9849 Baywinds Dr #8101 · West Palm Beach, FL 33411

$289,900

2 bd · 2.0 ba · 1,258 sqft · Condo public records · 31 Days on market

Built 2004 $446/mo HOA · 19% of rent

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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 +5.3/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

1st floor 2-bedroom with extra Sunroom. Short Sale, price subject to 3rd party approval. Buyer to pay $1,500 Mezzano Capital Contribution and $395 Realty Elite Regulatory Compliance Fee.

Key facts

• Convenient shopping
• Top-rated schools
• $446 HOA

Tags

• GOURMET KITCHEN LAYOUT
• BEAUTIFULLY LANDSCAPED GROUNDS
• SPARKLING SWIMMING POOLS
• WELCOMING SOCIAL SPACES
• TOP-RATED SCHOOLS
• CONVENIENT SHOPPING

Property features AI

Finance

• Financial info: Pets allowed (restrictions may apply)
• HOA & community: Monthly HOA fee; Community amenities include: pool, fitness center, clubhouse, basketball court, picnic area, car wash area, business center, community room, library, maintained community, parking, security, bar; HOA fee includes insurance, grounds maintenance, security, sewer, trash, water, common areas, reserve funds, roof repairs, and recreation facility

Exterior

• Parking: 2 assigned parking spaces plus guest parking; 2 open parking spaces
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One level; Resale condition; Faces west; 3-story building
• Construction: Block/CBS construction
• Exterior features: No waterfront; Barrel roof

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds
• Laundry & utility: In-unit laundry room

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 $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (39.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.4% below list).
• Recommended offer: $175k (39.5% below list) — sets the bar for cash-flow.

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: Benoist Farms Elementary School (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 421 students, 80% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% 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 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% 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 flat; 574 active listings in the ZIP; 35 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).
• This rent runs 30% 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 31 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $156k; list at $290k implies a 86% 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; major wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,311 (39.5% 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 31 days. Have you received any prior offers? Is the seller open to a 40% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.81% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.59%
• DSCR: 0.57
• GRM: 10.3

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: 16.9%
• Equity multiple: 2.38×
• Total profit: $111,963
• Equity at exit: $261,165

10-year hold

• IRR: 15.6%
• Equity multiple: 5.36×
• Total profit: $353,687
• Equity at exit: $563,212

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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$407 /mo · $4,885/yr
• Insurance: −$121
• HOA: −$446
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-649

Break-even live

Break-even rent $3,157

Max offer price $175,311

Occupancy floor —

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 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9857 Baywinds Dr #9210 West Palm Beach, FL	2.0	2.0	1141	$2,600	$2.28	11d	1	0.04mi
9857 Baywinds Dr #9210 West Palm Beach, FL	2.0	2.0	1141	$2,395	$2.10	8d	1	0.04mi
9873 Baywinds Dr #5212 West Palm Beach, FL	3.0	2.0	1310	$2,450	$1.87	24d	1	0.09mi
9901 Baywinds Dr #3202 West Palm Beach, FL	3.0	2.0	1310	$1,200	$0.92	15d	1	0.11mi
9901 Baywinds Dr #3202 West Palm Beach, FL	3.0	2.0	1310	$2,500	$1.91	24d	1	0.11mi
9825 Baywinds Blvd Unit 1125 West Palm Beach, FL	2.0	2.0	1258	$1,925	$1.53	20d	1	0.12mi
9825 Baywinds Dr West Palm Beach, FL	2.0	2.0	1199	$2,110	$1.76	24d	2	0.13mi
9825 Baywinds Blvd Unit 306 West Palm Beach, FL	1.0	1.0	932	$1,700	$1.82	24d	1	0.13mi
9825 Baywinds Dr #1302 West Palm Beach, FL	2.0	2.0	1141	$2,295	$2.01	20d	1	0.13mi
9905 Baywinds Dr West Palm Beach, FL	2.0	2.0	1141	$2,400	$2.10	15d	2	0.15mi
9905 Baywinds Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1036	$2,250	$2.17	4d	2	0.15mi
9766 Galleon Dr West Palm Beach, FL	2.0	2.0	1259	$2,240	$1.78	3d	1	0.23mi
10276 Fox Trail Rd S #110 West Palm Beach, FL	2.0	2.0	1051	$2,000	$1.90	22d	1	0.39mi
10276 Fox Trail Rd S West Palm Beach, FL	2.0	2.0	1051	$1,900	$1.81	24d	2	0.39mi
10360 Fox Trail Rd S #1602 West Palm Beach, FL	2.0	2.0	1048	$1,920	$1.83	21d	1	0.47mi
10300 Fox Trail Rd S , FL	2.0	2.0	1048	$2,300	$2.19	24d	1	0.47mi
10354 Fox Trail Rd S #1501 West Palm Beach, FL	2.0	2.0	1048	$2,000	$1.91	17d	1	0.49mi
10336 Fox Trail Rd S #1305 West Palm Beach, FL	2.0	2.0	1048	$2,100	$2.00	24d	1	0.52mi
10324 Fox Trail Rd S Unit 324 Royal Palm Beach, FL	2.0	2.0	1048	$1,900	$1.81	24d	1	0.53mi
9391 Bridgeport Dr West Palm Beach, FL	3.0	2.0	1508	$4,200	$2.79	24d	1	0.54mi
9363 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,750	$2.01	5d	1	0.55mi
9315 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,600	$1.90	24d	1	0.59mi
151 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1421	$3,300	$2.32	24d	1	0.94mi
221 Bilbao St Royal Palm Beach, FL	3.0	2.0	1657	$3,700	$2.23	24d	1	0.97mi
216 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1461	$3,080	$2.11	8d	1	1.03mi
179 Dove Cir Royal Palm Beach, FL	3.0	2.0	1642	$3,500	$2.13	24d	1	1.06mi
240 Bilbao St Royal Palm Beach, FL	3.0	2.0	1440	$3,400	$2.36	24d	1	1.10mi
2146 Man of War West Palm Beach, FL	2.0	2.0	1209	$3,000	$2.48	24d	1	1.24mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	21d	1	1.26mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	17d	1	1.27mi
202 Sparrow Dr #1 Royal Palm Beach, FL	3.0	2.0	1020	$2,400	$2.35	24d	1	1.31mi
10863 Dalmany Way Royal Palm Beach, FL	3.0	2.0	1232	$3,500	$2.84	24d	1	1.32mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	24d	1	1.39mi
2425 Pigeon Cay West Palm Beach, FL	3.0	2.0	1762	$3,540	$2.01	24d	1	1.39mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	24d	1	1.47mi

HOA detail condo

• Monthly dues: $446 · $5,352/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $289,900 Active 31 DOM
2. 2026-06-17
   days on market $289,900 Active 30 DOM
3. 2026-06-16
   days on market $289,900 Active 29 DOM
4. 2026-06-15
   days on market $289,900 Active 28 DOM
5. 2026-06-13
   days on market $289,900 Active 26 DOM
6. 2026-06-09
   days on market $289,900 Active 22 DOM
7. 2026-06-08
   days on market $289,900 Active 21 DOM
8. 2026-06-07
   days on market $289,900 Active 20 DOM
9. 2026-06-04
   days on market $289,900 Active 17 DOM
10. 2026-06-03
    days on market $289,900 Active 16 DOM
11. 2026-06-02
    days on market $289,900 Active 15 DOM
12. 2026-06-01
    days on market $289,900 Active 14 DOM
13. 2026-05-31
    days on market $289,900 Active 13 DOM
14. 2026-05-18
    listed $289,900 Active
15. 2025-04-08
    historical $2,200
16. 2025-04-02
    historical
17. 2025-03-21
    price $279,900
18. 2025-02-17
    price $284,900
19. 2025-02-01
    listed $2,200
20. 2024-10-25
    price $289,900
21. 2024-10-04
    price $295,900
22. 2024-08-16
    price $299,900
23. 2024-07-17
    price $304,900
24. 2024-05-29
    price $309,900
25. 2024-05-20
    price $314,900
26. 2024-05-14
    listed $319,900 Active
27. 2024-05-10
    historical
28. 2020-01-07
    soldstatus $156,000
29. 2012-03-15
    soldstatus $63,600
30. 2012-03-09
    soldstatus $63,600 186-char remark

    Show marketing remark (186 chars)

    1st floor 2-bedroom with extra Sunroom. Short Sale, price subject to 3rd party approval. Buyer to pay $1,500 Mezzano Capital Contribution and $395 Realty Elite Regulatory Compliance Fee.

31. 2012-03-08
    historical 186-char remark

    Show marketing remark (186 chars)

    1st floor 2-bedroom with extra Sunroom. Short Sale, price subject to 3rd party approval. Buyer to pay $1,500 Mezzano Capital Contribution and $395 Realty Elite Regulatory Compliance Fee.

32. 2011-11-16
    listed $63,000 186-char remark

    Show marketing remark (186 chars)

    1st floor 2-bedroom with extra Sunroom. Short Sale, price subject to 3rd party approval. Buyer to pay $1,500 Mezzano Capital Contribution and $395 Realty Elite Regulatory Compliance Fee.

ⓘ 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: $4,885 · $407/mo
• Projected year-2 tax: $4,885 · $407/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 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 21 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: $28,032
• − Mortgage interest: −$16,239
• − Property taxes: −$4,885
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − HOA: −$5,352
• − Depreciation: −$8,433
• Taxable loss: −$12,812
• Est. tax savings @ 24.0%: +$3,075
• After-tax cash flow: $-4,709/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
• 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

+360.2% since first listed

19 events — show timeline

• 2026-05-18 Listed $289,900 Beaches MLS
• 2025-04-08 Rental Removed $2,200 GFLMLS
• 2025-04-02 Listing Removed — Beaches MLS
• 2025-03-21 Price Changed $279,900 Beaches MLS
• 2025-02-17 Price Changed $284,900 Beaches MLS
• 2025-02-01 Listed for Rent $2,200 GFLMLS
• 2024-10-25 Price Changed $289,900 Beaches MLS
• 2024-10-04 Price Changed $295,900 Beaches MLS
• 2024-08-16 Price Changed $299,900 Beaches MLS
• 2024-07-17 Price Changed $304,900 Beaches MLS
• 2024-05-29 Price Changed $309,900 Beaches MLS
• 2024-05-20 Price Changed $314,900 Beaches MLS
• 2024-05-14 Listed $319,900 Beaches MLS
• 2024-05-10 Coming Soon — Beaches MLS
• 2020-01-07 Sold (Public Records) $156,000 Public Records
• 2012-03-15 Sold (Public Records) $63,600 Public Records
• 2012-03-09 Sold (MLS) $63,600 Beaches MLS
• 2012-03-08 Listing Removed — Beaches MLS
• 2011-11-16 Listed $63,000 Beaches MLS

Property tax history

+12.9%/yr

Latest (2025): $4,885 · +5.0% YoY. Source: county tax records.