4311 Okeechobee Blvd #45 · West Palm Beach, FL 33409

$285,000

3 bd · 3.0 ba · 1,176 sqft · Land public records · 2 Days on market

Built 1973 4,535 sqft lot $63/mo HOA · 3% 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION!!! Own your own lot and a fantastic Park Model with 3 bedrooms 3 bathrooms and a private detached garage, brand new washer/dryer and a brand new A/C about 1 year old all for under $95k. What an amazing opportunity here!!! Move in today, put a little TLC and the your property value will almost double! The only expense here is $65 a month for the HOA, which offers you a nice pool to hang out with your friends. Walk to shoppings, LA fitness and multiple restaurants. Be minutes away from i95, turnpike and many other major roads!! This will not last, schedule your appointment today!

Key facts

• Pool
• Detached garage
• 4,535 sq ft lot

Tags

• DETACHED GARAGE
• NEWLY RENOVATED CLUB HOUSE
• POOL

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No land lease
• HOA & community: Community managed by GRS Property Management; HOA fee $63 per month; HOA covers common real estate tax and recreation facility; Community amenities include clubhouse, jogging path, pool, and baseball/softball field

Exterior

• Parking: Total parking for 5 vehicles; Attached 1-car garage with garage door opener; 1 covered space; 2 open driveway spaces; concrete driveway
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Mobile home; One story; Resale condition; Faces west
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Corner lot; Fenced yard with vinyl fencing; Garage(s), outbuilding, and pool house on the property

Interior

• Kitchen: Disposal; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air; Ductless cooling; Heat pump cooling
• Interior features: Walk-in closets; Split bedroom layout; Closet cabinetry; French doors
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $285k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (12.6% below list).
• Recommended offer: $249k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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: Egret Lake Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 569 students, 80% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% 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 27% at this address vs 50% district-wide (-22 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 (-0.1%/yr); 189 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 45% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $82k; list at $285k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $249,108 (12.6% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.5

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-41,814
• Equity at exit: $42,494

10-year hold

• IRR: -12.0%
• Equity multiple: 0.38×
• Total profit: $-49,812
• Equity at exit: $24,642

Cash invested: $79,800 (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 33409

• Home prices YoY: -25.6%
• Rents YoY: -0.1%
• Active inventory: 189
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$119
• HOA: −$63
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $184

Break-even live

Break-even rent $2,258

Max offer price $285,000

Occupancy floor 88%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4855 Elmhurst Rd West Palm Beach, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.71mi
2689 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	3d	1	0.97mi
2683 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	24d	1	0.98mi
2677 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	24d	1	0.98mi
2671 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	24d	1	0.98mi
2665 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	24d	1	0.99mi
2615 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	3d	1	1.00mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.19mi
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	17d	1	1.22mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	1.28mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	2d	1	1.32mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	24d	1	1.33mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	24d	1	1.33mi
1883 Breezy Ln West Palm Beach, FL	2.0	2.0	856	$2,500	$2.92	24d	1	1.33mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	24d	1	1.34mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	20d	1	1.35mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	20d	1	1.36mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	2d	1	1.42mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	1.45mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	11d	1	1.45mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-18
   days on market $285,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $285,000 Active 1 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: $1,287 · $107/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,079/yr (+$90/mo · 83.9%)

ⓘ 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) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,893
• − Mortgage interest: −$15,964
• − Property taxes: −$1,287
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$756
• − Depreciation: −$8,291
• Taxable loss: −$2,613
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $2,840/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,489
• Household income: $67,073
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1333.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% Black 31% White 27% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 30% French/Haitian/Cajun 10% 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: ▼ -128.54%
• Current HPI: 374.2506
• Rent YoY: ▼ -0.15%
• 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

+996.2% since first listed

18 events — show timeline

• 2026-06-16 Listed $285,000 Beaches MLS
• 2020-06-10 Sold (MLS) $82,000 Beaches MLS
• 2020-06-05 Sold (Public Records) $85,000 Public Records
• 2020-03-05 Contingent — Beaches MLS
• 2020-01-28 Price Changed $89,900 Beaches MLS
• 2020-01-10 Listed $94,900 Beaches MLS
• 2019-10-09 Contingent — Beaches MLS
• 2019-10-09 Listing Removed — Beaches MLS
• 2019-09-23 Listed $89,000 Beaches MLS
• 2014-08-27 Sold (Public Records) $51,000 Public Records
• 2014-08-19 Sold (MLS) $51,000 Beaches MLS
• 2014-07-24 Contingent — Beaches MLS
• 2014-07-14 Relisted — Beaches MLS
• 2014-07-10 Listing Removed — Beaches MLS
• 2014-04-08 Listed $49,900 Beaches MLS
• 2014-03-16 Listing Removed — Beaches MLS
• 2013-11-15 Listed $55,000 Beaches MLS
• 1997-08-05 Sold (Public Records) $26,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,287 · +4.5% YoY. Source: county tax records.