125 Shore Ct Unit 304a · North Palm Beach, FL 33408

$189,000

1 bd · 1.0 ba · 756 sqft · Condo public records · 55 Days on market

Built 1973 $674/mo HOA · 20% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable and spacious 1/1 condo, on intercoastal, close to everything! Lots of natural light! Investor offers considered after 15 days on market. Please see all attachments. Purchase for 3% down with Homepath Renovation. The seller has directed that all offers on this listing must be made online in HomePath.com. Go to www. homepath. com, search for the property details, and click the 'Make Offer' button to submit an offer. '' Buyer to verify all condo fees and obtain all docs. Seller does not have to convey. Re: leasing the condo, 1 time in 12 months, no lease for 12 months after sale. Sold cash, no contingencies

Key facts

• Brand new a/c
• Minutes from beaches
• World-class golf

Tags

• SHOREHAM CONDO COMMUNITY
• BRAND NEW A/C
• MOVE-IN READY INTERIOR
• MINUTES FROM BEACHES
• WORLD-CLASS GOLF

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Association: Ocean Breeze Community Management; Monthly HOA fee (approx.): $674.44; HOA covers insurance, ground maintenance, trash, common areas, elevator, and pool service; Community pool

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Resale unit; 3-story building; Faces south
• Construction: Concrete/CBS construction; Shingle roof; Built as part of an existing multi-story building
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ceiling fans; Individual central cooling
• Interior features: Blinds on windows; Unfurnished
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#184 in FL, #2,894 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: Lake Park Elementary School (math 57% / reading 62%, grade B-, #690 of 2,144 statewide, top 34%, 389 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 400 active listings in the ZIP; 11 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).
• This rent runs 45% of the median local income ($92k/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 $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 10400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $189k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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: 1.82% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $9,464
• Equity at exit: $28,181

10-year hold

• IRR: 10.7%
• Equity multiple: 1.70×
• Total profit: $37,247
• Equity at exit: $16,341

Cash invested: $52,920 (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 33408

• Rents YoY: 0.3%
• Active inventory: 400
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,434 high
• Mortgage (P&I): −$991
• Tax from tax record: −$202 /mo · $2,427/yr
• Insurance: −$79
• HOA: −$674
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $767

Break-even live

Break-even rent $2,463

Max offer price $189,000

Occupancy floor 73%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	24d	1	0.37mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	24d	1	0.37mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	24d	1	0.38mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$2,263	$2.12	2d	9	0.47mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	0.74mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	0.83mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$3,995	$2.54	5d	18	0.95mi
5400 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.0–2.0	1300	$3,400	$2.62	22d	3	1.20mi
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	24d	1	1.47mi
1025 Sugar Sands Blvd #159 Riviera Beach, FL	1.0	1.0	987	$4,200	$4.26	24d	1	1.48mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	15d	1	1.50mi

HOA detail condo

• Monthly dues: $674 · $8,088/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $189,000 Active 55 DOM
2. 2026-06-17
   days on market $189,000 Active 54 DOM
3. 2026-06-16
   days on market $189,000 Active 53 DOM
4. 2026-06-15
   days on market $189,000 Active 52 DOM
5. 2026-06-13
   days on market $189,000 Active 50 DOM
6. 2026-06-09
   days on market $189,000 Active 46 DOM
7. 2026-06-08
   days on market $189,000 Active 45 DOM
8. 2026-06-07
   days on market $189,000 Active 44 DOM
9. 2026-06-04
   pricedays on market $189,000 Active 41 DOM
10. 2026-06-03
    days on market $199,000 Active 40 DOM
11. 2026-06-02
    days on market $199,000 Active 39 DOM
12. 2026-06-01
    days on market $199,000 Active 38 DOM
13. 2026-05-31
    days on market $199,000 Active 37 DOM
14. 2026-04-25
    listed $1,800
15. 2026-04-21
    listed $199,000 Active
16. 2023-11-28
    historical
17. 2023-10-10
    price $199,000
18. 2023-08-07
    listed $210,000 Active
19. 2012-03-14
    soldstatus $38,000 620-char remark

    Show marketing remark (620 chars)

    Adorable and spacious 1/1 condo, on intercoastal, close to everything! Lots of natural light! Investor offers considered after 15 days on market. Please see all attachments. Purchase for 3% down with Homepath Renovation. The seller has directed that all offers on this listing must be made online in HomePath.com. Go to www. homepath. com, search for the property details, and click the 'Make Offer' button to submit an offer. '' Buyer to verify all condo fees and obtain all docs. Seller does not have to convey. Re: leasing the condo, 1 time in 12 months, no lease for 12 months after sale. Sold cash, no contingencies

20. 2012-03-12
    historical 620-char remark

    Show marketing remark (620 chars)

    Adorable and spacious 1/1 condo, on intercoastal, close to everything! Lots of natural light! Investor offers considered after 15 days on market. Please see all attachments. Purchase for 3% down with Homepath Renovation. The seller has directed that all offers on this listing must be made online in HomePath.com. Go to www. homepath. com, search for the property details, and click the 'Make Offer' button to submit an offer. '' Buyer to verify all condo fees and obtain all docs. Seller does not have to convey. Re: leasing the condo, 1 time in 12 months, no lease for 12 months after sale. Sold cash, no contingencies

21. 2012-01-22
    listed $39,900 620-char remark

    Show marketing remark (620 chars)

    Adorable and spacious 1/1 condo, on intercoastal, close to everything! Lots of natural light! Investor offers considered after 15 days on market. Please see all attachments. Purchase for 3% down with Homepath Renovation. The seller has directed that all offers on this listing must be made online in HomePath.com. Go to www. homepath. com, search for the property details, and click the 'Make Offer' button to submit an offer. '' Buyer to verify all condo fees and obtain all docs. Seller does not have to convey. Re: leasing the condo, 1 time in 12 months, no lease for 12 months after sale. Sold cash, no contingencies

22. 2002-12-16
    soldstatus $55,000
23. 1994-07-01
    soldstatus $35,000

ⓘ 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: $2,427 · $202/mo
• Projected year-2 tax: $2,427 · $202/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 6/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,206
• − Mortgage interest: −$10,587
• − Property taxes: −$2,427
• − Insurance: −$945
• − Repairs & maintenance: −$3,296
• − Management: −$3,296
• − HOA: −$8,088
• − Depreciation: −$5,498
• Taxable income: $7,068
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $7,503/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 — North Palm Beach

• Score: 77/100
• State rank: #184
• US rank: #2894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 18,817
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,817
• Household income: $92,216
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 835.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Guatemala
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -223.14%
• Current HPI: 365.2913
• Rent YoY: ▲ 0.27%
• 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

-94.9% since first listed

10 events — show timeline

• 2026-04-25 Listed for Rent $1,800 RMLSFL
• 2026-04-21 Listed $199,000 Beaches MLS
• 2023-11-28 Listing Removed — Beaches MLS
• 2023-10-10 Price Changed $199,000 Beaches MLS
• 2023-08-07 Listed $210,000 Beaches MLS
• 2012-03-14 Sold (MLS) $38,000 Beaches MLS
• 2012-03-12 Listing Removed — Beaches MLS
• 2012-01-22 Listed $39,900 Beaches MLS
• 2002-12-16 Sold (Public Records) $55,000 Public Records
• 1994-07-01 Sold (Public Records) $35,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,427 · +4.1% YoY. Source: county tax records.