1100 S Crestwood Ct Ct S #1109 · Royal Palm Beach, FL 33411

$279,999

2 bd · 2.0 ba · 1,128 sqft · Condo public records · 16 Days on market

Built 2001 $408/mo HOA · 17% 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 +6.4/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0

Listing remarks MLS

Beautiful & well kept Gated community with a lot of green areas and tons of amenities. Big 2 bedroom 2 bath floor plan with a private location and nice view from the 3rd floor apartment, vaulted ceiling and close to the community pool and playground. This all aged welcome & pet friendly community offers many amenities like 2 swimming pools, tennis and basketball court, 2 playground, clubhouse and much more. Perfect location only 20 minutes away from the beach. Nice lifestyle in the West Palm Beach Area, close to many restaurants, shopping malls, plaza and the most beautiful beach. Easy to show!

Key facts

• $408 HOA
• 2 parking spots
• Community pool

Tags

• WATERFRONT CONDOMINIUM
• COMMUNITY OFFERS POOL
• COMMUNITY OFFERS TENNIS
• COMMUNITY OFFERS GAME ROOM
• COMMUNITY OFFERS CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• Financial info: Monthly association fee
• HOA & community: Community amenities: clubhouse, fitness center, game room, pool, tennis courts, sidewalks; HOA dues paid monthly

Exterior

• Parking: 2 total parking spaces; Assigned parking; Detached carport; 1 covered carport space
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Condominium; Single-level (one story); Resale condition; Faces east
• Construction: CBS construction
• Exterior features: Waterfront property (no specific waterfront features listed); Other roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Split bedroom layout
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (15.8% below list).
• Recommended offer: $195k (30.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask is 12627% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $195k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,189 (30.3% 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. Schools are B-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?
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: 0.84% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 9.9

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: 18.4%
• Equity multiple: 2.50×
• Total profit: $117,209
• Equity at exit: $252,245

10-year hold

• IRR: 16.7%
• Equity multiple: 5.60×
• Total profit: $360,504
• Equity at exit: $543,976

Cash invested: $78,400 (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: $2,359 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$350 /mo · $4,206/yr
• Insurance: −$117
• HOA: −$408
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-480

Break-even live

Break-even rent $2,966

Max offer price $195,189

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-401	+0% $-480	+5% $-559	+10% $-639
Rent	-10% $-666	-5% $-573	+0% $-480	+5% $-387	+10% $-294
Rate	-1.0pp $-339	-0.5pp $-409	base $-480	+0.5pp $-553	+1.0pp $-626

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Crestwood Ct S #1109 Royal Palm Beach, FL	2.0	2.0	1128	$2,300	$2.04	26d	1	0.02mi
1000 Crestwood Ct S #1009 Royal Palm Beach, FL	2.0	2.0	1112	$2,200	$1.98	9d	1	0.03mi
700 Crestwood Ct S #708 Royal Palm Beach, FL	2.0	2.0	1075	$2,750	$2.56	26d	1	0.05mi
1200 Crestwood Ct S #1212 Royal Palm Beach, FL	3.0	2.0	1199	$2,500	$2.09	26d	1	0.06mi
1700 Crestwood Ct S #1708 Royal Palm Beach, FL	2.0	2.0	1075	$2,200	$2.05	4d	1	0.07mi
600 Crestwood Ct N #609 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	16d	1	0.10mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	26d	1	0.13mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	20d	1	0.13mi
300 Crestwood Ct N #310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	6d	1	0.14mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	5d	1	0.16mi
200 Crestwood Ct N #211 Royal Palm Beach, FL	3.0	2.0	1173	$2,400	$2.05	26d	1	0.17mi
340 Crestwood Cir #302 Royal Palm Beach, FL	3.0	2.0	1306	$2,500	$1.91	1d	1	0.26mi
330 Crestwood Cir #303 Royal Palm Beach, FL	2.0	2.0	1306	$2,150	$1.65	26d	1	0.29mi
280 Crestwood Cir #204 Royal Palm Beach, FL	2.0	2.0	1024	$2,150	$2.10	16d	1	0.48mi
11823 Dahlia Dr Royal Palm Beach, FL	3.0	2.0	1385	$2,331	$1.68	1d	1	0.78mi
4 W Greenway Dr Unit 201 Royal Palm Beach, FL	1.0	1.5	780	$1,450	$1.86	26d	1	0.88mi
830 Royal Palm Beach Blvd Royal Palm Beach, FL	3.0	2.0	1369	$2,686	$1.96	1d	1	0.94mi
500 Oak Shadow Way Wellington, FL	2.0	2.0	1202	$6,000	$4.99	19d	1	0.96mi
661 Lake Wellington Dr Wellington, FL	3.0	2.0	1408	$5,000	$3.55	26d	1	0.97mi
522 Goldenwood Way Wellington, FL	2.0	2.0	1148	$3,800	$3.31	26d	1	0.97mi
690 Via Toscana Wellington, FL	3.0	2.0	1432	$3,200	$2.23	26d	1	0.97mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	26d	1	0.98mi
792 Lantern Tree Ln Unit 792 Wellington, FL	2.0	2.0	896	$2,250	$2.51	4d	1	0.99mi
711 Forest Club Dr Wellington, FL	1.0–2.0	1.0–2.0	1037	$2,478	$2.39	0d	5	1.02mi
814 Peppertree Ct Wellington, FL	2.0	2.0	1375	$2,450	$1.78	26d	1	1.03mi
750 Via Toscana Wellington, FL	3.0	2.0	1317	$2,850	$2.16	7d	1	1.03mi
12989 Odessa Trl #5 Wellington, FL	3.0	2.0	1300	$2,750	$2.12	26d	1	1.05mi
12989 Odessa Trl #6 Wellington, FL	3.0	2.0	1300	$2,700	$2.08	20d	1	1.05mi
12989 Odessa Trl #6 Wellington, FL	3.0	2.0	1300	$2,800	$2.15	12d	1	1.05mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	16d	1	1.06mi
12726 Spinnaker Ln Wellington, FL	2.0	2.0	907	$3,000	$3.31	24d	1	1.06mi
13033 Northshire Trl #21 Wellington, FL	3.0	2.0	1300	$2,050	$1.58	9d	1	1.09mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	1.10mi
12959 Pennypacker Trl #9 Wellington, FL	2.0	2.0	1180	$4,800	$4.07	26d	1	1.12mi
12497 Guilford Way Wellington, FL	3.0	2.0	1437	$4,500	$3.13	26d	1	1.14mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	1.17mi
12950 Dartford Trl #14 Wellington, FL	2.0	2.0	1180	$4,250	$3.60	15d	1	1.17mi
7 Greenway Vlg N #107 Royal Palm Beach, FL	1.0	1.5	780	$1,650	$2.12	6d	1	1.17mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	18d	2	1.17mi
13055 Albright Ct #17 Wellington, FL	3.0	2.0	1300	$2,500	$1.92	22d	1	1.22mi

HOA detail condo

• Monthly dues: $408 · $4,896/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $279,999 Active 16 DOM
2. 2026-06-18
   days on market $279,999 Active 13 DOM
3. 2026-06-17
   days on market $279,999 Active 12 DOM
4. 2026-06-16
   days on market $279,999 Active 11 DOM
5. 2026-06-15
   days on market $279,999 Active 10 DOM
6. 2026-06-13
   days on market $279,999 Active 8 DOM
7. 2026-06-09
   days on market $279,999 Active 4 DOM
8. 2026-06-08
   days on market $279,999 Active 3 DOM
9. 2026-06-07
   remarks 479-char remark
10. 2026-06-07
    listed $279,999 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: $4,206 · $350/mo
• Projected year-2 tax: $4,206 · $350/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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 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: $28,305
• − Mortgage interest: −$15,684
• − Property taxes: −$4,206
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − HOA: −$4,896
• − Depreciation: −$8,145
• Taxable loss: −$10,555
• Est. tax savings @ 24.0%: +$2,533
• After-tax cash flow: $-3,228/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• 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

-98.5% since first listed

16 events — show timeline

• 2026-06-06 Listed for Rent $2,200 RMLSFL
• 2026-06-05 Listed $279,999 Beaches MLS
• 2026-06-01 Rental Removed $2,300 RMLSFL
• 2026-03-24 Listed for Rent $2,300 RMLSFL
• 2026-03-24 Rental Removed $2,300 GFLMLS
• 2026-03-13 Listed for Rent $2,300 GFLMLS
• 2021-08-20 Sold (Public Records) $195,000 Public Records
• 2021-08-10 Sold (MLS) $195,000 MARMLS
• 2021-07-14 Listed $200,000 MARMLS
• 2013-03-20 Sold (MLS) $72,500 Beaches MLS
• 2013-03-19 Listing Removed — Beaches MLS
• 2012-05-29 Listed $72,500 Beaches MLS
• 2011-02-04 Listing Removed — Beaches MLS
• 2010-02-04 Listed $53,777 Beaches MLS
• 2004-07-29 Listed $146,900 Beaches MLS
• 2004-07-29 Listing Removed — Beaches MLS

Property tax history

+14.2%/yr

Latest (2025): $4,206 · -0.4% YoY. Source: county tax records.