304 Golfview Rd #304 · North Palm Beach, FL 33408

$175,000

1 bd · 1.0 ba · 729 sqft · Condo public records · 23 Days on market

Built 1971 $787/mo HOA · 32% 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).

• Cash flow +11.8/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ideally situated in the heart of North Palm Beach, this bright 1BD/1BA condo offers an unbeatable lifestyle at an attractive price. At 729 SF, the thoughtfully designed layout lives larger than its footprint — with generous closet space, fresh paint throughout, a brand-new water heater, and a blank-slate kitchen ready to be built-out into your custom vision. Step onto the large covered, screened balcony and soak in serene views of the community pool and the North Palm Beach Waterway — your own private retreat for morning coffee and peaceful evening sunsets. A conveniently located elevator and common laundry room are just steps from the unit, and one assigned parking spot is incl

Key facts

• Community pool
• Blank-slate kitchen
• Common laundry room

Tags

• LARGE COVERED SCREENED BALCONY
• COMMUNITY POOL
• BLANK-SLATE KITCHEN
• CONVENIENTLY LOCATED ELEVATOR
• COMMON LAUNDRY ROOM
• ASSIGNED PARKING SPOT

Property features AI

Finance

• Other: Pets allowed with restrictions (breed and number limits)
• HOA & community: Association: The Waterway Condominium Association, Inc.; Quarterly HOA fee; Association amenities include clubhouse, elevator(s), game room, laundry, picnic area, trash chute, bike storage, community room, fishing pier, and heated pool; HOA fee covers maintenance of grounds and structure, pest control, sewer, trash, water, common areas, common real estate tax, elevator, reserve funds, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Condominium; Resale unit; Faces East; Five-story building
• Construction: Built with concrete block system (CBS); Built-up / tar and gravel / other roof
• Exterior features: Waterfront property

Interior

• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features listed; Single-hung metal and sliding windows
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-49 ($-591/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (5.0% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $166k (5.0% below list) — sets the bar for cash-flow.

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: Teen Parent Program - Pk (19 students, 0% 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-school proficiency averages 28% 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; 404 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 32% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,296 (5.0% 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. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.43% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 5.8

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: -23.3%
• Equity multiple: 0.23×
• Total profit: $-37,634
• Equity at exit: $26,093

10-year hold

• IRR: -39.8%
• Equity multiple: -0.24×
• Total profit: $-60,567
• Equity at exit: $15,131

Cash invested: $49,000 (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 33408

• Rents YoY: 0.3%
• Active inventory: 404
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$244 /mo · $2,926/yr
• Insurance: −$73
• HOA: −$787
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-49

Break-even live

Break-even rent $2,559

Max offer price $166,296

Occupancy floor 97%

Sensitivity live

Price	-10% $50	-5% $0	+0% $-49	+5% $-99	+10% $-148
Rent	-10% $-246	-5% $-148	+0% $-49	+5% $49	+10% $148
Rate	-1.0pp $39	-0.5pp $-5	base $-49	+0.5pp $-95	+1.0pp $-141

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12155 US Highway 1 North Palm Beach, FL	1.0–3.0	1.0–2.0	1297	$2,350	$1.81	0d	23	1.49mi

HOA detail condo

• Monthly dues: $787 · $9,444/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $175,000 Active 23 DOM
2. 2026-06-18
   days on market $175,000 Active 20 DOM
3. 2026-06-17
   days on market $175,000 Active 19 DOM
4. 2026-06-16
   days on market $175,000 Active 18 DOM
5. 2026-06-15
   days on market $175,000 Active 17 DOM
6. 2026-06-13
   days on market $175,000 Active 15 DOM
7. 2026-06-09
   days on market $175,000 Active 11 DOM
8. 2026-06-08
   days on market $175,000 Active 10 DOM
9. 2026-06-07
   days on market $175,000 Active 9 DOM
10. 2026-06-04
    days on market $175,000 Active 6 DOM
11. 2026-06-03
    days on market $175,000 Active 5 DOM
12. 2026-06-02
    days on market $175,000 Active 4 DOM
13. 2026-06-01
    days on market $175,000 Active 3 DOM
14. 2026-05-31
    days on market $175,000 Active 2 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: $2,926 · $244/mo
• Projected year-2 tax: $2,926 · $244/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 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $29,957
• − Mortgage interest: −$9,803
• − Property taxes: −$2,926
• − Insurance: −$875
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − HOA: −$9,444
• − Depreciation: −$5,091
• Taxable loss: −$2,974
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $123/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

+218.2% since first listed

5 events — show timeline

• 2026-05-30 Listed $175,000 Beaches MLS
• 2022-05-06 Sold (Public Records) $125,000 Public Records
• 1996-04-01 Sold (Public Records) $46,000 Public Records
• 1988-05-13 Sold (Public Records) $60,000 Public Records
• 1981-07-01 Sold (Public Records) $55,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,926 · -11.7% YoY. Source: county tax records.