135 Meander Cir · Royal Palm Beach, FL 33411

$300,000

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 168 Days on market

Built 1987 Est $501k · 40% under $633/mo HOA · 23% of rent

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

Price Reduced for quick sale. Estate Sale, Ready for quick close. Open and Spacious Unit, ready for you to make it your own. Third bedroom was being used as craft/hobby room. Attached one car garage. Unit is located Adjacent to community pool and activities area. Village Walk community is centrally located, close to shops, restaurants, parks, entertainment, and all Royal Palm Beach has to offer.

Key facts

• Activities area
• Community pool
• Centrally located

Tags

• CRAFT HOBBY ROOM
• ATTACHED ONE CAR GARAGE
• COMMUNITY POOL
• ACTIVITIES AREA
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association (Village Walk); Monthly HOA fee; Community clubhouse; Community pool; Senior community

Exterior

• Parking: Attached 1-car garage; Driveway; Garage door opener; Guest parking
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Villa; One story; Northeast facing; Resale property
• Construction: Concrete block with stucco exterior; Composition shingle roof; Built as a single-story structure
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: High ceilings; Split bedroom layout
• Laundry & utility: Laundry inside on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (7.6% below list).
• Recommended offer: $198k (33.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, amenities F, commute 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 flat; 574 active listings in the ZIP; 40 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 36% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $300k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $198,209 (33.9% 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 168 days. Have you received any prior offers? Is the seller open to a 34% 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. 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. Schools are B-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 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: 0.92% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.23%
• DSCR: 0.63
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $500,742
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Sandpiper Ave	0.70mi	4/2.0 (+1)	1,785 (+6%)	6mo	$530,000	$297	47
168 Seminole Lakes Dr	0.68mi	3/2.0	1,856 (+10%)	6mo	$490,000	$264	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.44×
• Total profit: $121,287
• Equity at exit: $270,264

10-year hold

• IRR: 16.2%
• Equity multiple: 5.48×
• Total profit: $376,065
• Equity at exit: $582,834

Cash invested: $84,000 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,771 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$434 /mo · $5,210/yr
• Insurance: −$125
• HOA: −$633
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-576

Break-even live

Break-even rent $3,500

Max offer price $198,209

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	17d	2	0.11mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.12mi
100 Sparrow Dr #2 Royal Palm Beach, FL	3.0	2.0	1824	$2,725	$1.49	19d	1	0.13mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.15mi
100 Sparrow Dr #14 Royal Palm Beach, FL	3.0	2.0	1737	$2,725	$1.57	24d	1	0.19mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	11d	1	0.22mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	15d	1	0.28mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$2,390	$2.17	15d	3	0.40mi
113 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1798	$3,500	$1.95	12d	1	0.42mi
908 Hibiscus Dr Royal Palm Beach, FL	3.0	2.0	1973	$3,600	$1.82	3d	1	0.50mi
876 Gardenia Dr Royal Palm Beach, FL	2.0	2.0	1502	$3,500	$2.33	24d	1	0.52mi
110 Weybridge Cir Unit A Royal Palm Beach, FL	2.0	2.5	1470	$2,350	$1.60	22d	1	0.53mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	24d	1	0.55mi
111 Weybridge Cir Royal Palm Beach, FL	3.0	2.5	1710	$3,100	$1.81	5d	1	0.57mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	22d	1	0.63mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	24d	1	0.63mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	24d	1	0.65mi
830 Royal Palm Beach Blvd Royal Palm Beach, FL	3.0	2.0	1369	$2,766	$2.02	8d	1	0.65mi
202 Lakeside Landing Dr Royal Palm Beach, FL	3.0	2.5	1532	$3,200	$2.09	4d	1	0.68mi
849 Camellia Dr Royal Palm Beach, FL	3.0	2.0	1599	$3,400	$2.13	24d	1	0.71mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	24d	1	0.71mi
1222 Oakwater Dr Royal Palm Beach, FL	3.0	3.0	2109	$3,395	$1.61	14d	1	0.71mi
1222 Oakwater Dr Royal Palm Beach, FL	3.0	3.0	2109	$3,395	$1.61	24d	1	0.71mi
180 Seminole Lakes Dr Royal Palm Beach, FL	3.0	2.0	1856	$3,500	$1.89	24d	1	0.73mi
213 River Bluff Ln Royal Palm Beach, FL	3.0	2.5	1579	$2,800	$1.77	24d	1	0.76mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	24d	1	0.76mi
1601 Lakeview Dr W Unit 1601 Royal Palm Beach, FL	3.0	2.5	1296	$2,375	$1.83	22d	1	0.77mi
106 Fernwood Cres Royal Palm Beach, FL	4.0	2.0	2088	$3,500	$1.68	15d	1	0.78mi
133 Black Olive Cres Royal Palm Beach, FL	3.0	2.0	1752	$4,500	$2.57	24d	1	0.80mi
11823 Dahlia Dr Royal Palm Beach, FL	3.0	2.0	1385	$2,406	$1.74	8d	1	0.82mi
1407 Lakeview Dr E Royal Palm Beach, FL	2.0	2.0	1165	$2,300	$1.97	8d	1	0.83mi
274 River Bluff Ln Royal Palm Beach, FL	3.0	2.5	1579	$3,000	$1.90	24d	1	0.83mi
104 Oxford Ct Royal Palm Beach, FL	4.0	3.0	2133	$4,500	$2.11	24d	1	0.84mi
460 Rainbow Springs Ter Royal Palm Beach, FL	3.0	2.5	1579	$2,950	$1.87	24d	1	0.88mi
112 Wakulla Springs Way #112 Royal Palm Beach, FL	2.0	2.5	1623	$4,000	$2.46	24d	1	0.88mi
112 Princess Ct Royal Palm Beach, FL	3.0	2.0	1884	$3,900	$2.07	24d	1	0.90mi
10863 Dalmany Way Royal Palm Beach, FL	3.0	2.0	1232	$3,500	$2.84	24d	1	0.97mi
220 Crestwood Cir #106 Royal Palm Beach, FL	3.0	2.0	1520	$2,650	$1.74	24d	1	0.98mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	18d	1	0.98mi
180 Heatherwood Dr Royal Palm Beach, FL	3.0	2.0	1462	$2,710	$1.85	5d	1	1.02mi

HOA detail

• Monthly dues: $633 · $7,596/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $300,000 Active 168 DOM
2. 2026-06-17
   days on market $300,000 Active 167 DOM
3. 2026-06-16
   days on market $300,000 Active 166 DOM
4. 2026-06-15
   days on market $300,000 Active 165 DOM
5. 2026-06-13
   days on market $300,000 Active 163 DOM
6. 2026-06-09
   days on market $300,000 Active 159 DOM
7. 2026-06-07
   days on market $300,000 Active 157 DOM
8. 2026-06-04
   days on market $300,000 Active 154 DOM
9. 2026-06-03
   days on market $300,000 Active 153 DOM
10. 2026-06-01
    days on market $300,000 Active 151 DOM
11. 2026-05-31
    days on market $300,000 Active 150 DOM
12. 2026-04-25
    price $300,000
13. 2026-01-30
    price $315,500
14. 2026-01-01
    listed $330,000 Active
15. 2025-11-10
    price $328,000
16. 2025-11-07
    historical
17. 2025-04-18
    listed $330,000 Active
18. 2009-08-10
    soldstatus $130,000
19. 1993-12-16
    soldstatus $87,000

ⓘ 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: $5,210 · $434/mo
• Projected year-2 tax: $5,210 · $434/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 ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,253
• − Mortgage interest: −$16,805
• − Property taxes: −$5,210
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − HOA: −$7,596
• − Depreciation: −$8,727
• Taxable loss: −$11,905
• Est. tax savings @ 24.0%: +$2,857
• After-tax cash flow: $-4,057/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• 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

+244.8% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $300,000 Beaches MLS
• 2026-01-30 Price Changed $315,500 Beaches MLS
• 2026-01-01 Listed $330,000 Beaches MLS
• 2025-11-10 Price Changed $328,000 Beaches MLS
• 2025-11-07 Listing Removed — Beaches MLS
• 2025-04-18 Listed $330,000 Beaches MLS
• 2009-08-10 Sold (Public Records) $130,000 Public Records
• 1993-12-16 Sold (Public Records) $87,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $5,210 · +353.5% YoY. Source: county tax records.