2465 Westmont Ln · Royal Palm Beach, FL 33411

$639,000

5 bd · 2.5 ba · 2,778 sqft · SingleFamily public records · 70 Days on market

Built 2001 Est $856k · 25% under $256/mo HOA · 6% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0

Listing remarks

Must see 5 bdrm, 2-1/2 bath, 2 car-garage, corner lot home in Ashford, in the sought after Madison Green community. Home offers 2025 roof, 2024 a/c compressor, 2025 storm front door, 2023 water heater & newer appliances & washer/dryer . With remodeled bathrooms, updated kitchen, laminate wood floors upstairs and Porcelain tile down, this home is ready for you to make it your own! Bright & spacious open-concept 1st floor providing a great entertaining layout with living, dining, family rooms & breakfast area. Large kitchen has island, tons of cabinets & pantry. Large primary bdrm has double door entry & enough room for sitting area. All bedrooms upstairs.

Key facts

• 2 garage spots
• Community pool
• Built 2001

Property features AI

Finance

• Other: Pets allowed with restrictions and limits
• HOA & community: Association: Ashford and Madison Green; Quarterly HOA fees; HOA covers cable TV, common areas, and recreation facilities; Community amenities include clubhouse, fitness center, pool, tennis courts, basketball court, golf course, jogging path, sidewalks, picnic area, cafe/restaurant, community room, management, and on-site manager

Exterior

• Parking: Attached 2-car garage; Driveway with concrete parking; Total 4 parking spaces (2 covered)
• Security: Owned security system; Gated community (no guard)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Single family residence; Two stories; North-facing
• Construction: CBS construction; Concrete/Spanish tile roof
• Exterior features: Screened patio; Patio; Full fenced backyard; Corner lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Roman tub; French doors
• Laundry & utility: Laundry closet inside the home

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $639k.

Deal economics

• At list price, monthly cash flow is $-756 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $505k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $439k (31.2% below list).
• Recommended offer: $439k (31.2% below list) — sets the bar for 1% rule.

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: Royal Palm Beach Elementary School (math 58% / reading 62%, grade B-, #680 of 2,144 statewide, top 32%, 662 students, 40% 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 49% FRL track the district average.
• Market conditions: Rents flat; 583 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $4,394/mo this rent would consume 57% of the median local household income ($93k/yr) (locally 1870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $68k of equity ($4k loan paydown + $64k 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 ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,437 (31.2% 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 70 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $855,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Brinely Pl	0.61mi	5/3.0	2,385 (-14%)	3mo	$735,000	$308	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.62×
• Total profit: $290,482
• Equity at exit: $575,662

10-year hold

• IRR: 18.0%
• Equity multiple: 5.90×
• Total profit: $875,936
• Equity at exit: $1,241,436

Cash invested: $178,920 (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: 12.1×

Monthly cashflow live

• Estimated rent: $4,394 high
• Mortgage (P&I): −$3,351
• Tax from tax record: −$355 /mo · $4,257/yr
• Insurance: −$266
• HOA: −$256
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $-756

Break-even live

Break-even rent $5,352

Max offer price $505,371

Occupancy floor —

Sensitivity live

Price	-10% $-395	-5% $-576	+0% $-756	+5% $-937	+10% $-1,118
Rent	-10% $-1,104	-5% $-930	+0% $-756	+5% $-583	+10% $-409
Rate	-1.0pp $-435	-0.5pp $-594	base $-756	+0.5pp $-922	+1.0pp $-1,090

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: $159,750
• Closing costs: $19,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 Westmont Dr Royal Palm Beach, FL	4.0	3.0	2361	$4,950	$2.10	5d	1	0.13mi
2064 Reston Cir Royal Palm Beach, FL	4.0	2.5	2857	$3,990	$1.40	26d	1	0.57mi
2064 Reston Cir Royal Palm Beach, FL	4.0	2.5	2857	$3,990	$1.40	6d	1	0.57mi
147 Alcazar St Royal Palm Beach, FL	4.0	3.0	2182	$3,950	$1.81	6d	1	0.76mi
1724 Annandale Cir Royal Palm Beach, FL	6.0	4.0	3974	$6,300	$1.59	1d	1	0.81mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,100	$2.05	3d	1	0.86mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,300	$2.15	21d	1	0.86mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	23d	1	1.05mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	26d	1	1.05mi
104 Oxford Ct Royal Palm Beach, FL	4.0	3.0	2133	$4,500	$2.11	26d	1	1.23mi

HOA detail

• Monthly dues: $256 · $3,072/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-17
   status $639,000 Pending 70 DOM
2. 2026-06-16
   days on market $639,000 Active 70 DOM
3. 2026-06-15
   days on market $639,000 Active 69 DOM
4. 2026-06-13
   days on market $639,000 Active 67 DOM
5. 2026-06-09
   days on market $639,000 Active 63 DOM
6. 2026-06-08
   days on market $639,000 Active 62 DOM
7. 2026-06-07
   days on market $639,000 Active 61 DOM
8. 2026-06-04
   days on market $639,000 Active 58 DOM
9. 2026-06-03
   days on market $639,000 Active 57 DOM
10. 2026-06-02
    days on market $639,000 Active 56 DOM
11. 2026-06-01
    days on market $639,000 Active 55 DOM
12. 2026-05-31
    days on market $639,000 Active 54 DOM
13. 2026-05-14
    status Active
14. 2026-05-08
    historical Active Under Contract
15. 2026-05-02
    price $639,000
16. 2026-04-07
    listed $650,000 Active
17. 2011-05-18
    historical
18. 2011-04-18
    listed $269,900

ⓘ 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: $4,257 · $355/mo
• Projected year-2 tax: $5,304 · $442/mo
• Expected delta: +$1,047/yr (+$87/mo · 24.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $52,732
• − Mortgage interest: −$35,794
• − Property taxes: −$4,257
• − Insurance: −$3,195
• − Repairs & maintenance: −$4,219
• − Management: −$4,219
• − HOA: −$3,072
• − Depreciation: −$18,589
• Taxable loss: −$20,612
• Est. tax savings @ 24.0%: +$4,947
• After-tax cash flow: $-4,130/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

+136.8% since first listed

6 events — show timeline

• 2026-05-14 Relisted — Beaches MLS
• 2026-05-08 Contingent — Beaches MLS
• 2026-05-02 Price Changed $639,000 Beaches MLS
• 2026-04-07 Listed $650,000 Beaches MLS
• 2011-05-18 Listing Removed — Beaches MLS
• 2011-04-18 Listed $269,900 Beaches MLS

Property tax history

+0.1%/yr

Latest (2025): $4,257 · +3.2% YoY. Source: county tax records.