7205 W Oakridge Cir · San Castle, FL 33462

$143,500

1 bd · 1.5 ba · 1,100 sqft · Condo public records · 286 Days on market

Built 1974 $420/mo HOA · 19% 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely remodeled large 1/1 with 2008 AC system, 2008 new master bath tile, tub & fixtures, 2008 17'' neutral tile floors in main areas, 2008 interior paint, 2008 tiled kitchen counter tops, smooth top range, dishwasher, sink faucet, microwave and range hood. The community offers a pool, tennis and clubHouse. An unbelievable value!!

Key facts

• Hurricane windows
• Quartz countertops
• Walk-in closets

Tags

• HURRICANE WINDOWS
• TALL CEILING HIGH CABINETS
• PULL-OUT DRAWERS
• QUARTZ COUNTERTOPS
• WALK-IN CLOSETS
• MOTION DETECTOR LIGHTING

Property features AI

Finance

• HOA & community: Monthly HOA $420; HOA includes cable TV, internet, grounds maintenance, trash, common areas, roof repairs; Association amenities: Clubhouse, Shuffleboard court; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; One story; Entry-level living area; Faces east; Resale condition
• Construction: CBS construction
• Exterior features: Covered patio; Patio; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Walk-in closet(s); Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#560 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment 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: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% FRL); Congress Community Middle School (math 21% / reading 28%, grade F, #522 of 571 statewide, top 93%, 988 students, 72% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% 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 22% at this address vs 50% district-wide (-27 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 rising fast (+4.1%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 37% of the median local income ($74k/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 $992 of loan paydown is wiped out by about $4k 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 + 4.1% rent growth), your $40k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $32k (18%) 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1974 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.58% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $9,238
• Equity at exit: $21,396

10-year hold

• IRR: 16.5%
• Equity multiple: 2.44×
• Total profit: $57,851
• Equity at exit: $12,407

Cash invested: $40,180 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$753
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$60
• HOA: −$420
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $467

Break-even live

Break-even rent $1,676

Max offer price $143,500

Occupancy floor 74%

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 S Broadway Lantana, FL	2.0	1.0	846	$1,850	$2.19	24d	1	0.22mi
1400 S Dixie Hwy Lantana, FL	1.0–3.0	1.0–2.0	1166	$2,179	$1.87	3d	16	0.43mi
117 Yacht Club Way #110 Hypoluxo, FL	2.0	2.5	1030	$2,295	$2.23	3d	1	0.44mi
103 Yacht Club Way Hypoluxo, FL	2.0	1.0	922	$2,175	$2.36	7d	2	0.45mi
120 Yacht Club Way #305 Hypoluxo, FL	2.0	2.0	1105	$2,350	$2.13	24d	1	0.47mi
123 Yacht Club Way #206 Hypoluxo, FL	2.0	1.0	922	$2,250	$2.44	24d	1	0.49mi
111 Yacht Club Way Hypoluxo, FL	2.0	2.0	1036	$2,275	$2.20	3d	2	0.49mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.50mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	1d	1	0.50mi
110 Half Moon Cir Unit E2 Hypoluxo, FL	2.0	2.0	1414	$2,750	$1.94	24d	1	0.50mi
127 Yacht Club Way #109 Hypoluxo, FL	2.0	2.5	1030	$2,500	$2.43	24d	1	0.51mi
140 Yacht Club Way #206 Hypoluxo, FL	2.0	2.0	1036	$2,450	$2.36	7d	1	0.53mi
135 Yacht Club Way #204 Hypoluxo, FL	2.0	1.0	922	$2,600	$2.82	2d	1	0.54mi
145 Yacht Club Way #112 Hypoluxo, FL	2.0	1.0	945	$2,400	$2.54	24d	1	0.56mi
160 Yacht Club Way #206 Hypoluxo, FL	2.0	2.0	1036	$4,500	$4.34	24d	1	0.56mi
157 Yacht Club Way #206 Hypoluxo, FL	2.0	2.0	1036	$2,500	$2.41	12d	1	0.57mi
157 Yacht Club Way Hypoluxo, FL	2.0	1.0–2.0	979	$2,450	$2.50	2d	2	0.58mi
157 Yacht Club Way Hypoluxo, FL	2.0	1.0–2.0	979	$2,350	$2.40	24d	2	0.58mi
714 S Arnold Ave Unit B Lantana, FL	2.0	1.0	858	$2,200	$2.56	24d	1	0.61mi
531 W Perry St Lantana, FL	2.0	1.0	1000	$2,400	$2.40	18d	1	0.62mi
1202 S Lake Dr #501 Lantana, FL	2.0	2.0	1351	$2,800	$2.07	24d	1	0.62mi
1100 S Lake Dr Unit 09 Lantana, FL	2.0	1.0	700	$1,750	$2.50	24d	1	0.63mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	7d	1	0.63mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	24d	1	0.63mi
612 W Drew St Lantana, FL	1.0	1.0	800	$1,800	$2.25	11d	1	0.63mi
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,800	$1.78	24d	1	0.63mi
112 Prospect Rd Lantana, FL	2.0	2.0	1377	$2,500	$1.82	16d	1	0.67mi
609 S Arnold Ave Lantana, FL	2.0	2.0	1076	$2,900	$2.70	16d	1	0.68mi
1236 Peak Rd Lantana, FL	2.0	1.0	1170	$2,150	$1.84	24d	1	0.71mi
1000 Scotia Dr #605 Hypoluxo, FL	2.0	1.0	901	$2,190	$2.43	7d	1	0.72mi
611 E Coast Ave Unit 2 Lantana, FL	2.0	2.0	1125	$2,050	$1.82	5d	1	0.73mi
611 E Coast Ave Unit B Lantana, FL	2.0	2.0	1125	$2,100	$1.87	20d	1	0.73mi
605 S 12th St Lantana, FL	2.0	1.0	700	$1,950	$2.79	3d	1	0.74mi
422 S Arnold Ave Lantana, FL	2.0	1.0	948	$2,400	$2.53	20d	1	0.80mi
351 Wickline Blvd Lantana, FL	2.0	1.0	832	$2,300	$2.76	2d	1	0.86mi
349 Wickline Blvd Lantana, FL	2.0	1.0	832	$2,300	$2.76	2d	1	0.87mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.88mi
65 Relaxed Cir Hypoluxo, FL	2.0	2.0	828	$2,000	$2.42	7d	1	0.89mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	24d	1	0.98mi
369 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$2,250	$1.99	24d	1	0.99mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $143,500 Active 286 DOM
2. 2026-06-17
   days on market $143,500 Active 285 DOM
3. 2026-06-16
   days on market $143,500 Active 284 DOM
4. 2026-06-15
   days on market $143,500 Active 283 DOM
5. 2026-06-13
   days on market $143,500 Active 281 DOM
6. 2026-06-09
   days on market $143,500 Active 277 DOM
7. 2026-06-07
   days on market $143,500 Active 275 DOM
8. 2026-06-04
   days on market $143,500 Active 272 DOM
9. 2026-06-03
   days on market $143,500 Active 271 DOM
10. 2026-06-01
    days on market $143,500 Active 269 DOM
11. 2026-05-31
    days on market $143,500 Active 268 DOM
12. 2026-01-19
    price $145,000
13. 2025-10-31
    price $159,500
14. 2025-10-15
    price $169,500
15. 2025-10-06
    price $172,500
16. 2025-09-06
    listed $175,000 Active
17. 2025-09-06
    historical $175,000
18. 2013-03-31
    historical
19. 2012-09-22
    listed $39,900
20. 2009-03-23
    historical 339-char remark

    Show marketing remark (339 chars)

    Nicely remodeled large 1/1 with 2008 AC system, 2008 new master bath tile, tub & fixtures, 2008 17'' neutral tile floors in main areas, 2008 interior paint, 2008 tiled kitchen counter tops, smooth top range, dishwasher, sink faucet, microwave and range hood. The community offers a pool, tennis and clubHouse. An unbelievable value!!

21. 2009-01-16
    listed $54,900 339-char remark

    Show marketing remark (339 chars)

    Nicely remodeled large 1/1 with 2008 AC system, 2008 new master bath tile, tub & fixtures, 2008 17'' neutral tile floors in main areas, 2008 interior paint, 2008 tiled kitchen counter tops, smooth top range, dishwasher, sink faucet, microwave and range hood. The community offers a pool, tennis and clubHouse. An unbelievable value!!

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$93/yr (+$8/mo · 8.4%)

ⓘ 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 · 28 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,202
• − Mortgage interest: −$8,038
• − Property taxes: −$1,098
• − Insurance: −$718
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − HOA: −$5,040
• − Depreciation: −$4,175
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $4,696/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 — San Castle

• Score: 67/100
• State rank: #560
• US rank: #10706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Castle, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

+164.1% since first listed

10 events — show timeline

• 2026-01-19 Price Changed $145,000 Beaches MLS
• 2025-10-31 Price Changed $159,500 Beaches MLS
• 2025-10-15 Price Changed $169,500 Beaches MLS
• 2025-10-06 Price Changed $172,500 Beaches MLS
• 2025-09-06 Listed $175,000 Beaches MLS
• 2025-09-06 Coming Soon $175,000 Beaches MLS
• 2013-03-31 Listing Removed — Beaches MLS
• 2012-09-22 Listed $39,900 Beaches MLS
• 2009-03-23 Listing Removed — Beaches MLS
• 2009-01-16 Listed $54,900 Beaches MLS

Property tax history

+7.6%/yr

Latest (2025): $1,098 · +4.9% YoY. Source: county tax records.