3714 Savoy Ln Unit F · West Palm Beach, FL 33417

$200,000

3 bd · 2.5 ba · 1,554 sqft · Condo public records · 167 Days on market

Built 1985 $613/mo HOA · 20% of rent

---

Why this score? — see what drove the B- 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE UPGRADED TOWNHOME IN A GATED COMMUNITY. LARGE BEDROOMS. ALMOST NEW APPLIANCES, SIDE BY SIDE REFRIGERATOR, ENCLOSED PORCHE, FRENCH DOORS, WILSONART WOOD FLOOR THROUGHOUT VERY CLEAN AND WELL MAINTAINED. ALL MEASURES APROX.

Key facts

• $613 HOA
• Parking
• Built 1985

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $613; Association fee covers common areas, internet, and water

Exterior

• Parking: Assigned parking
• Utilities: Cooling available; Heating available
• Home design: Single-story; Entry location on level 1; Has attached property
• Construction: Block construction; Effective year built

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents flat; 479 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,058/mo this rent would consume 71% of the median local household income ($52k/yr) (locally 2548% 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 167 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.53% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.95×
• Total profit: $-3,002
• Equity at exit: $29,821

10-year hold

• IRR: 3.9%
• Equity multiple: 1.24×
• Total profit: $13,169
• Equity at exit: $17,292

Cash invested: $56,000 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 479
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$83
• HOA: −$613
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $597

Break-even live

Break-even rent $2,303

Max offer price $200,000

Occupancy floor 75%

Sensitivity live

Price	-10% $710	-5% $653	+0% $597	+5% $540	+10% $483
Rent	-10% $355	-5% $476	+0% $597	+5% $717	+10% $838
Rate	-1.0pp $697	-0.5pp $647	base $597	+0.5pp $545	+1.0pp $492

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4543 Tara Cove Way West Palm Beach, FL	3.0	2.5	1807	$3,000	$1.66	0d	1	0.12mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	0.35mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	25d	1	0.49mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	0.50mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	23d	1	0.59mi
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,000	$1.99	9d	1	0.73mi
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,150	$2.09	15d	1	0.73mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$3,108	$2.54	18d	60	0.84mi
2820 Tennis Club Dr #408 West Palm Beach, FL	3.0	2.0	1610	$3,800	$2.36	25d	1	0.85mi
2055 Regents Blvd West Palm Beach, FL	3.0	3.0	2166	$6,900	$3.19	25d	1	0.98mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	1.30mi
3760 N Jog Rd West Palm Beach, FL	3.0	2.0	1375	$2,500	$1.82	25d	1	1.43mi
3790 N Jog Rd #201 West Palm Beach, FL	3.0	2.0	1176	$2,300	$1.96	0d	1	1.47mi

HOA detail condo

• Monthly dues: $613 · $7,356/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $200,000 Active 167 DOM
2. 2026-06-18
   days on market $200,000 Active 164 DOM
3. 2026-06-17
   days on market $200,000 Active 163 DOM
4. 2026-06-16
   days on market $200,000 Active 162 DOM
5. 2026-06-16
   status $200,000 Active 161 DOM
6. 2026-06-15
   days on market $200,000 Active Under Contract 161 DOM
7. 2026-06-13
   days on market $200,000 Active Under Contract 159 DOM
8. 2026-06-09
   days on market $200,000 Active Under Contract 155 DOM
9. 2026-06-07
   days on market $200,000 Active Under Contract 153 DOM
10. 2026-06-04
    days on market $200,000 Active Under Contract 150 DOM
11. 2026-06-03
    days on market $200,000 Active Under Contract 149 DOM
12. 2026-06-01
    days on market $200,000 Active Under Contract 147 DOM
13. 2026-05-31
    days on market $200,000 Active Under Contract 146 DOM
14. 2026-03-09
    historical Active Under Contract
15. 2026-02-28
    price $200,000
16. 2026-02-22
    status Active
17. 2026-02-19
    status Pending
18. 2026-01-26
    price $209,000
19. 2026-01-02
    listed $220,000 Active
20. 2005-05-31
    soldstatus $205,000
21. 2005-04-27
    soldstatus $205,000 230-char remark

    Show marketing remark (230 chars)

    VERY NICE UPGRADED TOWNHOME IN A GATED COMMUNITY. LARGE BEDROOMS. ALMOST NEW APPLIANCES, SIDE BY SIDE REFRIGERATOR, ENCLOSED PORCHE, FRENCH DOORS, WILSONART WOOD FLOOR THROUGHOUT VERY CLEAN AND WELL MAINTAINED. ALL MEASURES APROX.

22. 2005-04-05
    historical 230-char remark

    Show marketing remark (230 chars)

    VERY NICE UPGRADED TOWNHOME IN A GATED COMMUNITY. LARGE BEDROOMS. ALMOST NEW APPLIANCES, SIDE BY SIDE REFRIGERATOR, ENCLOSED PORCHE, FRENCH DOORS, WILSONART WOOD FLOOR THROUGHOUT VERY CLEAN AND WELL MAINTAINED. ALL MEASURES APROX.

23. 2005-04-02
    listed $205,000 230-char remark

    Show marketing remark (230 chars)

    VERY NICE UPGRADED TOWNHOME IN A GATED COMMUNITY. LARGE BEDROOMS. ALMOST NEW APPLIANCES, SIDE BY SIDE REFRIGERATOR, ENCLOSED PORCHE, FRENCH DOORS, WILSONART WOOD FLOOR THROUGHOUT VERY CLEAN AND WELL MAINTAINED. ALL MEASURES APROX.

24. 2002-12-30
    soldstatus $105,000
25. 1988-10-12
    soldstatus $66,500

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$774/yr (+$64/mo · 87.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 20 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: $36,692
• − Mortgage interest: −$11,203
• − Property taxes: −$886
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,935
• − Management: −$2,935
• − HOA: −$7,356
• − Depreciation: −$5,818
• Taxable income: $4,558
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $6,065/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): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

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: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• 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

+200.8% since first listed

12 events — show timeline

• 2026-03-09 Contingent — MARMLS
• 2026-02-28 Price Changed $200,000 MARMLS
• 2026-02-22 Relisted — MARMLS
• 2026-02-19 Pending — MARMLS
• 2026-01-26 Price Changed $209,000 MARMLS
• 2026-01-02 Listed $220,000 MARMLS
• 2005-05-31 Sold (Public Records) $205,000 Public Records
• 2005-04-27 Sold (MLS) $205,000 Beaches MLS
• 2005-04-05 Listing Removed — Beaches MLS
• 2005-04-02 Listed $205,000 Beaches MLS
• 2002-12-30 Sold (Public Records) $105,000 Public Records
• 1988-10-12 Sold (Public Records) $66,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $886 · +3.5% YoY. Source: county tax records.