714 Northlake Ct #208 · North Palm Beach, FL 33408

$289,900

2 bd · 2.0 ba · 935 sqft · Condo public records · 110 Days on market

Built 1977 $776/mo HOA · 22% of rent

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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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• 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

Beautiful water views. A small complex with private pool and laundry room. Very quiet and private. Docks for rent at $2/ft.

Key facts

• Waterway view
• Close to shopping
• Heated pool

Tags

• WATERWAY VIEW
• GRANITE
• LAMINATE WOOD FLOORING
• PARTIAL IMPACT WINDOWS
• HEATED POOL
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Monthly HOA fee; Association amenities include cable TV, insurance, grounds maintenance, pest control, and common area upkeep; Sidewalks in the community; Pets allowed (restrictions possible)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Faces north; 2 total stories
• Construction: Concrete construction; Composition and rolled/hot mop and tar/gravel roofing; Resale condition; Building area reported by owner
• Exterior features: Screened porch; Covered porch; Ocean access; Basin waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $264k (9.0% 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-.
• Market conditions: Rents flat; 403 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).
• At $3,565/mo this rent would consume 46% 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 $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

• It's been on market 110 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $290k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $263,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.23% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 6.8

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-42,436
• Equity at exit: $43,225

10-year hold

• IRR: -13.8%
• Equity multiple: 0.33×
• Total profit: $-54,698
• Equity at exit: $25,065

Cash invested: $81,172 (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: 403
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,565 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$121
• HOA: −$776
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $214

Break-even live

Break-even rent $3,294

Max offer price $289,900

Occupancy floor 89%

Sensitivity live

Price	-10% $378	-5% $296	+0% $214	+5% $132	+10% $50
Rent	-10% $-67	-5% $74	+0% $214	+5% $355	+10% $496
Rate	-1.0pp $360	-0.5pp $288	base $214	+0.5pp $139	+1.0pp $63

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	0.19mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	0.27mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	25d	1	0.29mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	25d	1	0.67mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	25d	1	0.74mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	25d	1	0.74mi
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	25d	1	0.74mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	0d	10	1.18mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.28mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	25d	1	1.40mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	0d	19	1.50mi

HOA detail condo

• Monthly dues: $776 · $9,312/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $289,900 Active 110 DOM
2. 2026-06-18
   days on market $289,900 Active 107 DOM
3. 2026-06-17
   days on market $289,900 Active 106 DOM
4. 2026-06-16
   days on market $289,900 Active 105 DOM
5. 2026-06-15
   days on market $289,900 Active 104 DOM
6. 2026-06-13
   days on market $289,900 Active 102 DOM
7. 2026-06-09
   days on market $289,900 Active 98 DOM
8. 2026-06-08
   days on market $289,900 Active 97 DOM
9. 2026-06-07
   days on market $289,900 Active 96 DOM
10. 2026-06-04
    days on market $289,900 Active 93 DOM
11. 2026-06-03
    days on market $289,900 Active 92 DOM
12. 2026-06-02
    days on market $289,900 Active 91 DOM
13. 2026-06-01
    days on market $289,900 Active 90 DOM
14. 2026-05-31
    days on market $289,900 Active 89 DOM
15. 2026-05-04
    price $289,900
16. 2026-04-19
    price $299,900
17. 2026-04-06
    price $309,900
18. 2026-03-12
    price $319,900
19. 2026-03-03
    listed $334,500 Active
20. 2017-04-26
    soldstatus $155,000
21. 2017-04-25
    soldstatus $155,000 Closed 123-char remark

    Show marketing remark (123 chars)

    Beautiful water views. A small complex with private pool and laundry room. Very quiet and private. Docks for rent at $2/ft.

22. 2017-04-01
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Beautiful water views. A small complex with private pool and laundry room. Very quiet and private. Docks for rent at $2/ft.

23. 2017-03-13
    historical Contingent 123-char remark

    Show marketing remark (123 chars)

    Beautiful water views. A small complex with private pool and laundry room. Very quiet and private. Docks for rent at $2/ft.

24. 2017-02-28
    listed $169,900 Active 123-char remark

    Show marketing remark (123 chars)

    Beautiful water views. A small complex with private pool and laundry room. Very quiet and private. Docks for rent at $2/ft.

25. 2017-01-20
    historical
26. 2016-12-14
    listed $169,000 Active
27. 2016-03-16
    historical
28. 2015-10-05
    listed $179,000 Active
29. 2003-06-06
    soldstatus $134,000
30. 2001-10-05
    soldstatus $87,000
31. 2001-07-28
    soldstatus $75,100
32. 2001-06-08
    soldstatus $75,100
33. 2001-06-01
    historical
34. 2001-01-15
    listed $74,900
35. 1998-11-30
    soldstatus $71,000
36. 1998-10-19
    historical
37. 1998-08-03
    listed $71,000
38. 1987-10-01
    soldstatus $65,000

ⓘ 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: $2,221 · $185/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$186/yr (+$15/mo · 8.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $42,782
• − Mortgage interest: −$16,239
• − Property taxes: −$2,221
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,423
• − Management: −$3,423
• − HOA: −$9,312
• − Depreciation: −$8,433
• Taxable loss: −$1,718
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $2,984/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)

No district data.

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

+346.0% since first listed

24 events — show timeline

• 2026-05-04 Price Changed $289,900 Beaches MLS
• 2026-04-19 Price Changed $299,900 Beaches MLS
• 2026-04-06 Price Changed $309,900 Beaches MLS
• 2026-03-12 Price Changed $319,900 Beaches MLS
• 2026-03-03 Listed $334,500 Beaches MLS
• 2017-04-26 Sold (Public Records) $155,000 Public Records
• 2017-04-25 Sold (MLS) $155,000 Beaches MLS
• 2017-04-01 Pending — Beaches MLS
• 2017-03-13 Contingent — Beaches MLS
• 2017-02-28 Listed $169,900 Beaches MLS
• 2017-01-20 Listing Removed — MARMLS
• 2016-12-14 Listed $169,000 MARMLS
• 2016-03-16 Listing Removed — Beaches MLS
• 2015-10-05 Listed $179,000 Beaches MLS
• 2003-06-06 Sold (Public Records) $134,000 Public Records
• 2001-10-05 Sold (Public Records) $87,000 Public Records
• 2001-07-28 Sold (Public Records) $75,100 Public Records
• 2001-06-08 Sold (MLS) $75,100 Beaches MLS
• 2001-06-01 Listing Removed — Beaches MLS
• 2001-01-15 Listed $74,900 Beaches MLS
• 1998-11-30 Sold (MLS) $71,000 Beaches MLS
• 1998-10-19 Listing Removed — Beaches MLS
• 1998-08-03 Listed $71,000 Beaches MLS
• 1987-10-01 Sold (Public Records) $65,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,221 · +3.7% YoY. Source: county tax records.