101 Doolen Ct #307 · North Palm Beach, FL 33408

$205,000

2 bd · 1.0 ba · 880 sqft · Condo public records · 76 Days on market

Built 1967 $758/mo HOA

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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 +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Find In Desired WATERFRONT BOATING COMMUNITY Of North Palm Beach! This UPDATED 2 BR/1BA CONDO HAS A LOVELY BALCONY VIEW OF INTRACOASTAL & CANAL. Top Floor Condo By Elevator, With No One Above You. Walk Into Spacious Living Room. Home Features AMAZING KITCHEN WITH BAMBOO FLOORING & 2017 SS APPLIANCES Including Bosch Oven, Martha Stewart Cabinets & Granite Counters. One Of The Bedrooms Shows As A Den With Balcony View. Pride Of Ownership Everywhere! Gorgeous PLANTATION SHUTTERS Throughout, ACCORDION SHUTTERS & PARTIAL IMPACT WINDOWS. 2017 A/C & HOT WATER HEATER. Comes Partially Furnished. This is an Active 55+ Co-op Community. Relax By The Pool And Enjoy Breathtaking Views of Intracoastal. Laundry On Same Floor. No Pets. No Leasing. BOAT SLIPS AVAILABLE TO RENT.

Key facts

• Spa like shower
• Private balcony
• Waterfront pool

Tags

• REMODELED CONDO
• UPDATED KITCHEN
• SPA LIKE SHOWER
• PRIVATE BALCONY
• WATERFRONT POOL
• ASSIGNED PARKING

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association: LAKE COLONY; Monthly HOA fee includes cable TV, insurance, and water; Association amenities: Laundry, parking, pool, community room; Senior community

Exterior

• Parking: Assigned open parking (asphalt), 1 open space total
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Sewer connected; Underground utilities
• Home design: Condominium; Entry-level living area; Multi/split and single-level layout; Faces south
• Construction: Brick, concrete, CBS construction; Concrete/flat/other roof; 3-story building
• Exterior features: Storage; Intracoastal waterfront with no fixed bridge

Interior

• Kitchen: Electric range; Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished unit; Ceiling fans
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $205,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#184 in FL, #2,894 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: Lake Park Elementary School (math 57% / reading 62%, grade B-, #690 of 2,144 statewide, top 34%, 389 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 400 active listings in the ZIP; 13 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).
• At $3,752/mo this rent would consume 49% of the median local household income ($92k/yr) (locally 835% 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 $6k 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

• It's been on market 76 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $150k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.83% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $6,187
• Equity at exit: $30,566

10-year hold

• IRR: 8.6%
• Equity multiple: 1.55×
• Total profit: $31,553
• Equity at exit: $17,725

Cash invested: $57,400 (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 33408

• Rents YoY: 0.3%
• Active inventory: 400
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,752 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$85
• HOA: −$758
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $768

Break-even live

Break-even rent $2,781

Max offer price $205,000

Occupancy floor 75%

Sensitivity live

Price	-10% $884	-5% $826	+0% $768	+5% $710	+10% $652
Rent	-10% $471	-5% $620	+0% $768	+5% $916	+10% $1,064
Rate	-1.0pp $871	-0.5pp $820	base $768	+0.5pp $715	+1.0pp $661

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	0d	10	0.41mi
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	25d	1	0.51mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	25d	1	0.51mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	25d	1	0.52mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	0.87mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	0d	19	0.89mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	0.96mi
5400 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.0–2.0	1300	$6,500	$5.00	22d	3	1.08mi
1025 Sugar Sands Blvd #159 Riviera Beach, FL	1.0	1.0	987	$4,200	$4.26	25d	1	1.36mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	15d	1	1.42mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	25d	1	1.42mi
400 Wilma Cir #309 Riviera Beach, FL	1.0	1.0	818	$4,000	$4.89	6d	1	1.42mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.44mi

HOA detail condo

• Monthly dues: $758 · $9,096/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $205,000 Active 76 DOM
2. 2026-06-17
   days on market $205,000 Active 75 DOM
3. 2026-06-16
   days on market $205,000 Active 74 DOM
4. 2026-06-15
   days on market $205,000 Active 73 DOM
5. 2026-06-13
   days on market $205,000 Active 71 DOM
6. 2026-06-09
   days on market $205,000 Active 67 DOM
7. 2026-06-08
   days on market $205,000 Active 66 DOM
8. 2026-06-07
   days on market $205,000 Active 65 DOM
9. 2026-06-04
   days on market $205,000 Active 62 DOM
10. 2026-06-03
    days on market $205,000 Active 61 DOM
11. 2026-06-02
    days on market $205,000 Active 60 DOM
12. 2026-06-01
    days on market $205,000 Active 59 DOM
13. 2026-05-31
    days on market $205,000 Active 58 DOM
14. 2026-04-03
    listed $205,000 Active
15. 2026-03-31
    historical
16. 2026-02-10
    price $215,000
17. 2026-02-10
    status Active
18. 2026-01-31
    historical
19. 2025-12-12
    price $228,000
20. 2025-10-02
    price $249,000
21. 2025-07-29
    listed $229,000 Active
22. 2021-05-28
    soldstatus $150,000 Closed 808-char remark

    Show marketing remark (808 chars)

    Perfect Find In Desired WATERFRONT BOATING COMMUNITY Of North Palm Beach! This UPDATED 2 BR/1BA CONDO HAS A LOVELY BALCONY VIEW OF INTRACOASTAL & CANAL. Top Floor Condo By Elevator, With No One Above You. Walk Into Spacious Living Room. Home Features AMAZING KITCHEN WITH BAMBOO FLOORING & 2017 SS APPLIANCES Including Bosch Oven, Martha Stewart Cabinets & Granite Counters. One Of The Bedrooms Shows As A Den With Balcony View. Pride Of Ownership Everywhere! Gorgeous PLANTATION SHUTTERS Throughout, ACCORDION SHUTTERS & PARTIAL IMPACT WINDOWS. 2017 A/C & HOT WATER HEATER. Comes Partially Furnished. This is an Active 55+ Co-op Community. Relax By The Pool And Enjoy Breathtaking Views of Intracoastal. Laundry On Same Floor. No Pets. No Leasing. BOAT SLIPS AVAILABLE TO RENT.

23. 2021-03-30
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Perfect Find In Desired WATERFRONT BOATING COMMUNITY Of North Palm Beach! This UPDATED 2 BR/1BA CONDO HAS A LOVELY BALCONY VIEW OF INTRACOASTAL & CANAL. Top Floor Condo By Elevator, With No One Above You. Walk Into Spacious Living Room. Home Features AMAZING KITCHEN WITH BAMBOO FLOORING & 2017 SS APPLIANCES Including Bosch Oven, Martha Stewart Cabinets & Granite Counters. One Of The Bedrooms Shows As A Den With Balcony View. Pride Of Ownership Everywhere! Gorgeous PLANTATION SHUTTERS Throughout, ACCORDION SHUTTERS & PARTIAL IMPACT WINDOWS. 2017 A/C & HOT WATER HEATER. Comes Partially Furnished. This is an Active 55+ Co-op Community. Relax By The Pool And Enjoy Breathtaking Views of Intracoastal. Laundry On Same Floor. No Pets. No Leasing. BOAT SLIPS AVAILABLE TO RENT.

24. 2021-03-19
    historical Contingent 808-char remark

    Show marketing remark (808 chars)

    Perfect Find In Desired WATERFRONT BOATING COMMUNITY Of North Palm Beach! This UPDATED 2 BR/1BA CONDO HAS A LOVELY BALCONY VIEW OF INTRACOASTAL & CANAL. Top Floor Condo By Elevator, With No One Above You. Walk Into Spacious Living Room. Home Features AMAZING KITCHEN WITH BAMBOO FLOORING & 2017 SS APPLIANCES Including Bosch Oven, Martha Stewart Cabinets & Granite Counters. One Of The Bedrooms Shows As A Den With Balcony View. Pride Of Ownership Everywhere! Gorgeous PLANTATION SHUTTERS Throughout, ACCORDION SHUTTERS & PARTIAL IMPACT WINDOWS. 2017 A/C & HOT WATER HEATER. Comes Partially Furnished. This is an Active 55+ Co-op Community. Relax By The Pool And Enjoy Breathtaking Views of Intracoastal. Laundry On Same Floor. No Pets. No Leasing. BOAT SLIPS AVAILABLE TO RENT.

25. 2021-03-01
    listed $150,000 Active 808-char remark

    Show marketing remark (808 chars)

    Perfect Find In Desired WATERFRONT BOATING COMMUNITY Of North Palm Beach! This UPDATED 2 BR/1BA CONDO HAS A LOVELY BALCONY VIEW OF INTRACOASTAL & CANAL. Top Floor Condo By Elevator, With No One Above You. Walk Into Spacious Living Room. Home Features AMAZING KITCHEN WITH BAMBOO FLOORING & 2017 SS APPLIANCES Including Bosch Oven, Martha Stewart Cabinets & Granite Counters. One Of The Bedrooms Shows As A Den With Balcony View. Pride Of Ownership Everywhere! Gorgeous PLANTATION SHUTTERS Throughout, ACCORDION SHUTTERS & PARTIAL IMPACT WINDOWS. 2017 A/C & HOT WATER HEATER. Comes Partially Furnished. This is an Active 55+ Co-op Community. Relax By The Pool And Enjoy Breathtaking Views of Intracoastal. Laundry On Same Floor. No Pets. No Leasing. BOAT SLIPS AVAILABLE TO RENT.

26. 2015-03-11
    soldstatus $110,000 Closed
27. 2015-02-17
    historical Contingent
28. 2015-02-06
    listed $114,900 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: $3,338 · $278/mo
• Projected year-2 tax: $3,338 · $278/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 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 19 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: $45,030
• − Mortgage interest: −$11,483
• − Property taxes: −$3,338
• − Insurance: −$1,025
• − Repairs & maintenance: −$3,602
• − Management: −$3,602
• − HOA: −$9,096
• − Depreciation: −$5,964
• Taxable income: $6,919
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $7,553/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 — North Palm Beach

• Score: 77/100
• State rank: #184
• US rank: #2894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 18,817
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,817
• Household income: $92,216
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 835.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Guatemala
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -223.14%
• Current HPI: 365.2913
• Rent YoY: ▲ 0.27%
• 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

+78.4% since first listed

15 events — show timeline

• 2026-04-03 Listed $205,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-02-10 Price Changed $215,000 Beaches MLS
• 2026-02-10 Relisted — Beaches MLS
• 2026-01-31 Listing Removed — Beaches MLS
• 2025-12-12 Price Changed $228,000 Beaches MLS
• 2025-10-02 Price Changed $249,000 Beaches MLS
• 2025-07-29 Listed $229,000 Beaches MLS
• 2021-05-28 Sold (MLS) $150,000 Beaches MLS
• 2021-03-30 Pending — Beaches MLS
• 2021-03-19 Contingent — Beaches MLS
• 2021-03-01 Listed $150,000 Beaches MLS
• 2015-03-11 Sold (MLS) $110,000 Beaches MLS
• 2015-02-17 Contingent — Beaches MLS
• 2015-02-06 Listed $114,900 Beaches MLS

Property tax history

+5.4%/yr

Latest (2025): $3,338 · -0.3% YoY. Source: county tax records.