100 Bravado Ln #2 · Palm Beach Shores, FL 33404

$275,000

1 bd · 1.0 ba · 608 sqft · Condo public records · 128 Days on market

Built 1970 $716/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).

• Cash flow +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity for Beach side living at an affordable price. Recent updates include new tile floors, new kitchen appliances, new paint. Great location near all. Walk to Inlet, Ocean Mall, Sailfish Marina, shops & restaurants. Beach access right across the street 500' to Beach & Ocean.

Key facts

• Renovated
• Appliances
• A/c

Tags

• RENOVATED
• A/C
• WATER HEATER
• APPLIANCES
• QUARTZITE COUNTERTOPS
• EUROPEAN HIGH GLOSS CABINETS

Property features AI

Finance

• Financial info: Monthly HOA fee amount provided (amount withheld from display)
• HOA & community: HOA provides beach access and sidewalks; HOA fee paid monthly

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; 2 stories; Faces west; Resale condition
• Construction: CBS construction
• Exterior features: No waterfront; Beach access via association; Sidewalks

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; No special interior features listed
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-50 ($-604/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (3.2% below list).
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#326 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, cost of living 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: Lincoln Elementary School (math 31% / reading 29%, grade F, #1,882 of 2,144 statewide, top 88%, 358 students, 84% FRL); John F. Kennedy Middle School (math 28% / reading 29%, grade F, #482 of 571 statewide, top 85%, 826 students, 78% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-14 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 soft (-0.7%/yr); 506 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,228/mo this rent would consume 60% of the median local household income ($65k/yr) (locally 1838% 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 $2k of loan paydown is wiped out by about $8k 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 128 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $153k; list at $275k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% 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 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. 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: 1.17% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-56,750
• Equity at exit: $41,003

10-year hold

• IRR: -32.2%
• Equity multiple: -0.14×
• Total profit: $-88,159
• Equity at exit: $23,777

Cash invested: $77,000 (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 33404

• Home prices YoY: -31.1%
• Rents YoY: -0.7%
• Active inventory: 506
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,228 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$328 /mo · $3,933/yr
• Insurance: −$115
• HOA: −$716
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-50

Break-even live

Break-even rent $3,292

Max offer price $266,106

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $27	+0% $-50	+5% $-128	+10% $-206
Rent	-10% $-305	-5% $-178	+0% $-50	+5% $77	+10% $205
Rate	-1.0pp $88	-0.5pp $20	base $-50	+0.5pp $-122	+1.0pp $-194

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Inlet Way #2 Palm Beach Shores, FL	1.0	1.0	729	$4,000	$5.49	26d	1	0.24mi
300 E 24th St Riviera Beach, FL	1.0	1.0	672	$3,000	$4.46	26d	1	1.07mi
256 E 24th St Riviera Beach, FL	2.0	1.0	660	$3,500	$5.30	22d	1	1.09mi

HOA detail condo

• Monthly dues: $716 · $8,592/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-21
   days on market $275,000 Active 128 DOM
2. 2026-06-18
   days on market $275,000 Active 125 DOM
3. 2026-06-17
   days on market $275,000 Active 124 DOM
4. 2026-06-16
   days on market $275,000 Active 123 DOM
5. 2026-06-15
   days on market $275,000 Active 122 DOM
6. 2026-06-13
   days on market $275,000 Active 120 DOM
7. 2026-06-09
   days on market $275,000 Active 116 DOM
8. 2026-06-07
   days on market $275,000 Active 114 DOM
9. 2026-06-04
   days on market $275,000 Active 111 DOM
10. 2026-06-03
    days on market $275,000 Active 110 DOM
11. 2026-06-01
    days on market $275,000 Active 108 DOM
12. 2026-05-31
    days on market $275,000 Active 107 DOM
13. 2026-04-26
    price $275,000
14. 2026-04-08
    price $289,000
15. 2026-03-08
    price $299,000
16. 2026-02-13
    listed $305,000 Active
17. 2020-06-08
    soldstatus $153,000
18. 2014-10-18
    historical
19. 2014-05-19
    soldstatus $110,000
20. 2014-05-15
    historical 299-char remark

    Show marketing remark (299 chars)

    Rare opportunity for Beach side living at an affordable price. Recent updates include new tile floors, new kitchen appliances, new paint. Great location near all. Walk to Inlet, Ocean Mall, Sailfish Marina, shops & restaurants. Beach access right across the street 500' to Beach & Ocean.

21. 2014-05-15
    soldstatus $110,000 Closed 299-char remark

    Show marketing remark (299 chars)

    Rare opportunity for Beach side living at an affordable price. Recent updates include new tile floors, new kitchen appliances, new paint. Great location near all. Walk to Inlet, Ocean Mall, Sailfish Marina, shops & restaurants. Beach access right across the street 500' to Beach & Ocean.

22. 2014-05-03
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Rare opportunity for Beach side living at an affordable price. Recent updates include new tile floors, new kitchen appliances, new paint. Great location near all. Walk to Inlet, Ocean Mall, Sailfish Marina, shops & restaurants. Beach access right across the street 500' to Beach & Ocean.

23. 2014-04-24
    historical Contingent 299-char remark

    Show marketing remark (299 chars)

    Rare opportunity for Beach side living at an affordable price. Recent updates include new tile floors, new kitchen appliances, new paint. Great location near all. Walk to Inlet, Ocean Mall, Sailfish Marina, shops & restaurants. Beach access right across the street 500' to Beach & Ocean.

24. 2014-04-01
    price $129,500 299-char remark

    Show marketing remark (299 chars)

    Rare opportunity for Beach side living at an affordable price. Recent updates include new tile floors, new kitchen appliances, new paint. Great location near all. Walk to Inlet, Ocean Mall, Sailfish Marina, shops & restaurants. Beach access right across the street 500' to Beach & Ocean.

25. 2014-03-04
    listed $137,500 Active 299-char remark

    Show marketing remark (299 chars)

    Rare opportunity for Beach side living at an affordable price. Recent updates include new tile floors, new kitchen appliances, new paint. Great location near all. Walk to Inlet, Ocean Mall, Sailfish Marina, shops & restaurants. Beach access right across the street 500' to Beach & Ocean.

26. 2013-10-01
    soldstatus $77,000
27. 2013-09-26
    soldstatus $76,000 Closed
28. 2013-09-11
    status Pending
29. 2013-09-04
    price $83,000
30. 2013-08-21
    price $84,000
31. 2013-07-16
    price $85,000
32. 2013-07-09
    status Active
33. 2013-06-22
    status Pending
34. 2013-06-14
    status Pending
35. 2013-05-29
    price $92,000 Price Change
36. 2013-05-20
    price $93,000
37. 2013-05-13
    price $94,000 Price Change
38. 2013-05-02
    listed $95,000 New
39. 2013-05-01
    historical
40. 2010-11-29
    listed $94,000 Active
41. 2010-10-01
    historical
42. 2007-03-12
    listed $204,000
43. 2006-01-13
    listed $246,000
44. 2002-12-30
    soldstatus $89,500
45. 2002-10-30
    soldstatus $89,500
46. 2002-08-16
    historical
47. 2002-04-15
    listed $89,900

ⓘ 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: $3,933 · $328/mo
• Projected year-2 tax: $3,933 · $328/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $38,736
• − Mortgage interest: −$15,404
• − Property taxes: −$3,933
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,099
• − Management: −$3,099
• − HOA: −$8,592
• − Depreciation: −$8,000
• Taxable loss: −$4,766
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $540/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 — Palm Beach Shores

• Score: 72/100
• State rank: #326
• US rank: #5738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Beach Shores, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,912
• Household income: $65,063
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1838.0

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 22% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Hispanic 8% Romanian 1% Italian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 8% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -153.74%
• Current HPI: 341.1761
• Rent YoY: ▼ -0.72%
• 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

+205.9% since first listed

35 events — show timeline

• 2026-04-26 Price Changed $275,000 Beaches MLS
• 2026-04-08 Price Changed $289,000 Beaches MLS
• 2026-03-08 Price Changed $299,000 Beaches MLS
• 2026-02-13 Listed $305,000 Beaches MLS
• 2020-06-08 Sold (Public Records) $153,000 Public Records
• 2014-10-18 Listing Removed — Beaches MLS
• 2014-05-19 Sold (Public Records) $110,000 Public Records
• 2014-05-15 Listing Removed — Beaches MLS
• 2014-05-15 Sold (MLS) $110,000 Beaches MLS
• 2014-05-03 Pending — Beaches MLS
• 2014-04-24 Contingent — Beaches MLS
• 2014-04-01 Price Changed $129,500 Beaches MLS
• 2014-03-04 Listed $137,500 Beaches MLS
• 2013-10-01 Sold (Public Records) $77,000 Public Records
• 2013-09-26 Sold (MLS) $76,000 Beaches MLS
• 2013-09-11 Pending — Beaches MLS
• 2013-09-04 Price Changed $83,000 Beaches MLS
• 2013-08-21 Price Changed $84,000 Beaches MLS
• 2013-07-16 Price Changed $85,000 Beaches MLS
• 2013-07-09 Relisted — Beaches MLS
• 2013-06-22 Pending — Beaches MLS
• 2013-06-14 Pending — Beaches MLS
• 2013-05-29 Price Changed $92,000 Beaches MLS
• 2013-05-20 Price Changed $93,000 Beaches MLS
• 2013-05-13 Price Changed $94,000 Beaches MLS
• 2013-05-02 Listed $95,000 Beaches MLS
• 2013-05-01 Listing Removed — Beaches MLS
• 2010-11-29 Listed $94,000 Beaches MLS
• 2010-10-01 Listing Removed — Beaches MLS
• 2007-03-12 Listed $204,000 Beaches MLS
• 2006-01-13 Listed $246,000 Beaches MLS
• 2002-12-30 Sold (Public Records) $89,500 Public Records
• 2002-10-30 Sold (MLS) $89,500 Beaches MLS
• 2002-08-16 Listing Removed — Beaches MLS
• 2002-04-15 Listed $89,900 Beaches MLS

Property tax history

+6.3%/yr

Latest (2025): $3,933 · +35.1% YoY. Source: county tax records.