5036 Alfred Dr · West Palm Beach, FL 33417

$207,000

2 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 196 Days on market

Built 1979 2,919 sqft lot $400/mo HOA · 15% 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 +18.3/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take all of your Motivated buyers to tour this FULLY renovated 2/2 Villa in Cypress Lake, A Man Gated Community located on a 9-hole golf Course. Property Is centrally Located in the heart of west palm beach, walking distance to Postal services, Restaurants, Publix, Minutes to Palm Beach Outlet mall, Interstate 95 and FL turnpike. A Modern open concept kitchen, updated plumbing and electrical with all new 6 inches Led Modern lighting and plumbing fixtures, brand new bathrooms and flooring throughout. This Active 55+ community has a lot of amenities such as: Billiards and table tennis rooms. Bingo, game rooms, Full size Gym, Large Olympic size swimming pool, A Putting green, Sauna, Hot tub and MUCH MORE!!

Key facts

• Screened patio
• Open concept living
• Updated kitchen

Tags

• GUARD GATED COMMUNITY
• AMENITY RICH COMMUNITY
• OPEN CONCEPT LIVING
• UPDATED KITCHEN
• SCREENED PATIO
• RESORT STYLE AMENITIES

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with breed and size restrictions
• HOA & community: Monthly HOA fee; Association amenities include clubhouse, fitness center, golf course, pool, and putting green; HOA fee covers cable TV, grounds maintenance, and golf

Exterior

• Parking: 2 open parking spaces
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa (multi/split levels); Single-story unit (stories total: 1); Resale property; Faces northeast; Private road frontage
• Construction: CBS construction
• Exterior features: Sidewalks; Entry level living area

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Blinds on windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $207k).
• Recommended offer: $182k (12.0% below list) — sets the bar for market timing.
• 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: Egret Lake Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 569 students, 80% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-22 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; 473 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $2,642/mo this rent would consume 61% of the median local household income ($52k/yr) (locally 2548% 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 196 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $53k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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 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: 1.28% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-28,864
• Equity at exit: $30,864

10-year hold

• IRR: -13.7%
• Equity multiple: 0.34×
• Total profit: $-38,037
• Equity at exit: $17,898

Cash invested: $57,960 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 473
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$326 /mo · $3,915/yr
• Insurance: −$86
• HOA: −$400
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $189

Break-even live

Break-even rent $2,403

Max offer price $207,000

Occupancy floor 88%

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,000	$1.99	7d	1	0.34mi
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,150	$2.09	14d	1	0.34mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	0.59mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	24d	1	0.60mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	0.72mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	0.81mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	0.96mi
2820 Tennis Club Dr #408 West Palm Beach, FL	3.0	2.0	1610	$3,800	$2.36	24d	1	0.98mi
3760 N Jog Rd West Palm Beach, FL	3.0	2.0	1375	$2,500	$1.82	24d	1	1.07mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	1.11mi
3810 N Jog Rd West Palm Beach, FL	2.0	2.0	904	$1,950	$2.16	7d	2	1.14mi
3490 Briar Bay Blvd West Palm Beach, FL	2.0	2.0	920	$1,800	$1.96	4d	1	1.18mi
3490 Briar Bay Blvd #104 West Palm Beach, FL	2.0	2.0	883	$1,799	$2.04	14d	1	1.18mi
3512 Briar Bay Blvd #105 West Palm Beach, FL	2.0	2.0	883	$2,000	$2.27	7d	1	1.29mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: electricpoolgymsecurity

Listing history 29 events

1. 2026-05-21
   status Pending
2. 2026-05-14
   price $207,000
3. 2026-05-07
   price $212,000
4. 2026-05-04
   status Active
5. 2026-04-30
   price $215,000
6. 2026-04-30
   historical
7. 2026-04-20
   price $217,500
8. 2026-04-03
   price $220,000
9. 2026-04-02
   price $225,000
10. 2026-03-11
    price $230,000
11. 2026-03-06
    price $235,000
12. 2026-03-03
    price $240,000
13. 2026-02-16
    price $242,500
14. 2026-01-31
    price $245,000
15. 2026-01-02
    price $250,000
16. 2025-11-01
    listed $260,000 Active
17. 2022-01-25
    soldstatus $255,000
18. 2022-01-21
    soldstatus $255,000 Closed 712-char remark

    Show marketing remark (712 chars)

    Take all of your Motivated buyers to tour this FULLY renovated 2/2 Villa in Cypress Lake, A Man Gated Community located on a 9-hole golf Course. Property Is centrally Located in the heart of west palm beach, walking distance to Postal services, Restaurants, Publix, Minutes to Palm Beach Outlet mall, Interstate 95 and FL turnpike. A Modern open concept kitchen, updated plumbing and electrical with all new 6 inches Led Modern lighting and plumbing fixtures, brand new bathrooms and flooring throughout. This Active 55+ community has a lot of amenities such as: Billiards and table tennis rooms. Bingo, game rooms, Full size Gym, Large Olympic size swimming pool, A Putting green, Sauna, Hot tub and MUCH MORE!!

19. 2021-12-21
    historical Active Under Contract 712-char remark

    Show marketing remark (712 chars)

    Take all of your Motivated buyers to tour this FULLY renovated 2/2 Villa in Cypress Lake, A Man Gated Community located on a 9-hole golf Course. Property Is centrally Located in the heart of west palm beach, walking distance to Postal services, Restaurants, Publix, Minutes to Palm Beach Outlet mall, Interstate 95 and FL turnpike. A Modern open concept kitchen, updated plumbing and electrical with all new 6 inches Led Modern lighting and plumbing fixtures, brand new bathrooms and flooring throughout. This Active 55+ community has a lot of amenities such as: Billiards and table tennis rooms. Bingo, game rooms, Full size Gym, Large Olympic size swimming pool, A Putting green, Sauna, Hot tub and MUCH MORE!!

20. 2021-11-20
    price $260,000 712-char remark

    Show marketing remark (712 chars)

    Take all of your Motivated buyers to tour this FULLY renovated 2/2 Villa in Cypress Lake, A Man Gated Community located on a 9-hole golf Course. Property Is centrally Located in the heart of west palm beach, walking distance to Postal services, Restaurants, Publix, Minutes to Palm Beach Outlet mall, Interstate 95 and FL turnpike. A Modern open concept kitchen, updated plumbing and electrical with all new 6 inches Led Modern lighting and plumbing fixtures, brand new bathrooms and flooring throughout. This Active 55+ community has a lot of amenities such as: Billiards and table tennis rooms. Bingo, game rooms, Full size Gym, Large Olympic size swimming pool, A Putting green, Sauna, Hot tub and MUCH MORE!!

21. 2021-10-25
    listed $270,000 Active 712-char remark

    Show marketing remark (712 chars)

    Take all of your Motivated buyers to tour this FULLY renovated 2/2 Villa in Cypress Lake, A Man Gated Community located on a 9-hole golf Course. Property Is centrally Located in the heart of west palm beach, walking distance to Postal services, Restaurants, Publix, Minutes to Palm Beach Outlet mall, Interstate 95 and FL turnpike. A Modern open concept kitchen, updated plumbing and electrical with all new 6 inches Led Modern lighting and plumbing fixtures, brand new bathrooms and flooring throughout. This Active 55+ community has a lot of amenities such as: Billiards and table tennis rooms. Bingo, game rooms, Full size Gym, Large Olympic size swimming pool, A Putting green, Sauna, Hot tub and MUCH MORE!!

22. 2021-08-04
    soldstatus $145,000
23. 2021-08-02
    soldstatus $145,000 Closed 512-char remark

    Show marketing remark (512 chars)

    This well maintained 2 bedroom and 2 bathroom home offers a 2019 hvac, 2018 water heater and features a screened in front patio. The home is located in the manned gated 55+ community of Cypress Lakes which offers many amenities including an 18 hole executive golf course, tennis courts, resort style heated pool, shuffle board, library, fitness center with sauna, billiards, bocce court, cable, internet and miniature golf. This is all included in the monthly HOA fee. Ages 55+ and allows one pet under 25lbs.

24. 2021-07-15
    historical Active Under Contract 512-char remark

    Show marketing remark (512 chars)

    This well maintained 2 bedroom and 2 bathroom home offers a 2019 hvac, 2018 water heater and features a screened in front patio. The home is located in the manned gated 55+ community of Cypress Lakes which offers many amenities including an 18 hole executive golf course, tennis courts, resort style heated pool, shuffle board, library, fitness center with sauna, billiards, bocce court, cable, internet and miniature golf. This is all included in the monthly HOA fee. Ages 55+ and allows one pet under 25lbs.

25. 2021-07-08
    listed $170,000 Active 512-char remark

    Show marketing remark (512 chars)

    This well maintained 2 bedroom and 2 bathroom home offers a 2019 hvac, 2018 water heater and features a screened in front patio. The home is located in the manned gated 55+ community of Cypress Lakes which offers many amenities including an 18 hole executive golf course, tennis courts, resort style heated pool, shuffle board, library, fitness center with sauna, billiards, bocce court, cable, internet and miniature golf. This is all included in the monthly HOA fee. Ages 55+ and allows one pet under 25lbs.

26. 2000-05-09
    soldstatus $52,000
27. 2000-05-05
    soldstatus $52,000
28. 2000-04-07
    historical
29. 1999-11-13
    listed $57,500

ⓘ 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: $3,915 · $326/mo
• Projected year-2 tax: $3,915 · $326/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $31,704
• − Mortgage interest: −$11,595
• − Property taxes: −$3,915
• − Insurance: −$1,035
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − HOA: −$4,800
• − Depreciation: −$6,022
• Taxable loss: −$736
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $2,446/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

• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

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: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• 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

+260.0% since first listed

29 events — show timeline

• 2026-05-21 Pending — Beaches MLS
• 2026-05-14 Price Changed $207,000 Beaches MLS
• 2026-05-07 Price Changed $212,000 Beaches MLS
• 2026-05-04 Relisted — Beaches MLS
• 2026-04-30 Price Changed $215,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-20 Price Changed $217,500 Beaches MLS
• 2026-04-03 Price Changed $220,000 Beaches MLS
• 2026-04-02 Price Changed $225,000 Beaches MLS
• 2026-03-11 Price Changed $230,000 Beaches MLS
• 2026-03-06 Price Changed $235,000 Beaches MLS
• 2026-03-03 Price Changed $240,000 Beaches MLS
• 2026-02-16 Price Changed $242,500 Beaches MLS
• 2026-01-31 Price Changed $245,000 Beaches MLS
• 2026-01-02 Price Changed $250,000 Beaches MLS
• 2025-11-01 Listed $260,000 Beaches MLS
• 2022-01-25 Sold (Public Records) $255,000 Public Records
• 2022-01-21 Sold (MLS) $255,000 Beaches MLS
• 2021-12-21 Contingent — Beaches MLS
• 2021-11-20 Price Changed $260,000 Beaches MLS
• 2021-10-25 Listed $270,000 Beaches MLS
• 2021-08-04 Sold (Public Records) $145,000 Public Records
• 2021-08-02 Sold (MLS) $145,000 Beaches MLS
• 2021-07-15 Contingent — Beaches MLS
• 2021-07-08 Listed $170,000 Beaches MLS
• 2000-05-09 Sold (Public Records) $52,000 Public Records
• 2000-05-05 Sold (MLS) $52,000 Beaches MLS
• 2000-04-07 Listing Removed — Beaches MLS
• 1999-11-13 Listed $57,500 Beaches MLS

Property tax history

+12.4%/yr

Latest (2025): $3,915 · +9.3% YoY. Source: county tax records.