3454 Americo Dr · West Palm Beach, FL 33417

$217,500

2 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 144 Days on market

Built 1981 2,675 sqft lot $393/mo HOA · 16% 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 +17.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

13x12 rear porch w/roll ups, private back yd., water sofenting system, cool interior villa, 4 fans, a/c system '03; service contract through 10/08, newer w/dryer, micro/dwasher & ref., roof 2 yrs. old, M.Bath totally re-done w/step in shower

Key facts

• Gated community
• Fitness center
• Community amenities

Tags

• GATED COMMUNITY
• UPDATED BATHROOMS
• ENCLOSED PATIOS
• COMMUNITY AMENITIES
• FITNESS CENTER
• 24/7 SECURITY

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with possible restrictions (breed, number, size limits)
• HOA & community: Has association; Monthly association fee of $393; Association includes cable, grounds maintenance, security, common areas, golf, and recreation facilities; Community amenities: clubhouse, pool, spa/hot tub, fitness center, tennis courts, golf course, bocce, shuffleboard, billiard/game room, library, community room, jogging path, sidewalks, street lights, manager on site

Exterior

• Parking: Assigned parking (2 spaces total); 2 open parking spaces
• Security: Gated community with guard; On-site security/guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Single-story; Faces south; Resale property
• Construction: Block/CBS construction; Composition/shingle roof; Built as a villa
• Exterior features: Covered patio; Screened patio/porch; Patio and porch areas; Sidewalks; Paved road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Bedroom layout is stacked; Unfurnished
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $191k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 flat; 473 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $2,508/mo this rent would consume 58% of the median local household income ($52k/yr) (locally 2548% 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 $7k 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 144 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $218k implies a 129% gain — meaningful room to come down on a strong offer.

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 $191,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.49×
• Total profit: $-31,184
• Equity at exit: $32,430

10-year hold

• IRR: -13.5%
• Equity multiple: 0.34×
• Total profit: $-40,135
• Equity at exit: $18,805

Cash invested: $60,900 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 473
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$91
• HOA: −$393
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $175

Break-even live

Break-even rent $2,287

Max offer price $217,500

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,150	$2.09	14d	1	0.43mi
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,000	$1.99	8d	1	0.43mi
2820 Tennis Club Dr #408 West Palm Beach, FL	3.0	2.0	1610	$3,800	$2.36	24d	1	0.68mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	0.73mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	0.75mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	24d	1	0.92mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	0.94mi
3760 N Jog Rd West Palm Beach, FL	3.0	2.0	1375	$2,500	$1.82	24d	1	0.96mi
3490 Briar Bay Blvd West Palm Beach, FL	2.0	2.0	920	$1,800	$1.96	4d	1	1.01mi
3490 Briar Bay Blvd #104 West Palm Beach, FL	2.0	2.0	883	$1,799	$2.04	14d	1	1.01mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.04mi
3810 N Jog Rd West Palm Beach, FL	2.0	2.0	904	$1,950	$2.16	8d	2	1.04mi
3512 Briar Bay Blvd #105 West Palm Beach, FL	2.0	2.0	883	$2,000	$2.27	8d	1	1.15mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.29mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	24d	1	1.33mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	21d	1	1.37mi
2936 Hidden Hills Rd #1504 West Palm Beach, FL	3.0	3.0	1607	$2,400	$1.49	24d	1	1.45mi
3472 Commodore Ct West Palm Beach, FL	3.0	2.5	1671	$2,900	$1.74	4d	1	1.46mi
2904 Hidden Hills Rd Unit 904 West Palm Beach, FL	3.0	2.5	1379	$2,200	$1.60	24d	1	1.48mi
3464 Commodore Ct West Palm Beach, FL	3.0	2.5	1671	$3,300	$1.97	17d	1	1.48mi
6516 Morgan Hill Trl #1809 West Palm Beach, FL	2.0	2.5	1086	$2,050	$1.89	3d	1	1.49mi
2912 Hidden Hills Rd #1205 West Palm Beach, FL	3.0	3.0	1423	$2,400	$1.69	24d	1	1.49mi

HOA detail

• Monthly dues: $393 · $4,716/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-03
   statusdays on market $217,500 Pending 144 DOM
2. 2026-06-01
   days on market $217,500 Active Under Contract 143 DOM
3. 2026-05-31
   days on market $217,500 Active Under Contract 142 DOM
4. 2026-05-25
   historical Active Under Contract
5. 2026-04-14
   price $217,500
6. 2026-03-30
   price $229,500
7. 2026-03-11
   price $229,000
8. 2026-02-13
   price $234,500
9. 2026-01-09
   listed $239,500 Active
10. 2008-03-04
    soldstatus $95,000
11. 2008-02-28
    soldstatus $95,000 245-char remark

    Show marketing remark (245 chars)

    13x12 rear porch w/roll ups, private back yd., water sofenting system, cool interior villa, 4 fans, a/c system '03; service contract through 10/08, newer w/dryer, micro/dwasher & ref., roof 2 yrs. old, M.Bath totally re-done w/step in shower

12. 2008-02-06
    historical 245-char remark

    Show marketing remark (245 chars)

    13x12 rear porch w/roll ups, private back yd., water sofenting system, cool interior villa, 4 fans, a/c system '03; service contract through 10/08, newer w/dryer, micro/dwasher & ref., roof 2 yrs. old, M.Bath totally re-done w/step in shower

13. 2007-06-26
    listed $119,900 245-char remark

    Show marketing remark (245 chars)

    13x12 rear porch w/roll ups, private back yd., water sofenting system, cool interior villa, 4 fans, a/c system '03; service contract through 10/08, newer w/dryer, micro/dwasher & ref., roof 2 yrs. old, M.Bath totally re-done w/step in shower

14. 2000-09-29
    soldstatus $61,900 220-char remark

    Show marketing remark (220 chars)

    EZ SHOW * CALL OWNER 471-9255 MRS.PENCHANSKY FOR APPOINTMENT MIRRORED LIVING ROOM * TILED FRONT PORCH, BACK PORCH WITH ROLL UP SHUTTERS ''FARBAR * ''''AS IS'''' RIDER, FREE GOLF FOR RESIDENTS * OVERR 55 ADULT COMMUNITY''

15. 2000-07-07
    historical 220-char remark

    Show marketing remark (220 chars)

    EZ SHOW * CALL OWNER 471-9255 MRS.PENCHANSKY FOR APPOINTMENT MIRRORED LIVING ROOM * TILED FRONT PORCH, BACK PORCH WITH ROLL UP SHUTTERS ''FARBAR * ''''AS IS'''' RIDER, FREE GOLF FOR RESIDENTS * OVERR 55 ADULT COMMUNITY''

16. 2000-07-01
    listed $61,900 220-char remark

    Show marketing remark (220 chars)

    EZ SHOW * CALL OWNER 471-9255 MRS.PENCHANSKY FOR APPOINTMENT MIRRORED LIVING ROOM * TILED FRONT PORCH, BACK PORCH WITH ROLL UP SHUTTERS ''FARBAR * ''''AS IS'''' RIDER, FREE GOLF FOR RESIDENTS * OVERR 55 ADULT COMMUNITY''

17. 1982-07-01
    soldstatus $45,000

ⓘ 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: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/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 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: $30,100
• − Mortgage interest: −$12,183
• − Property taxes: −$2,190
• − Insurance: −$1,088
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$4,716
• − Depreciation: −$6,327
• Taxable loss: −$1,220
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $2,391/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
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

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 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

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: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• 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

+383.3% since first listed

14 events — show timeline

• 2026-05-25 Contingent — Beaches MLS
• 2026-04-14 Price Changed $217,500 Beaches MLS
• 2026-03-30 Price Changed $229,500 Beaches MLS
• 2026-03-11 Price Changed $229,000 Beaches MLS
• 2026-02-13 Price Changed $234,500 Beaches MLS
• 2026-01-09 Listed $239,500 Beaches MLS
• 2008-03-04 Sold (Public Records) $95,000 Public Records
• 2008-02-28 Sold (MLS) $95,000 Beaches MLS
• 2008-02-06 Listing Removed — Beaches MLS
• 2007-06-26 Listed $119,900 Beaches MLS
• 2000-09-29 Sold (MLS) $61,900 Beaches MLS
• 2000-07-07 Listing Removed — Beaches MLS
• 2000-07-01 Listed $61,900 Beaches MLS
• 1982-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,190 · +1.7% YoY. Source: county tax records.