3581 S Ocean Blvd Unit 3c · South Palm Beach, FL 33480

$295,000

2 bd · 2.0 ba · 1,065 sqft · Condo public records · 65 Days on market

Built 1974 $1290/mo HOA · 28% 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 +21.7/30.0
• 1% rule +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Light and bright 2-bedroom unit currently configured as a one-bedroom/2-bath open floorplan with an open kitchen. Motivated Seller. Get a 2-bedroom/2-bath unit for the price of a 1-bedroom unit and make it your own. Laundry is in the unit. Great intracoastal location with deeded beach access across the street. Walk to multiple restaurants, Eau Resort and Publix. The property has a pool, saunas and community room on the ICW.

Key facts

• Deeded beach access
• Open floorplan
• Saunas

Tags

• OPEN FLOORPLAN
• OPEN KITCHEN
• DEEDED BEACH ACCESS
• POOL
• SAUNAS
• COMMUNITY ROOM

Property features AI

Finance

• Financial info: Community of 48 units; Pets not allowed
• HOA & community: Has association (Horizons West Association Inc.); Monthly HOA dues; Association amenities include beach access, clubhouse, elevators, management, picnic area, parking, pool, sauna, on-site manager, trash chute, community room, lobby, and maintenance; HOA dues cover insurance, grounds maintenance, trash, water, common areas, common real estate tax, elevator, legal/accounting, reserves, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned and common parking with guest and open spaces; Asphalt parking and loading space(s); One parking space assigned
• Security: Building security; Closed-circuit cameras; Fire alarm; Security system; Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer connected; Water connected; Standby generator (common area)
• Home design: Condominium; One level; Faces east
• Construction: Concrete block construction with stucco; Concrete roof; Nine-story building; Built as resale (existing construction)
• Exterior features: Deeded beach access; Ocean access; Intracoastal access; Mangrove and rip rap waterfront features; Publicly maintained road frontage; Lobby entry

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Freezer; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric, individual); Central air conditioning (electric)
• Interior features: Built-in features; Walk-in closet(s); Stacked bedroom layout; Closet cabinetry; Shutters on windows
• Laundry & utility: Washer hookup inside (in kitchen); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $24 ($294/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#340 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute 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: Lantana Elementary School (math 30% / reading 33%, grade F, #1,841 of 2,144 statewide, top 86%, 484 students, 79% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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 rising (+3.9%/yr); 447 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (5.1% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.1% appreciation + 3.9% rent growth), your $83k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $228k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.

Recommended offer $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.93×
• Total profit: $76,844
• Equity at exit: $169,236

10-year hold

• IRR: 15.7%
• Equity multiple: 3.92×
• Total profit: $240,855
• Equity at exit: $293,797

Cash invested: $82,600 (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 33480

• Home prices YoY: 1.1%
• Rents YoY: 3.9%
• Active inventory: 447
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,616 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,290
• Vacancy / Maint / Mgmt: −$969
• Net cashflow: $24

Break-even live

Break-even rent $4,585

Max offer price $295,000

Occupancy floor 94%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3581 S Ocean Blvd Unit 2B Palm Beach, FL	1.0	1.5	940	$2,900	$3.09	16d	1	0.02mi
3581 S Ocean Blvd Unit 9A Palm Beach, FL	2.0	2.0	1192	$2,600	$2.18	16d	1	0.02mi
3601 S Ocean Blvd Palm Beach, FL	2.0	2.5	1408	$2,900	$2.06	19d	2	0.07mi
3601 S Ocean Blvd #308 Palm Beach, FL	2.0	2.5	1408	$3,250	$2.31	18d	1	0.08mi
3605 S Ocean Blvd #319 Palm Beach, FL	2.0	2.0	1121	$4,000	$3.57	4d	1	0.12mi
3605 S Ocean Blvd Palm Beach, FL	2.0	2.0	1162	$3,350	$2.88	24d	2	0.13mi
3580 S Ocean Blvd Unit 6B Palm Beach, FL	1.0	1.5	1013	$2,500	$2.47	14d	1	0.14mi
3560 S Ocean Blvd #706 Palm Beach, FL	2.0	2.0	1340	$12,000	$8.96	20d	1	0.16mi
3560 S Ocean Blvd #4 Palm Beach, FL	2.0	2.0	1340	$7,950	$5.93	24d	1	0.16mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,800	$5.82	11d	1	0.16mi
3560 S Ocean Blvd #306 Palm Beach, FL	2.0	2.0	1380	$7,000	$5.07	18d	1	0.16mi
3560 S Ocean Blvd #502 Palm Beach, FL	2.0	2.0	1340	$9,500	$7.09	24d	1	0.16mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,500	$5.60	11d	1	0.16mi
4201 S Ocean Blvd Unit K2 Palm Beach, FL	1.0	1.5	714	$2,299	$3.22	7d	1	0.17mi
3610 S Ocean Blvd Palm Beach, FL	1.0–3.0	1.5–2.0	1490	$8,348	$5.60	24d	4	0.17mi
3540 S Ocean Blvd #216 Palm Beach, FL	2.0	2.0	983	$2,550	$2.59	21d	1	0.23mi
3540 S Ocean Blvd #309 Palm Beach, FL	1.0	1.5	785	$2,400	$3.06	5d	1	0.23mi
3540 S Ocean Blvd #309 Palm Beach, FL	1.0	1.5	785	$2,300	$2.93	5d	1	0.23mi
3540 S Ocean Blvd #310 Palm Beach, FL	1.0	1.5	785	$2,100	$2.68	7d	1	0.23mi
3540 S Ocean Blvd #612 Palm Beach, FL	2.0	2.0	983	$4,700	$4.78	7d	1	0.23mi
3540 S Ocean Blvd #208 Palm Beach, FL	2.0	2.0	983	$2,750	$2.80	3d	1	0.23mi
3540 S Ocean Blvd #608 Palm Beach, FL	2.0	2.0	983	$2,950	$3.00	24d	1	0.23mi
3540 S Ocean Blvd Palm Beach, FL	1.0	2.0	983	$4,000	$4.07	24d	1	0.23mi
3520 S Ocean Blvd Unit H404 Palm Beach, FL	2.0	2.0	1176	$5,900	$5.02	24d	1	0.25mi
3500 S Ocean Blvd Palm Beach, FL	1.0	1.0	580	$1,950	$3.36	1d	3	0.31mi
3475 S Ocean Blvd #3110 Palm Beach, FL	1.0	1.5	891	$2,600	$2.92	24d	1	0.36mi
3475 S Ocean Blvd #6150 Palm Beach, FL	2.0	2.0	1395	$8,750	$6.27	24d	1	0.36mi
3475 S Ocean Blvd #1030 Palm Beach, FL	1.0	2.0	1395	$5,500	$3.94	2d	1	0.36mi
3475 S Ocean Blvd #6110 Palm Beach, FL	1.0	1.5	891	$3,500	$3.93	24d	1	0.36mi
3475 S Ocean Blvd #3020 Palm Beach, FL	2.0	2.0	1395	$5,000	$3.58	24d	1	0.36mi
3475 S Ocean Blvd Palm Beach, FL	2.0	2.0	1395	$5,850	$4.19	24d	3	0.37mi
3460 S Ocean Blvd #4150 Palm Beach, FL	2.0	2.0	1436	$10,500	$7.31	24d	1	0.42mi
3456 S Ocean Blvd Apt 705 Palm Beach, FL	2.0	2.0	1457	$3,500	$2.40	24d	1	0.43mi
3456 S Ocean Blvd #105 Palm Beach, FL	2.0	2.0	1482	$12,000	$8.10	24d	1	0.44mi
3456 S Ocean Blvd #6050 Palm Beach, FL	2.0	2.0	1482	$4,650	$3.14	24d	1	0.44mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	2d	10	0.47mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	7d	9	0.47mi
3450 S Ocean Blvd #4270 Palm Beach, FL	1.0	1.0	924	$3,250	$3.52	24d	1	0.47mi
3450 S Ocean Blvd #3280 Palm Beach, FL	1.0	1.0	952	$2,500	$2.63	24d	1	0.47mi
3450 S Ocean Blvd #1050 Palm Beach, FL	1.0	1.0	952	$2,950	$3.10	24d	1	0.47mi

HOA detail condo

• Monthly dues: $1,290 · $15,480/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $295,000 Active 65 DOM
2. 2026-06-17
   days on market $295,000 Active 64 DOM
3. 2026-06-16
   days on market $295,000 Active 63 DOM
4. 2026-06-15
   days on market $295,000 Active 62 DOM
5. 2026-06-13
   days on market $295,000 Active 60 DOM
6. 2026-06-09
   days on market $295,000 Active 56 DOM
7. 2026-06-08
   days on market $295,000 Active 55 DOM
8. 2026-06-07
   pricedays on market $295,000 Active 54 DOM
9. 2026-06-04
   days on market $325,000 Active 51 DOM
10. 2026-06-03
    days on market $325,000 Active 50 DOM
11. 2026-06-02
    days on market $325,000 Active 49 DOM
12. 2026-06-01
    days on market $325,000 Active 48 DOM
13. 2026-05-31
    days on market $325,000 Active 47 DOM
14. 2026-04-14
    listed $325,000 Active
15. 2015-09-02
    historical
16. 2015-02-04
    price $188,000
17. 2015-02-04
    price $195,000
18. 2014-11-25
    price $194,750
19. 2014-09-23
    listed $205,000 Active
20. 2014-09-02
    historical
21. 2014-07-18
    price $185,000
22. 2014-04-24
    price $199,000
23. 2014-03-25
    price $215,000
24. 2014-03-11
    price $239,000
25. 2014-03-01
    listed $249,000 Active
26. 2013-09-21
    historical
27. 2010-07-30
    historical
28. 2010-06-11
    listed $200,000
29. 2006-09-29
    soldstatus $228,000
30. 2006-06-14
    listed $329,000
31. 2005-03-12
    historical
32. 2004-06-28
    listed $239,000

ⓘ 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: $2,825 · $235/mo
• Projected year-2 tax: $2,825 · $235/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 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,387
• − Mortgage interest: −$16,525
• − Property taxes: −$2,825
• − Insurance: −$6,594
• − Repairs & maintenance: −$4,431
• − Management: −$4,431
• − HOA: −$15,480
• − Depreciation: −$8,582
• Taxable loss: −$3,479
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $1,129/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 — South Palm Beach

• Score: 72/100
• State rank: #340
• US rank: #5907

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 10,924
• Household income: $150,633
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 213.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 1%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 20% · Canada, Dominican Republic, China
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 5.12%
• Current HPI: 464.2769
• Rent YoY: ▲ 3.92%
• 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

+36.0% since first listed

19 events — show timeline

• 2026-04-14 Listed $325,000 Beaches MLS
• 2015-09-02 Listing Removed — Beaches MLS
• 2015-02-04 Price Changed $195,000 Beaches MLS
• 2015-02-04 Price Changed $188,000 Beaches MLS
• 2014-11-25 Price Changed $194,750 Beaches MLS
• 2014-09-23 Listed $205,000 Beaches MLS
• 2014-09-02 Listing Removed — Beaches MLS
• 2014-07-18 Price Changed $185,000 Beaches MLS
• 2014-04-24 Price Changed $199,000 Beaches MLS
• 2014-03-25 Price Changed $215,000 Beaches MLS
• 2014-03-11 Price Changed $239,000 Beaches MLS
• 2014-03-01 Listed $249,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2010-07-30 Listing Removed — Beaches MLS
• 2010-06-11 Listed $200,000 Beaches MLS
• 2006-09-29 Sold (Public Records) $228,000 Public Records
• 2006-06-14 Listed $329,000 Beaches MLS
• 2005-03-12 Listing Removed — Beaches MLS
• 2004-06-28 Listed $239,000 Beaches MLS

Property tax history

+4.3%/yr

Latest (2025): $2,825 · -2.1% YoY. Source: county tax records.