734 Executive Center Dr #12 · West Palm Beach, FL 33401

$170,000

2 bd · 2.0 ba · 728 sqft · Condo public records · 63 Days on market

Built 1986 $768/mo HOA · 18% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

GROUND FLOOR 2 BEDROOM CONDO CLOSE TO NEW OUTLET MALL, DOWNTOWN AND INTERSTATE. UPDATED KITCHEN. COMMUNITY HAS POOL, JACUZZI, GYM, COMMUNITY LAUNDRY AND BBQ GRILLS. LOTS OF PARKING AND GREEN SPACE. NO RENT RESTRICTIONS. NOT A SHORT SALE OR FORECLOSURE. GREAT INVESTMENT OPPORTUNITY WITH ONSITE PROPERTY MANAGEMENT. OWNER WILL CONSIDER HOLDING A SMALL MORTGAGE.

Key facts

• Fitness center
• Hot tub
• Pool

Tags

• FITNESS CENTER
• RESORT STYLE AMENITIES
• POOL
• HOT TUB

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee includes amenities; Community amenities: Fitness center, Barbecue, Picnic area, Pool

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Central heating and cooling
• Home design: Attached property; 3 stories; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Porch with screened area; Exterior lighting; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Second-floor entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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.
• Market conditions: Rents rising fast (+5.2%/yr); 506 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,304/mo this rent would consume 76% of the median local household income ($68k/yr) (locally 2953% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $95k; list at $170k implies a 79% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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. 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. 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.
8. 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.
9. 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: 2.53% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.97%
• DSCR: 2.60
• GRM: 3.3

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: 35.0%
• Equity multiple: 2.54×
• Total profit: $73,383
• Equity at exit: $25,348

10-year hold

• IRR: 43.3%
• Equity multiple: 5.70×
• Total profit: $223,942
• Equity at exit: $14,698

Cash invested: $47,600 (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: 506
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $4,304 high
• Mortgage (P&I): −$891
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$71
• HOA: −$768
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $1,427

Break-even live

Break-even rent $2,498

Max offer price $170,000

Occupancy floor 62%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	727	$4,653	$6.40	24d	19	0.66mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	731	$6,632	$9.07	10d	16	0.66mi
651 Okeechobee Blvd West Palm Beach, FL	1.0–2.0	1.0–2.5	887	$5,000	$5.63	13d	5	1.04mi
591 Evernia St West Palm Beach, FL	2.0	1.0–2.0	943	$6,321	$6.70	2d	26	1.04mi
1050 Blanche St West Palm Beach, FL	2.0	1.0–2.0	740	$3,374	$4.56	2d	8	1.09mi
1500 Centrepark Blvd West Palm Beach, FL	2.0	1.0–2.0	862	$3,002	$3.48	1d	18	1.13mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.5–2.0	885	$4,850	$5.48	24d	3	1.21mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$4,850	$5.59	2d	4	1.21mi
499 Evernia St West Palm Beach, FL	2.0	1.0–2.0	827	$4,114	$4.97	2d	26	1.24mi
333 Fern St West Palm Beach, FL	2.0	1.0–2.0	1121	$5,938	$5.29	2d	1	1.29mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$3,120	$2.58	24d	4	1.30mi
345 Banyan Blvd West Palm Beach, FL	3.0	1.0–2.0	1023	$5,437	$5.31	1d	19	1.34mi
255 Evernia St #1421 West Palm Beach, FL	1.0	1.0	666	$3,000	$4.50	10d	1	1.41mi
290 N Olive Ave West Palm Beach, FL	2.0	1.0–2.0	870	$5,061	$5.81	2d	20	1.42mi
740 N Dixie Hwy West Palm Beach, FL	1.0	1.0	679	$3,187	$4.69	2d	5	1.42mi
805 N Olive Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	852	$3,704	$4.35	3d	15	1.44mi

HOA detail condo

• Monthly dues: $768 · $9,216/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $170,000 Active 63 DOM
2. 2026-06-17
   days on market $170,000 Active 62 DOM
3. 2026-06-16
   days on market $170,000 Active 61 DOM
4. 2026-06-15
   days on market $170,000 Active 60 DOM
5. 2026-06-13
   days on market $170,000 Active 58 DOM
6. 2026-06-09
   days on market $170,000 Active 54 DOM
7. 2026-06-08
   days on market $170,000 Active 53 DOM
8. 2026-06-07
   days on market $170,000 Active 52 DOM
9. 2026-06-04
   days on market $170,000 Active 49 DOM
10. 2026-06-03
    days on market $170,000 Active 48 DOM
11. 2026-06-02
    days on market $170,000 Active 47 DOM
12. 2026-06-01
    days on market $170,000 Active 46 DOM
13. 2026-05-31
    days on market $170,000 Active 45 DOM
14. 2026-04-16
    listed $170,000 Active
15. 2016-01-04
    soldstatus $95,000
16. 2015-08-05
    soldstatus $65,000
17. 2015-07-31
    soldstatus $65,000 Closed 360-char remark

    Show marketing remark (360 chars)

    GROUND FLOOR 2 BEDROOM CONDO CLOSE TO NEW OUTLET MALL, DOWNTOWN AND INTERSTATE. UPDATED KITCHEN. COMMUNITY HAS POOL, JACUZZI, GYM, COMMUNITY LAUNDRY AND BBQ GRILLS. LOTS OF PARKING AND GREEN SPACE. NO RENT RESTRICTIONS. NOT A SHORT SALE OR FORECLOSURE. GREAT INVESTMENT OPPORTUNITY WITH ONSITE PROPERTY MANAGEMENT. OWNER WILL CONSIDER HOLDING A SMALL MORTGAGE.

18. 2015-07-22
    historical Contingent 360-char remark

    Show marketing remark (360 chars)

    GROUND FLOOR 2 BEDROOM CONDO CLOSE TO NEW OUTLET MALL, DOWNTOWN AND INTERSTATE. UPDATED KITCHEN. COMMUNITY HAS POOL, JACUZZI, GYM, COMMUNITY LAUNDRY AND BBQ GRILLS. LOTS OF PARKING AND GREEN SPACE. NO RENT RESTRICTIONS. NOT A SHORT SALE OR FORECLOSURE. GREAT INVESTMENT OPPORTUNITY WITH ONSITE PROPERTY MANAGEMENT. OWNER WILL CONSIDER HOLDING A SMALL MORTGAGE.

19. 2015-07-19
    listed $67,500 Active 360-char remark

    Show marketing remark (360 chars)

    GROUND FLOOR 2 BEDROOM CONDO CLOSE TO NEW OUTLET MALL, DOWNTOWN AND INTERSTATE. UPDATED KITCHEN. COMMUNITY HAS POOL, JACUZZI, GYM, COMMUNITY LAUNDRY AND BBQ GRILLS. LOTS OF PARKING AND GREEN SPACE. NO RENT RESTRICTIONS. NOT A SHORT SALE OR FORECLOSURE. GREAT INVESTMENT OPPORTUNITY WITH ONSITE PROPERTY MANAGEMENT. OWNER WILL CONSIDER HOLDING A SMALL MORTGAGE.

20. 2014-05-06
    soldstatus $20,000
21. 2014-04-30
    soldstatus $20,000 Closed 218-char remark

    Show marketing remark (218 chars)

    CONDO CONVERSION CLOSE TO DOWNTOWN. SALE IS CONTINGENT ON 3RD PARTY APPROVAL. BUYER WILL NEED TO CONTRIBUTE TOWARDS OUTSTANDING CONDO DUES AND CLOSING COSTS. ALSO GOOD OPPORTUNITY FOR INVESTOR - CAP RATE APPROX 15-20%.

22. 2014-04-08
    status Pending 218-char remark

    Show marketing remark (218 chars)

    CONDO CONVERSION CLOSE TO DOWNTOWN. SALE IS CONTINGENT ON 3RD PARTY APPROVAL. BUYER WILL NEED TO CONTRIBUTE TOWARDS OUTSTANDING CONDO DUES AND CLOSING COSTS. ALSO GOOD OPPORTUNITY FOR INVESTOR - CAP RATE APPROX 15-20%.

23. 2014-01-06
    historical Contingent 218-char remark

    Show marketing remark (218 chars)

    CONDO CONVERSION CLOSE TO DOWNTOWN. SALE IS CONTINGENT ON 3RD PARTY APPROVAL. BUYER WILL NEED TO CONTRIBUTE TOWARDS OUTSTANDING CONDO DUES AND CLOSING COSTS. ALSO GOOD OPPORTUNITY FOR INVESTOR - CAP RATE APPROX 15-20%.

24. 2013-12-06
    status Active 218-char remark

    Show marketing remark (218 chars)

    CONDO CONVERSION CLOSE TO DOWNTOWN. SALE IS CONTINGENT ON 3RD PARTY APPROVAL. BUYER WILL NEED TO CONTRIBUTE TOWARDS OUTSTANDING CONDO DUES AND CLOSING COSTS. ALSO GOOD OPPORTUNITY FOR INVESTOR - CAP RATE APPROX 15-20%.

25. 2013-11-27
    historical 218-char remark

    Show marketing remark (218 chars)

    CONDO CONVERSION CLOSE TO DOWNTOWN. SALE IS CONTINGENT ON 3RD PARTY APPROVAL. BUYER WILL NEED TO CONTRIBUTE TOWARDS OUTSTANDING CONDO DUES AND CLOSING COSTS. ALSO GOOD OPPORTUNITY FOR INVESTOR - CAP RATE APPROX 15-20%.

26. 2013-11-26
    listed $19,000 Active 218-char remark

    Show marketing remark (218 chars)

    CONDO CONVERSION CLOSE TO DOWNTOWN. SALE IS CONTINGENT ON 3RD PARTY APPROVAL. BUYER WILL NEED TO CONTRIBUTE TOWARDS OUTSTANDING CONDO DUES AND CLOSING COSTS. ALSO GOOD OPPORTUNITY FOR INVESTOR - CAP RATE APPROX 15-20%.

27. 2013-11-22
    historical
28. 2013-11-07
    historical
29. 2013-11-02
    status Contingent
30. 2013-10-31
    historical
31. 2013-10-27
    listed $19,000
32. 2013-10-25
    historical Contingent
33. 2013-10-25
    listed $19,000 Active

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $51,648
• − Mortgage interest: −$9,523
• − Property taxes: −$2,918
• − Insurance: −$850
• − Repairs & maintenance: −$4,132
• − Management: −$4,132
• − HOA: −$9,216
• − Depreciation: −$4,945
• Taxable income: $15,932
• Est. tax owed @ 24.0%: −$3,824
• After-tax cash flow: $13,296/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

+794.7% since first listed

20 events — show timeline

• 2026-04-16 Listed $170,000 MARMLS
• 2016-01-04 Sold (Public Records) $95,000 Public Records
• 2015-08-05 Sold (Public Records) $65,000 Public Records
• 2015-07-31 Sold (MLS) $65,000 Beaches MLS
• 2015-07-22 Contingent — Beaches MLS
• 2015-07-19 Listed $67,500 Beaches MLS
• 2014-05-06 Sold (Public Records) $20,000 Public Records
• 2014-04-30 Sold (MLS) $20,000 Beaches MLS
• 2014-04-08 Pending — Beaches MLS
• 2014-01-06 Contingent — Beaches MLS
• 2013-12-06 Relisted — Beaches MLS
• 2013-11-27 Listing Removed — Beaches MLS
• 2013-11-26 Listed $19,000 Beaches MLS
• 2013-11-22 Listing Removed — Beaches MLS
• 2013-11-07 Listing Removed — Beaches MLS
• 2013-11-02 Relisted — Beaches MLS
• 2013-10-31 Listing Removed — Beaches MLS
• 2013-10-27 Listed $19,000 Beaches MLS
• 2013-10-25 Contingent — Beaches MLS
• 2013-10-25 Listed $19,000 Beaches MLS

Property tax history

+11.4%/yr

Latest (2025): $2,918 · +7.8% YoY. Source: county tax records.