300 S Australian Ave #611 · West Palm Beach, FL 33401

$250,000

1 bd · 1.0 ba · 893 sqft · Condo public records · 5 Days on market

Built 2007 $969/mo HOA · 27% 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 +21.2/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the perfect blend of New York loft-style living and South Florida resort ambiance at The Edge in Downtown West Palm Beach. This stunning one-bedroom, one-bath residence features soaring 18-foot ceilings and dramatic floor-to-ceiling glass, creating an open, light-filled space with a chic urban feel. Enjoy picturesque lake and sunset views framed by swaying palm trees, providing a tranquil backdrop to your everyday lifestyle. Ideally located just moments from Downtown West Palm Beach's premier dining, shopping, entertainment, and waterfront attractions, this unique residence combines contemporary design, breathtaking scenery, and exceptional convenience. Residents enjoy resort-sty

Key facts

• Contemporary design
• 18-foot ceilings
• $969 HOA

Tags

• 18-FOOT CEILINGS
• FLOOR-TO-CEILING GLASS
• LAKE AND SUNSET VIEWS
• RESORT-STYLE AMENITIES
• CONTEMPORARY DESIGN

Property features AI

Finance

• HOA & community: Association: The Edge Condo No. One Association; Monthly HOA fee (reported) includes cable TV, insurance, security, water, common areas, elevator; Association amenities include billiard room, clubhouse, elevators, fitness center, game room, picnic area, parking, pool, sauna, spa/hot tub, bike storage, business center, community room, internet included, library, security; Community contains approximately 307 units; Pets allowed (number limits and possible restrictions)

Exterior

• Parking: Two total parking spaces; One covered space; One garage space; Assigned parking; Under-building parking; Garage with garage door opener; Detached garage option noted; Guest parking; Space purchased
• Security: Closed-circuit cameras; Fire alarm and sprinkler system; Gated complex with guard; Key card entry; Smoke detectors; Security lights; Security system; Attended lobby; Motion detectors
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Electricity available; Phone available; Sewer available; Water available
• Home design: Condominium (Edge Condo); Resale property; Faces west
• Construction: CBS construction; Building area approximately 893–965 (public records); Year built not specified; Foundation not specified
• Exterior features: Spa/Hot Tub (heated, in-ground); Pool access; Building has 16 stories; Not waterfront; Other roof type

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: High ceilings; Kitchen island; Walk-in closet(s); Custom mirrors; Storm windows; Tinted windows
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 8.0% 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: Roosevelt Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 324 students, 86% 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 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 50% district-wide (-26 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 rising fast (+5.2%/yr); 507 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y 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 $206k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-9,152
• Equity at exit: $37,276

10-year hold

• IRR: 9.4%
• Equity multiple: 1.82×
• Total profit: $57,625
• Equity at exit: $21,615

Cash invested: $70,000 (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 33401

• Rents YoY: 5.2%
• Active inventory: 507
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,588 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$104
• HOA: −$969
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $360

Break-even live

Break-even rent $3,133

Max offer price $250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $501	-5% $431	+0% $360	+5% $289	+10% $218
Rent	-10% $76	-5% $218	+0% $360	+5% $502	+10% $643
Rate	-1.0pp $486	-0.5pp $423	base $360	+0.5pp $295	+1.0pp $229

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S Australian Ave #328 West Palm Beach, FL	1.0	1.0	846	$4,050	$4.79	21d	1	0.02mi
300 S Australian Ave #1608 West Palm Beach, FL	2.0	2.0	1085	$6,000	$5.53	25d	1	0.02mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	727	$3,414	$4.70	25d	19	0.04mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	731	$4,365	$5.97	11d	16	0.04mi
616 Clearwater Park Rd Unit Lp01 West Palm Beach, FL	2.0	2.0	1112	$3,495	$3.14	25d	1	0.25mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1090	$3,248	$2.98	12d	3	0.25mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1130	$3,245	$2.87	4d	3	0.25mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1112	$3,348	$3.01	6d	2	0.25mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1090	$3,348	$3.07	14d	2	0.25mi
630 S Sapodilla Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	948	$3,000	$3.16	18d	3	0.41mi
630 S Sapodilla Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	948	$3,250	$3.43	25d	2	0.41mi
591 Evernia St West Palm Beach, FL	2.0	1.0–2.0	943	$4,270	$4.53	0d	25	0.42mi
720 S Sapodilla Ave #502 West Palm Beach, FL	2.0	2.0	1120	$3,750	$3.35	25d	1	0.45mi
609 2nd St West Palm Beach, FL	2.0	2.0	1063	$3,240	$3.05	25d	1	0.47mi
609 2nd St West Palm Beach, FL	2.0	2.0	978	$3,325	$3.40	4d	1	0.47mi
609 2nd St West Palm Beach, FL	2.0	2.0	978	$3,015	$3.08	19d	1	0.47mi
780 S Sapodilla Ave West Palm Beach, FL	2.0	2.0	1120	$5,125	$4.58	8d	2	0.47mi
651 Okeechobee Blvd Unit 651 West Palm Beach, FL	2.0	2.0	1040	$3,000	$2.88	17d	1	0.53mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1050	$3,375	$3.21	25d	3	0.53mi
651 Okeechobee Blvd West Palm Beach, FL	1.0–2.0	1.0–2.5	887	$3,000	$3.38	14d	5	0.53mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1050	$4,050	$3.86	3d	5	0.53mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1078	$3,998	$3.71	3d	6	0.53mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1050	$3,500	$3.33	23d	2	0.53mi
499 Evernia St West Palm Beach, FL	2.0	1.0–2.0	827	$3,192	$3.86	0d	27	0.62mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$3,600	$4.15	3d	4	0.64mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.5–2.0	885	$3,495	$3.95	25d	3	0.64mi
550 Okeechobee Blvd Unit Uph-03 West Palm Beach, FL	2.0	2.0	1120	$8,000	$7.14	25d	1	0.66mi
550 Okeechobee Blvd #1407 West Palm Beach, FL	2.0	2.0	1120	$4,250	$3.79	25d	1	0.66mi
550 Okeechobee Blvd #1605 West Palm Beach, FL	2.0	2.0	1120	$4,000	$3.57	5d	1	0.66mi
550 Okeechobee Blvd #1409 West Palm Beach, FL	2.0	2.0	1120	$10,000	$8.93	25d	1	0.66mi
550 Okeechobee Blvd #612 West Palm Beach, FL	1.0	1.0	755	$5,000	$6.62	25d	1	0.66mi
550 Okeechobee Blvd #504 West Palm Beach, FL	2.0	2.0	1120	$3,700	$3.30	25d	1	0.66mi
550 Okeechobee Blvd Unit Mph-16 West Palm Beach, FL	1.0	1.0	755	$4,800	$6.36	8d	1	0.68mi
550 Okeechobee Blvd Unit Lph-06 West Palm Beach, FL	2.0	2.0	1120	$8,800	$7.86	25d	1	0.68mi
550 Okeechobee Blvd Unit Mph-16 West Palm Beach, FL	1.0	1.0	755	$4,800	$6.36	25d	1	0.68mi
333 Fern St West Palm Beach, FL	2.0	1.0–2.0	1121	$3,916	$3.49	0d	1	0.68mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$2,495	$2.06	25d	4	0.68mi
600 S Dixie Hwy West Palm Beach, FL	1.0–2.0	1.0–2.0	1020	$3,000	$2.94	4d	6	0.70mi
600 S Dixie Hwy West Palm Beach, FL	1.0–2.0	1.0–2.0	1020	$3,100	$3.04	3d	5	0.70mi
345 Banyan Blvd West Palm Beach, FL	3.0	1.0–2.0	1023	$4,017	$3.92	2d	19	0.72mi

HOA detail condo

• Monthly dues: $969 · $11,628/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $250,000 Active 5 DOM
2. 2026-06-18
   days on market $250,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $250,000 Active 1 DOM

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$984/yr (+$82/mo · 90.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 22 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: $43,062
• − Mortgage interest: −$14,004
• − Property taxes: −$1,091
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,445
• − Management: −$3,445
• − HOA: −$11,628
• − Depreciation: −$7,273
• Taxable income: $926
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $4,095/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): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

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 0.68)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• 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

+163.2% since first listed

23 events — show timeline

• 2026-06-16 Listed $250,000 Beaches MLS
• 2025-04-11 Listing Removed — Beaches MLS
• 2024-11-21 Price Changed $345,000 Beaches MLS
• 2024-10-21 Price Changed $343,000 Beaches MLS
• 2024-10-03 Price Changed $345,000 Beaches MLS
• 2024-09-03 Listed $350,000 Beaches MLS
• 2023-07-28 Listing Removed — Beaches MLS
• 2023-07-17 Price Changed $360,000 Beaches MLS
• 2023-06-08 Price Changed $365,000 Beaches MLS
• 2023-06-08 Relisted — Beaches MLS
• 2023-05-23 Contingent — Beaches MLS
• 2023-04-17 Price Changed $375,000 Beaches MLS
• 2023-03-21 Listed $385,000 Beaches MLS
• 2023-03-19 Coming Soon — Beaches MLS
• 2019-04-26 Sold (Public Records) $206,000 Public Records
• 2019-04-24 Sold (MLS) $206,000 Beaches MLS
• 2019-03-23 Contingent — Beaches MLS
• 2019-01-25 Listed $210,000 Beaches MLS
• 2014-07-22 Listing Removed — Beaches MLS
• 2014-03-13 Listed $199,000 Beaches MLS
• 2011-01-13 Sold (MLS) $115,000 Beaches MLS
• 2010-08-28 Listing Removed — Beaches MLS
• 2010-08-10 Listed $95,000 Beaches MLS

Property tax history

-6.8%/yr

Latest (2025): $1,091 · +3.7% YoY. Source: county tax records.