336 Golfview Rd #311 · North Palm Beach, FL 33408

$209,000

2 bd · 2.0 ba · 1,143 sqft · Condo public records · 72 Days on market

Built 1975 $1300/mo HOA · 35% of rent ↓ 9% since listing

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Why this score? — see what drove the C- 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 +16.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

ESTATE SALE in North Palm Beach! 2/2 Condo in the Gemini, opposite the renowned NPB Country Club and Golf Course on the lovely Intracoastal Waterway. This beautifully maintained unit features deeded premier covered parking, convenient location to elevator and other 3rd floor amenities, and lovely ocean breezes. .. grab it NOW! ESTATE SALE! The Gemini also offers many amenities including heated pool with intracoastal views, fitness rooms, social room, billiards, shuffleboard, tiki hut, expansive grounds on the water, grill/picnic area, on-site management, bike room and more!

Key facts

• Billiards
• Tiki hut
• Fitness rooms

Tags

• DEEDED PREMIER COVERED PARKING
• FITNESS ROOMS
• SOCIAL ROOM
• BILLIARDS
• SHUFFLEBOARD
• TIKI HUT

Property features AI

Finance

• Financial info: Pets allowed conditionally with possible restrictions
• HOA & community: Monthly association fee; Association fee includes management, common area maintenance, cable TV, building maintenance, pool(s), reserve fund, sewer, trash, and water; Association amenities include billiard room, bike storage, clubhouse, fitness center, laundry, library, barbecue/picnic area, pier, pool, storage, trash service, vehicle wash area, and elevators

Exterior

• Parking: Covered detached garage parking and guest parking; Has 1 covered space; Has 1-car carport
• Security: Closed-circuit cameras; Doorman; Phone entry
• Utilities: Cable available
• Home design: Attached property; 12-story building; Entry located on level 3
• Construction: Block construction; Effective year built
• Exterior features: Open balcony; Association pool; Waterfront with Intracoastal access and navigable water

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Hardwood; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Blinds and impact-resistant windows; Furnishing negotiable; Living/dining room; Custom mirrors; Main living area on entry level; Split bedroom layout; Walk-in closet(s); Storage room
• Laundry & utility: Common area laundry; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $209k).
• Recommended offer: $196k (6.0% 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: Teen Parent Program - Pk (19 students, 0% 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-school proficiency averages 28% 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 flat; 406 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $3,755/mo this rent would consume 49% of the median local household income ($92k/yr) (locally 835% 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 $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 72 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: 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 $196,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.80% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• 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: -18.6%
• Equity multiple: 0.38×
• Total profit: $-36,402
• Equity at exit: $31,163

10-year hold

• IRR: -28.9%
• Equity multiple: 0.00×
• Total profit: $-58,466
• Equity at exit: $18,071

Cash invested: $58,520 (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: 406
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,755 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$380 /mo · $4,558/yr
• Insurance: −$87
• HOA: −$1,300
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $103

Break-even live

Break-even rent $3,624

Max offer price $209,000

Occupancy floor 92%

Sensitivity live

Price	-10% $222	-5% $162	+0% $103	+5% $44	+10% $-15
Rent	-10% $-193	-5% $-45	+0% $103	+5% $252	+10% $400
Rate	-1.0pp $208	-0.5pp $156	base $103	+0.5pp $49	+1.0pp $-6

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Lakeshore Dr Unit T13 North Palm Beach, FL	2.0	2.0	1244	$3,250	$2.61	26d	1	0.19mi
130 Lakeshore Dr #923 North Palm Beach, FL	2.0	2.0	1244	$3,300	$2.65	26d	1	0.28mi
136 Lakeshore Dr North Palm Beach, FL	2.0	2.0	1244	$4,000	$3.22	6d	1	0.28mi
132 Lakeshore Dr #1118 North Palm Beach, FL	3.0	2.5	1498	$6,450	$4.31	26d	1	0.28mi
124 Lakeshore Dr #4280 North Palm Beach, FL	2.0	2.0	1422	$3,750	$2.64	23d	1	0.35mi
126 Lakeshore Dr Unit 927 North Palm Beach, FL	2.0	2.0	1422	$3,250	$2.29	26d	1	0.35mi
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	26d	1	0.42mi
29 Yacht Club Dr #306 North Palm Beach, FL	2.0	2.0	1200	$3,000	$2.50	4d	1	0.45mi
1660 Twelve Oaks Way #203 North Palm Beach, FL	2.0	2.0	1492	$7,500	$5.03	22d	1	0.50mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,596	$2.32	0d	55	0.57mi
52 Yacht Club Dr #308 North Palm Beach, FL	2.0	2.0	1130	$3,800	$3.36	14d	1	0.57mi
52 Yacht Club Dr North Palm Beach, FL	2.0	2.0	1130	$3,375	$2.99	19d	2	0.57mi
60 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1423	$3,100	$2.18	21d	1	0.60mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	983	$3,118	$3.17	1d	9	0.61mi
11521 Landing Pl Unit E1 North Palm Beach, FL	2.0	2.0	1130	$7,000	$6.19	26d	1	0.74mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	26d	1	0.76mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	26d	1	1.01mi
2395 Idlewild Rd Palm Beach Gardens, FL	3.0	2.0	1476	$4,500	$3.05	24d	1	1.12mi
1718 Ridge Rd North Palm Beach, FL	2.0	2.0	900	$2,950	$3.28	26d	1	1.22mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	26d	1	1.24mi
2388 S Wallen Dr West Palm Beach, FL	3.0	2.0	1296	$4,500	$3.47	26d	1	1.29mi
12155 US Highway 1 North Palm Beach, FL	1.0–3.0	1.0–2.0	1297	$3,566	$2.75	1d	23	1.43mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	26d	1	1.46mi
1869 Circle Dr North Palm Beach, FL	2.0	2.0	1216	$3,400	$2.80	15d	1	1.47mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	26d	1	1.47mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	26d	1	1.48mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	26d	1	1.48mi

HOA detail condo

• Monthly dues: $1,300 · $15,600/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-13
   statusdays on market $209,000 Pending 72 DOM
2. 2026-06-09
   days on market $209,000 Active Under Contract 70 DOM
3. 2026-06-08
   days on market $209,000 Active Under Contract 69 DOM
4. 2026-06-07
   statusdays on market $209,000 Active Under Contract 68 DOM
5. 2026-06-04
   days on market $209,000 Active 65 DOM
6. 2026-06-03
   days on market $209,000 Active 64 DOM
7. 2026-06-02
   days on market $209,000 Active 63 DOM
8. 2026-06-01
   days on market $209,000 Active 62 DOM
9. 2026-05-31
   days on market $209,000 Active 61 DOM
10. 2026-05-08
    price $209,000
11. 2026-04-16
    price $219,000
12. 2026-03-30
    listed $235,000 Active
13. 2025-05-27
    historical
14. 2025-05-05
    historical $2,200
15. 2025-04-07
    price $275,000
16. 2025-04-02
    listed $2,200
17. 2025-02-18
    price $298,000
18. 2025-01-27
    price $299,900
19. 2025-01-06
    listed $329,000 Active
20. 2017-08-07
    historical
21. 2017-04-11
    price $209,900
22. 2017-03-28
    listed $220,000 Active
23. 2016-03-25
    historical
24. 2016-02-27
    price $220,000
25. 2015-11-25
    listed $229,900 Active

ⓘ 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: $4,558 · $380/mo
• Projected year-2 tax: $4,558 · $380/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,055
• − Mortgage interest: −$11,707
• − Property taxes: −$4,558
• − Insurance: −$1,045
• − Repairs & maintenance: −$3,604
• − Management: −$3,604
• − HOA: −$15,600
• − Depreciation: −$6,080
• Taxable loss: −$1,143
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,513/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

-9.1% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $209,000 MARMLS
• 2026-04-16 Price Changed $219,000 MARMLS
• 2026-03-30 Listed $235,000 MARMLS
• 2025-05-27 Listing Removed — MARMLS
• 2025-05-05 Rental Removed $2,200 MARMLS
• 2025-04-07 Price Changed $275,000 MARMLS
• 2025-04-02 Listed for Rent $2,200 MARMLS
• 2025-02-18 Price Changed $298,000 MARMLS
• 2025-01-27 Price Changed $299,900 MARMLS
• 2025-01-06 Listed $329,000 MARMLS
• 2017-08-07 Listing Removed — Beaches MLS
• 2017-04-11 Price Changed $209,900 Beaches MLS
• 2017-03-28 Listed $220,000 Beaches MLS
• 2016-03-25 Listing Removed — Beaches MLS
• 2016-02-27 Price Changed $220,000 Beaches MLS
• 2015-11-25 Listed $229,900 Beaches MLS

Property tax history

+15.9%/yr

Latest (2025): $4,558 · +899.2% YoY. Source: county tax records.