8216 Quail Meadow Trce · West Palm Beach, FL 33412

$432,500

3 bd · 2.0 ba · 1,607 sqft · SingleFamily public records · 6 Days on market

Built 1993 4,986 sqft lot $652/mo HOA · 14% 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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PERFECT SEASONAL HOME IN MINT CONDITION. EXTERIOR JUST PAINTED. MAGNIFICENT GOLF COURSE VIEWS, SCREENED IN HEATED POOL/ TILE THROUGHOUT. NICELY FURNISHED. PRICED TO SELL!!

Key facts

• 4,986 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $432k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $432k).
• Cap rate 7.4% 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: Pierce Hammock Elementary School (math 69% / reading 73%, grade A-, #320 of 2,144 statewide, top 15%, 468 students, 35% FRL); Western Pines Community Middle (math 66% / reading 64%, grade A-, #99 of 571 statewide, top 17%, 991 students, 42% FRL); Seminole Ridge Community High School (math 36% / reading 56%, grade D-, #220 of 667 statewide, top 33%, 2,262 students, 36% FRL).
• Market conditions: Rents rising (+3.9%/yr); 392 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 44% of the median local income ($130k/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 $3k of loan paydown is wiped out by about $13k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $228k; list at $432k implies a 90% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $432,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-41,003
• Equity at exit: $64,487

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $14,485
• Equity at exit: $37,395

Cash invested: $121,100 (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 33412

• Home prices YoY: -18.2%
• Rents YoY: 3.9%
• Active inventory: 392
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,769 medium
• Mortgage (P&I): −$2,268
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$180
• HOA: −$652
• Vacancy / Maint / Mgmt: −$1,001
• Net cashflow: $387

Break-even live

Break-even rent $4,279

Max offer price $432,500

Occupancy floor 87%

Sensitivity live

Price	-10% $632	-5% $510	+0% $387	+5% $265	+10% $142
Rent	-10% $10	-5% $199	+0% $387	+5% $575	+10% $764
Rate	-1.0pp $605	-0.5pp $497	base $387	+0.5pp $275	+1.0pp $161

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: $108,125
• Closing costs: $12,975
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8316 Quail Meadow Way West Palm Beach, FL	3.0	2.5	2118	$14,000	$6.61	19d	1	0.08mi
8176 Quail Meadow Way West Palm Beach, FL	3.0	2.5	2146	$12,500	$5.82	25d	1	0.09mi
8307 Quail Meadow Way West Palm Beach, FL	3.0	2.5	2146	$18,250	$8.50	8d	1	0.10mi
8407 Quail Meadow Way West Palm Beach, FL	3.0	3.0	2047	$14,000	$6.84	25d	1	0.13mi
8161 Quail Meadow Way West Palm Beach, FL	3.0	2.0	1632	$11,000	$6.74	25d	1	0.14mi
8193 Sandpiper Way West Palm Beach, FL	3.0	2.0	1367	$13,000	$9.51	23d	1	0.21mi
8189 Sandpiper Way West Palm Beach, FL	3.0	2.5	1842	$10,500	$5.70	12d	1	0.21mi
8232 Heritage Club Dr West Palm Beach, FL	3.0	2.5	2248	$16,500	$7.34	0d	1	0.23mi
8180 Sandpiper Way West Palm Beach, FL	2.0	2.0	1866	$12,500	$6.70	25d	1	0.24mi
8141 Sandpiper Way West Palm Beach, FL	3.0	2.0	1842	$10,500	$5.70	11d	1	0.27mi
8300 Ibis Reserve Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1162	$2,874	$2.47	0d	26	0.60mi
10732 Grande Blvd West Palm Beach, FL	3.0	2.5	2200	$11,000	$5.00	25d	1	0.84mi
10836 Grande Blvd West Palm Beach, FL	3.0	2.0	1973	$5,000	$2.53	25d	1	1.03mi
10156 Orchid Reserve Dr West Palm Beach, FL	3.0	2.0	1964	$16,000	$8.15	25d	1	1.47mi

HOA detail

• Monthly dues: $652 · $7,824/yr
• Likely covers: pool

Listing history 10 events

1. 2026-03-25
   status Pending
2. 2026-03-19
   listed $432,500 Active
3. 2012-01-31
   historical
4. 2011-02-01
   listed $228,400
5. 1999-05-03
   soldstatus $227,500
6. 1999-04-30
   soldstatus $227,500 171-char remark

   Show marketing remark (171 chars)

   PERFECT SEASONAL HOME IN MINT CONDITION. EXTERIOR JUST PAINTED. MAGNIFICENT GOLF COURSE VIEWS, SCREENED IN HEATED POOL/ TILE THROUGHOUT. NICELY FURNISHED. PRICED TO SELL!!

7. 1999-04-01
   historical 171-char remark

   Show marketing remark (171 chars)

   PERFECT SEASONAL HOME IN MINT CONDITION. EXTERIOR JUST PAINTED. MAGNIFICENT GOLF COURSE VIEWS, SCREENED IN HEATED POOL/ TILE THROUGHOUT. NICELY FURNISHED. PRICED TO SELL!!

8. 1998-11-16
   listed $234,900 171-char remark

   Show marketing remark (171 chars)

   PERFECT SEASONAL HOME IN MINT CONDITION. EXTERIOR JUST PAINTED. MAGNIFICENT GOLF COURSE VIEWS, SCREENED IN HEATED POOL/ TILE THROUGHOUT. NICELY FURNISHED. PRICED TO SELL!!

9. 1996-04-23
   soldstatus $226,500
10. 1993-12-14
    soldstatus $226,500

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,590 · $299/mo
• Expected delta: +$229/yr (+$19/mo · 6.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,228
• − Mortgage interest: −$24,227
• − Property taxes: −$3,361
• − Insurance: −$2,162
• − Repairs & maintenance: −$4,578
• − Management: −$4,578
• − HOA: −$7,824
• − Depreciation: −$12,582
• Taxable loss: −$2,085
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $5,146/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

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 15,859
• Household income: $130,225
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 81.0

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 (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 11% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 4% German 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 5% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -79.82%
• Current HPI: 358.0854
• Rent YoY: ▲ 3.85%
• 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

+90.9% since first listed

10 events — show timeline

• 2026-03-25 Pending — Beaches MLS
• 2026-03-19 Listed $432,500 Beaches MLS
• 2012-01-31 Listing Removed — Beaches MLS
• 2011-02-01 Listed $228,400 Beaches MLS
• 1999-05-03 Sold (Public Records) $227,500 Public Records
• 1999-04-30 Sold (MLS) $227,500 Beaches MLS
• 1999-04-01 Listing Removed — Beaches MLS
• 1998-11-16 Listed $234,900 Beaches MLS
• 1996-04-23 Sold (Public Records) $226,500 Public Records
• 1993-12-14 Sold (Public Records) $226,500 Public Records

Property tax history

-3.2%/yr

Latest (2025): $3,361 · +2.5% YoY. Source: county tax records.