service
• Home design: Has property attached; Faces northeast; Entry on level 3; Single-story unit within a 3-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds; Impact glass windows; Living/dining room; Main living area on entry level; Tub with shower; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry / utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (13.7% below list).
• Recommended offer: $154k (38.2% 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: Grassy Waters Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 739 students, 64% 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 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-19 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y ago; this cycle's ask is 11757% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $184k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,929 (38.2% 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. 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. 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 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: 0.86% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.26%
• DSCR: 0.59
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 2.39×
• Total profit: $97,133
• Equity at exit: $224,319

10-year hold

• IRR: 15.7%
• Equity multiple: 5.38×
• Total profit: $305,240
• Equity at exit: $483,752

Cash invested: $69,720 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 583
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$358 /mo · $4,301/yr
• Insurance: −$104
• HOA: −$468
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-538

Break-even live

Break-even rent $2,830

Max offer price $153,929

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-468	+0% $-538	+5% $-609	+10% $-679
Rent	-10% $-708	-5% $-623	+0% $-538	+5% $-453	+10% $-368
Rate	-1.0pp $-413	-0.5pp $-475	base $-538	+0.5pp $-603	+1.0pp $-668

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6482 Emerald Dunes Dr Unit 215 Royal Palm Beach, FL	1.0	1.0	745	$1,700	$2.28	26d	1	0.03mi
6482 Emerald Dunes Dr #301 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	9d	1	0.03mi
6482 Emerald Dunes Dr Unit 112 Royal Palm Beach, FL	3.0	2.0	1493	$2,300	$1.54	26d	1	0.03mi
6510 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1262	$2,225	$1.76	20d	2	0.04mi
6450 Emerald Dunes Dr #103 West Palm Beach, FL	3.0	2.0	1493	$2,895	$1.94	6d	1	0.05mi
6426 Emerald Dunes Dr #306 West Palm Beach, FL	2.0	2.0	1141	$2,295	$2.01	1d	1	0.06mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	6d	1	0.06mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	18d	1	0.06mi
6418 Emerald Dunes Dr #305 West Palm Beach, FL	2.0	2.0	1262	$2,250	$1.78	26d	1	0.07mi
6505 Emerald Dunes Dr Unit 315 West Palm Beach, FL	2.0	2.0	1226	$2,000	$1.63	26d	1	0.07mi
6410 Emerald Dunes Dr #202 West Palm Beach, FL	1.0	1.0	843	$1,850	$2.19	18d	1	0.08mi
6410 Emerald Dunes Dr #205 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	26d	1	0.08mi
6529 Emerald Dunes Dr Unit 319 Royal Palm Beach, FL	2.0	2.0	1058	$2,000	$1.89	26d	1	0.10mi
6556 Emerald Dunes Dr Royal Palm Beach, FL	1.0	1.0	858	$1,950	$2.27	9d	2	0.11mi
6556 Emerald Dunes Dr Royal Palm Beach, FL	1.0	1.0	858	$1,950	$2.27	15d	2	0.11mi
6556 Emerald Dunes Dr #303 West Palm Beach, FL	1.0	1.0	843	$2,000	$2.37	26d	1	0.11mi
6386 Emerald Dunes Dr #201 West Palm Beach, FL	3.0	2.0	1381	$2,650	$1.92	26d	1	0.13mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,250	$2.12	16d	2	0.13mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,250	$2.12	5d	2	0.13mi
6559 Emerald Dunes Dr Royal Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,175	$2.05	0d	3	0.15mi
6559 Emerald Dunes Dr Royal Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,212	$2.09	26d	2	0.15mi
6533 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1058	$2,200	$2.08	5d	2	0.16mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	26d	1	0.40mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	1d	1	0.47mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	26d	1	0.47mi
145 Windsor G West Palm Beach, FL	2.0	2.0	819	$1,800	$2.20	26d	1	0.48mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	26d	1	0.55mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	26d	1	0.56mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	26d	1	0.56mi
2905 Hidden Hills Rd #2203 West Palm Beach, FL	2.0	2.5	1086	$2,100	$1.93	26d	1	0.57mi
2912 Hidden Hills Rd #1205 West Palm Beach, FL	3.0	3.0	1423	$2,400	$1.69	26d	1	0.58mi
2904 Hidden Hills Rd Unit 904 West Palm Beach, FL	3.0	2.5	1379	$2,200	$1.60	26d	1	0.59mi
2944 Hidden Hills Rd #1604 West Palm Beach, FL	3.0	3.0	1450	$2,390	$1.65	26d	1	0.63mi
115 Camden E West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	26d	1	0.63mi
6549 Diamond Springs Ter #2004 West Palm Beach, FL	3.0	2.5	1362	$2,300	$1.69	4d	1	0.63mi
6516 Morgan Hill Trl #1809 West Palm Beach, FL	2.0	2.5	1086	$2,050	$1.89	4d	1	0.66mi
145 Northampton H Unit H West Palm Beach, FL	2.0	1.5	798	$1,800	$2.26	9d	1	0.68mi
245 Northampton M West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	7d	1	0.75mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	4d	1	0.78mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	22d	1	0.81mi

HOA detail condo

• Monthly dues: $468 · $5,616/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $249,000 Active 2 DOM

ⓘ 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: $4,301 · $358/mo
• Projected year-2 tax: $4,301 · $358/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $25,789
• − Mortgage interest: −$13,948
• − Property taxes: −$4,301
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$5,616
• − Depreciation: −$7,244
• Taxable loss: −$10,691
• Est. tax savings @ 24.0%: +$2,566
• After-tax cash flow: $-3,892/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): 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

-97.4% since first listed

16 events — show timeline

• 2026-06-20 Listed for Rent $2,100 RMLSFL
• 2026-06-19 Listed $249,000 MARMLS
• 2025-06-21 Listing Removed — MARMLS
• 2025-04-07 Price Changed $265,000 MARMLS
• 2025-02-12 Price Changed $269,000 MARMLS
• 2025-01-22 Price Changed $279,000 MARMLS
• 2024-11-14 Listed $281,900 MARMLS
• 2024-11-13 Listing Removed — MARMLS
• 2024-10-03 Price Changed $287,000 MARMLS
• 2024-09-10 Listed $295,000 MARMLS
• 2020-11-19 Sold (MLS) $183,500 Beaches MLS
• 2020-10-31 Pending — Beaches MLS
• 2020-09-21 Listed $189,000 Beaches MLS
• 2011-11-18 Sold (MLS) $81,000 Beaches MLS
• 2011-10-05 Listing Removed — Beaches MLS
• 2011-09-06 Listed $79,900 Beaches MLS

Property tax history

+6.3%/yr

Latest (2025): $4,301 · +5.3% YoY. Source: county tax records.