44 Essex Ct Unit B · Royal Palm Beach, FL 33411

$289,500

2 bd · 2.5 ba · 1,398 sqft · Townhouse public records · 122 Days on market

Built 1989 1,224 sqft lot $420/mo HOA · 16% of rent

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Not a short sale! All sizes and measurements are approx. Very nice and over looking green area! Newer berber carpet in bedrooms, tile downstairs. Screened patio. don't miss this opportunity to own a lovely Divosta built townhome in Royal Palm Beach!

Key facts

• Split-bedroom layout
• $420 HOA
• Parking

Tags

• PRIVATE SCREENED PATIO
• SPLIT-BEDROOM LAYOUT
• DEDICATED PARKING SPOTS

Property features AI

Finance

• HOA & community: Monthly HOA fee of $420; HOA covers insurance and grounds maintenance; Community amenities include pool, sidewalks, and street lights; Pets allowed (cats only)

Exterior

• Parking: Assigned parking and guest parking (one assigned space total)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Townhouse; Two-story; Faces north; Located west of US-1
• Construction: Block/CBS construction
• Exterior features: Screened patio; Patio; Sidewalks

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Bedrooms located on upper level
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Laundry area inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (11.8% below list).
• Recommended offer: $216k (25.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, amenities F, commute 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: Royal Palm Beach Elementary School (math 58% / reading 62%, grade B-, #680 of 2,144 statewide, top 32%, 662 students, 40% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $121k; list at $290k implies a 139% 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 $216,356 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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. 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?
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 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: 0.88% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.56×
• Total profit: $126,193
• Equity at exit: $260,805

10-year hold

• IRR: 17.3%
• Equity multiple: 5.72×
• Total profit: $382,918
• Equity at exit: $562,435

Cash invested: $81,060 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 583
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,518
• Tax from tax record: −$373 /mo · $4,475/yr
• Insurance: −$121
• HOA: −$420
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-414

Break-even live

Break-even rent $3,078

Max offer price $216,356

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-332	+0% $-414	+5% $-496	+10% $-578
Rent	-10% $-616	-5% $-515	+0% $-414	+5% $-313	+10% $-212
Rate	-1.0pp $-268	-0.5pp $-340	base $-414	+0.5pp $-489	+1.0pp $-565

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: $72,375
• Closing costs: $8,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Essex Ct Unit A Royal Palm Beach, FL	2.0	2.5	1398	$2,500	$1.79	26d	1	0.03mi
180 Heatherwood Dr Royal Palm Beach, FL	3.0	2.0	1462	$2,710	$1.85	7d	1	0.08mi
36 Danbury Ct Unit B Royal Palm Beach, FL	2.0	2.5	1398	$2,300	$1.65	12d	1	0.09mi
101 Fairway Ln Royal Palm Beach, FL	3.0	2.5	1684	$3,300	$1.96	24d	1	0.10mi
905 Palm Beach Trace Dr Royal Palm Beach, FL	1.0	2.0	1201	$1,700	$1.42	26d	1	0.24mi
1605 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,100	$1.75	14d	1	0.28mi
1803 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,000	$1.67	20d	1	0.31mi
145 Prestige Dr Royal Palm Beach, FL	3.0	2.0	1464	$2,900	$1.98	18d	1	0.32mi
212 Trace Ct Royal Palm Beach, FL	3.0	2.0	1740	$3,050	$1.75	7d	1	0.41mi
1407 Lakeview Dr E Royal Palm Beach, FL	2.0	2.0	1165	$2,300	$1.97	9d	1	0.42mi
1601 Lakeview Dr W Unit 1601 Royal Palm Beach, FL	3.0	2.5	1296	$2,375	$1.83	24d	1	0.44mi
202 Lakeside Landing Dr Royal Palm Beach, FL	3.0	2.5	1532	$3,200	$2.09	6d	1	0.45mi
81 Westecunk Dr Royal Palm Beach, FL	2.0	2.0	1347	$2,550	$1.89	19d	1	0.51mi
190 Parkwood Dr Royal Palm Beach, FL	3.0	2.0	1644	$3,200	$1.95	26d	1	0.57mi
110 Weybridge Cir Unit A Royal Palm Beach, FL	2.0	2.5	1470	$2,350	$1.60	24d	1	0.65mi
111 Weybridge Cir Royal Palm Beach, FL	3.0	2.5	1710	$3,100	$1.81	7d	1	0.72mi
100 Miramar Ave Royal Palm Beach, FL	3.0	2.0	1812	$3,600	$1.99	26d	1	0.74mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	26d	1	0.76mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$1,850	$1.68	17d	3	0.76mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	26d	1	0.78mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	26d	1	0.80mi
216 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1461	$3,440	$2.35	1d	1	0.84mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	22d	1	0.86mi
202 Sparrow Dr #1 Royal Palm Beach, FL	3.0	2.0	1020	$2,400	$2.35	26d	1	0.86mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	26d	1	0.90mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	13d	1	0.92mi
151 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1421	$3,300	$2.32	26d	1	0.98mi
240 Bilbao St Royal Palm Beach, FL	3.0	2.0	1440	$3,400	$2.36	26d	1	1.00mi
100 Sparrow Dr #14 Royal Palm Beach, FL	3.0	2.0	1737	$2,725	$1.57	26d	1	1.03mi
100 Sparrow Dr #2 Royal Palm Beach, FL	3.0	2.0	1824	$2,725	$1.49	20d	1	1.04mi
113 Madrid St Royal Palm Beach, FL	3.0	3.0	1720	$4,500	$2.62	12d	1	1.04mi
221 Bilbao St Royal Palm Beach, FL	3.0	2.0	1657	$3,700	$2.23	26d	1	1.14mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	18d	2	1.21mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	1.22mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	1.23mi
179 Dove Cir Royal Palm Beach, FL	3.0	2.0	1642	$3,500	$2.13	26d	1	1.30mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	19d	1	1.35mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	26d	1	1.38mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	17d	1	1.38mi
10863 Dalmany Way Royal Palm Beach, FL	3.0	2.0	1232	$3,500	$2.84	26d	1	1.40mi

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 26 events

1. 2026-06-21
   days on market $289,500 Active 122 DOM
2. 2026-06-18
   days on market $289,500 Active 119 DOM
3. 2026-06-17
   days on market $289,500 Active 118 DOM
4. 2026-06-16
   days on market $289,500 Active 117 DOM
5. 2026-06-15
   days on market $289,500 Active 116 DOM
6. 2026-06-13
   days on market $289,500 Active 114 DOM
7. 2026-06-09
   days on market $289,500 Active 110 DOM
8. 2026-06-07
   days on market $289,500 Active 108 DOM
9. 2026-06-04
   days on market $289,500 Active 105 DOM
10. 2026-06-03
    days on market $289,500 Active 104 DOM
11. 2026-06-01
    days on market $289,500 Active 102 DOM
12. 2026-05-31
    days on market $289,500 Active 101 DOM
13. 2026-03-11
    price $295,000
14. 2026-02-18
    listed $314,900 Active
15. 2018-08-17
    historical
16. 2018-07-26
    listed $197,500 Active
17. 2010-04-23
    soldstatus $121,000
18. 2010-04-09
    soldstatus $121,000 249-char remark

    Show marketing remark (249 chars)

    Not a short sale! All sizes and measurements are approx. Very nice and over looking green area! Newer berber carpet in bedrooms, tile downstairs. Screened patio. don't miss this opportunity to own a lovely Divosta built townhome in Royal Palm Beach!

19. 2010-03-23
    historical 249-char remark

    Show marketing remark (249 chars)

    Not a short sale! All sizes and measurements are approx. Very nice and over looking green area! Newer berber carpet in bedrooms, tile downstairs. Screened patio. don't miss this opportunity to own a lovely Divosta built townhome in Royal Palm Beach!

20. 2009-11-09
    listed $123,000 249-char remark

    Show marketing remark (249 chars)

    Not a short sale! All sizes and measurements are approx. Very nice and over looking green area! Newer berber carpet in bedrooms, tile downstairs. Screened patio. don't miss this opportunity to own a lovely Divosta built townhome in Royal Palm Beach!

21. 2002-02-11
    soldstatus $91,500
22. 2002-01-29
    soldstatus $91,500
23. 2001-12-27
    historical
24. 2001-11-20
    listed $94,900
25. 1992-07-30
    soldstatus $66,000
26. 1989-08-11
    soldstatus $69,900

ⓘ 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: $4,475 · $373/mo
• Projected year-2 tax: $4,475 · $373/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 ≥107°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: $30,648
• − Mortgage interest: −$16,217
• − Property taxes: −$4,475
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$5,040
• − Depreciation: −$8,422
• Taxable loss: −$9,856
• Est. tax savings @ 24.0%: +$2,366
• After-tax cash flow: $-2,603/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+322.0% since first listed

14 events — show timeline

• 2026-03-11 Price Changed $295,000 Beaches MLS
• 2026-02-18 Listed $314,900 Beaches MLS
• 2018-08-17 Listing Removed — Beaches MLS
• 2018-07-26 Listed $197,500 Beaches MLS
• 2010-04-23 Sold (Public Records) $121,000 Public Records
• 2010-04-09 Sold (MLS) $121,000 Beaches MLS
• 2010-03-23 Listing Removed — Beaches MLS
• 2009-11-09 Listed $123,000 Beaches MLS
• 2002-02-11 Sold (Public Records) $91,500 Public Records
• 2002-01-29 Sold (MLS) $91,500 Beaches MLS
• 2001-12-27 Listing Removed — Beaches MLS
• 2001-11-20 Listed $94,900 Beaches MLS
• 1992-07-30 Sold (Public Records) $66,000 Public Records
• 1989-08-11 Sold (Public Records) $69,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,475 · +2.3% YoY. Source: county tax records.