61 East Ct · Royal Palm Beach, FL 33411

$174,500

1 bd · 1.0 ba · 648 sqft · Condo public records · 51 Days on market

Built 1967 $312/mo HOA · 19% 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
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

NO AGE RESTRICTION. Updated 1 BEDROOM + DEN, 1 BATH corner Unit on 1st floor in Greenway Village. Private patio with garden and lake view. Ceramic titles in living area and laminate floor in bedroom. Outside separate laundry room. CARPORT, community pool & clubhouse. Great location, close to all shops, restaurants, park. .. No pet policy. WATER & Basic CABLE TV, INTERNET included in rent!

Key facts

• $312 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee; Community amenities: billiard room, clubhouse, community room, pool, parking; Internet included; Association covers cable TV, insurance, grounds maintenance, security

Exterior

• Parking: Assigned parking; Covered parking; Detached carport (1 space); Guest parking
• Security: Community security included in association
• Utilities: Public water; Public sewer; Electricity connected (Three Phase available); Cable available
• Home design: Condominium; Single-story; Resale; Faces south
• Construction: Concrete and stucco construction; Composition/shingle roof; Built with public records building area of 778
• Exterior features: Covered patio; Open porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Laundry closet inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $174k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.1% below list).
• Recommended offer: $152k (12.8% 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; 574 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $19k of equity ($1k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; 25% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,133 (12.8% 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 51 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 8.7

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: 21.3%
• Equity multiple: 2.71×
• Total profit: $83,604
• Equity at exit: $157,203

10-year hold

• IRR: 18.7%
• Equity multiple: 6.04×
• Total profit: $246,311
• Equity at exit: $339,015

Cash invested: $48,860 (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: 574
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$915
• Tax from tax record: −$149 /mo · $1,783/yr
• Insurance: −$73
• HOA: −$312
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-127

Break-even live

Break-even rent $1,833

Max offer price $152,133

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-77	+0% $-127	+5% $-176	+10% $-225
Rent	-10% $-259	-5% $-193	+0% $-127	+5% $-61	+10% $6
Rate	-1.0pp $-39	-0.5pp $-82	base $-127	+0.5pp $-172	+1.0pp $-218

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,800	$2.78	11d	1	0.04mi
12009 Poinciana Blvd #102 Royal Palm Beach, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.08mi
12021 W Greenway Dr #101 Royal Palm Beach, FL	1.0	1.5	660	$1,400	$2.12	24d	1	0.20mi
11020 Town Cir Wellington, FL	1.0–3.0	1.0–2.0	1013	$2,146	$2.12	1d	14	1.44mi

HOA detail condo

• Monthly dues: $312 · $3,744/yr
• Likely covers: waterinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $174,500 Active 51 DOM
2. 2026-06-17
   days on market $174,500 Active 50 DOM
3. 2026-06-16
   days on market $174,500 Active 49 DOM
4. 2026-06-15
   days on market $174,500 Active 48 DOM
5. 2026-06-13
   days on market $174,500 Active 46 DOM
6. 2026-06-09
   days on market $174,500 Active 42 DOM
7. 2026-06-08
   days on market $174,500 Active 41 DOM
8. 2026-06-07
   days on market $174,500 Active 40 DOM
9. 2026-06-04
   days on market $174,500 Active 37 DOM
10. 2026-06-03
    days on market $174,500 Active 36 DOM
11. 2026-06-02
    days on market $174,500 Active 35 DOM
12. 2026-06-01
    days on market $174,500 Active 34 DOM
13. 2026-05-31
    days on market $174,500 Active 33 DOM
14. 2026-04-29
    price $174,500
15. 2026-04-28
    listed $172,000 Active
16. 2025-01-23
    historical
17. 2024-10-28
    price $204,000
18. 2024-09-17
    listed $209,000 Active
19. 2023-07-20
    soldstatus $140,000
20. 2023-07-14
    soldstatus $140,000 Closed 403-char remark

    Show marketing remark (403 chars)

    NO AGE RESTRICTION. Updated 1 BEDROOM + DEN, 1 BATH corner Unit on 1st floor in Greenway Village. Private patio with garden and lake view. Ceramic titles in living area and laminate floor in bedroom. Outside separate laundry room. CARPORT, community pool & clubhouse. Great location, close to all shops, restaurants, park. .. No pet policy. WATER & Basic CABLE TV, INTERNET included in rent!

21. 2023-07-12
    status Pending 403-char remark

    Show marketing remark (403 chars)

    NO AGE RESTRICTION. Updated 1 BEDROOM + DEN, 1 BATH corner Unit on 1st floor in Greenway Village. Private patio with garden and lake view. Ceramic titles in living area and laminate floor in bedroom. Outside separate laundry room. CARPORT, community pool & clubhouse. Great location, close to all shops, restaurants, park. .. No pet policy. WATER & Basic CABLE TV, INTERNET included in rent!

22. 2023-04-18
    historical Active Under Contract 403-char remark

    Show marketing remark (403 chars)

    NO AGE RESTRICTION. Updated 1 BEDROOM + DEN, 1 BATH corner Unit on 1st floor in Greenway Village. Private patio with garden and lake view. Ceramic titles in living area and laminate floor in bedroom. Outside separate laundry room. CARPORT, community pool & clubhouse. Great location, close to all shops, restaurants, park. .. No pet policy. WATER & Basic CABLE TV, INTERNET included in rent!

23. 2023-02-16
    listed $155,000 Active 403-char remark

    Show marketing remark (403 chars)

    NO AGE RESTRICTION. Updated 1 BEDROOM + DEN, 1 BATH corner Unit on 1st floor in Greenway Village. Private patio with garden and lake view. Ceramic titles in living area and laminate floor in bedroom. Outside separate laundry room. CARPORT, community pool & clubhouse. Great location, close to all shops, restaurants, park. .. No pet policy. WATER & Basic CABLE TV, INTERNET included in rent!

24. 2023-02-01
    historical
25. 2023-01-06
    status Active
26. 2022-11-12
    historical Active Under Contract
27. 2022-10-14
    listed $155,000 Active
28. 2005-08-30
    soldstatus $111,000
29. 2005-08-17
    soldstatus $111,000
30. 2005-07-23
    historical
31. 2005-06-02
    listed $110,000
32. 2003-02-13
    soldstatus $36,400
33. 1998-12-16
    soldstatus $40,000
34. 1996-04-17
    soldstatus $40,000
35. 1982-12-01
    soldstatus $31,500

ⓘ 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: $1,783 · $149/mo
• Projected year-2 tax: $1,783 · $149/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 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,077
• − Mortgage interest: −$9,775
• − Property taxes: −$1,783
• − Insurance: −$872
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$3,744
• − Depreciation: −$5,076
• Taxable loss: −$4,385
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $-467/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

+454.0% since first listed

22 events — show timeline

• 2026-04-29 Price Changed $174,500 Beaches MLS
• 2026-04-28 Listed $172,000 Beaches MLS
• 2025-01-23 Listing Removed — Beaches MLS
• 2024-10-28 Price Changed $204,000 Beaches MLS
• 2024-09-17 Listed $209,000 Beaches MLS
• 2023-07-20 Sold (Public Records) $140,000 Public Records
• 2023-07-14 Sold (MLS) $140,000 Beaches MLS
• 2023-07-12 Pending — Beaches MLS
• 2023-04-18 Contingent — Beaches MLS
• 2023-02-16 Listed $155,000 Beaches MLS
• 2023-02-01 Listing Removed — Beaches MLS
• 2023-01-06 Relisted — Beaches MLS
• 2022-11-12 Contingent — Beaches MLS
• 2022-10-14 Listed $155,000 Beaches MLS
• 2005-08-30 Sold (Public Records) $111,000 Public Records
• 2005-08-17 Sold (MLS) $111,000 Beaches MLS
• 2005-07-23 Listing Removed — Beaches MLS
• 2005-06-02 Listed $110,000 Beaches MLS
• 2003-02-13 Sold (Public Records) $36,400 Public Records
• 1998-12-16 Sold (Public Records) $40,000 Public Records
• 1996-04-17 Sold (Public Records) $40,000 Public Records
• 1982-12-01 Sold (Public Records) $31,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,783 · +6.5% YoY. Source: county tax records.