4296 Woodstock Dr Unit A · West Palm Beach, FL 33409

$197,000

2 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 16 Days on market

Built 1982 $315/mo HOA · 13% 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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• 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

Create value and equity in this CBS one story 2/2 Town Home. Features include private courtyard, accordion hurricane shutters, high volume ceilings in living, dining, kitchen areas, tile floors throughout, and large primary bedroom.

Key facts

• High volume ceilings
• Tile floors
• Private courtyard

Tags

• PRIVATE COURTYARD
• ACCORDION HURRICANE SHUTTERS
• HIGH VOLUME CEILINGS
• TILE FLOORS
• LARGE PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $194k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 soft (-0.1%/yr); 194 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% of the median local income ($67k/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 $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 16 days — a 2% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $160k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,045 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-21,792
• Equity at exit: $29,373

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-23,264
• Equity at exit: $17,033

Cash invested: $55,160 (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 33409

• Home prices YoY: -25.6%
• Rents YoY: -0.1%
• Active inventory: 194
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$82
• HOA: −$315
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $265

Break-even live

Break-even rent $2,027

Max offer price $197,000

Occupancy floor 84%

Sensitivity live

Price	-10% $376	-5% $321	+0% $265	+5% $209	+10% $153
Rent	-10% $78	-5% $172	+0% $265	+5% $358	+10% $451
Rate	-1.0pp $364	-0.5pp $315	base $265	+0.5pp $214	+1.0pp $162

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	7d	1	0.65mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	26d	1	1.10mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	26d	1	1.15mi
4855 Elmhurst Rd West Palm Beach, FL	3.0	2.0	1427	$3,600	$2.52	26d	1	1.17mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	26d	1	1.21mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	20d	1	1.21mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	3d	1	1.22mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	26d	1	1.22mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	13d	1	1.32mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	1.32mi
2689 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	4d	1	1.34mi
2683 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	1.34mi
2677 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	1.34mi
2671 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	1.34mi
2665 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	1.35mi
2615 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	4d	1	1.35mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	26d	1	1.40mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	26d	1	1.41mi
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	18d	1	1.42mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	22d	1	1.42mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	21d	19	1.46mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	26d	1	1.50mi

HOA detail

• Monthly dues: $315 · $3,780/yr

Listing history 34 events

1. 2026-02-18
   status Pending
2. 2026-02-02
   listed $197,000 Active
3. 2025-11-25
   historical
4. 2025-06-17
   price $250,000
5. 2025-06-13
   price $260,000
6. 2025-05-22
   listed $265,000 Active
7. 2025-05-13
   historical
8. 2025-04-29
   price $265,000
9. 2025-02-23
   status Active
10. 2025-02-17
    historical Active Under Contract
11. 2025-02-07
    price $270,000
12. 2024-12-06
    price $275,000
13. 2024-11-13
    listed $280,000 Active
14. 2019-08-07
    soldstatus $160,000
15. 2019-07-31
    soldstatus $160,000 Closed
16. 2019-06-14
    historical Contingent
17. 2019-03-23
    status Active
18. 2019-02-23
    historical
19. 2019-02-07
    status Active
20. 2019-02-04
    historical
21. 2018-11-05
    price $158,000
22. 2018-09-19
    status Active
23. 2018-09-06
    historical Contingent
24. 2018-07-10
    listed $160,000 Active
25. 2018-04-16
    historical
26. 2018-03-17
    price $174,900
27. 2018-03-15
    listed $169,900 Active
28. 2014-06-06
    soldstatus $60,000
29. 2014-05-29
    soldstatus $60,000 Closed
30. 2014-05-13
    status Pending
31. 2014-04-21
    listed $63,000 Active
32. 1992-01-16
    soldstatus $54,900
33. 1988-05-26
    soldstatus $650,000
34. 1987-10-01
    soldstatus $765,000

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 ≥105°F today · 24 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: $28,347
• − Mortgage interest: −$11,035
• − Property taxes: −$2,053
• − Insurance: −$985
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$3,780
• − Depreciation: −$5,731
• Taxable income: $227
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $3,124/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): 33,489
• Household income: $67,073
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1333.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 36% Black 31% White 27% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 30% French/Haitian/Cajun 10% 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: ▼ -128.54%
• Current HPI: 374.2506
• Rent YoY: ▼ -0.15%
• 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

-74.2% since first listed

34 events — show timeline

• 2026-02-18 Pending — MARMLS
• 2026-02-02 Listed $197,000 MARMLS
• 2025-11-25 Listing Removed — Beaches MLS
• 2025-06-17 Price Changed $250,000 Beaches MLS
• 2025-06-13 Price Changed $260,000 Beaches MLS
• 2025-05-22 Listed $265,000 Beaches MLS
• 2025-05-13 Listing Removed — Beaches MLS
• 2025-04-29 Price Changed $265,000 Beaches MLS
• 2025-02-23 Relisted — Beaches MLS
• 2025-02-17 Contingent — Beaches MLS
• 2025-02-07 Price Changed $270,000 Beaches MLS
• 2024-12-06 Price Changed $275,000 Beaches MLS
• 2024-11-13 Listed $280,000 Beaches MLS
• 2019-08-07 Sold (Public Records) $160,000 Public Records
• 2019-07-31 Sold (MLS) $160,000 Beaches MLS
• 2019-06-14 Contingent — Beaches MLS
• 2019-03-23 Relisted — Beaches MLS
• 2019-02-23 Listing Removed — Beaches MLS
• 2019-02-07 Relisted — Beaches MLS
• 2019-02-04 Listing Removed — Beaches MLS
• 2018-11-05 Price Changed $158,000 Beaches MLS
• 2018-09-19 Relisted — Beaches MLS
• 2018-09-06 Contingent — Beaches MLS
• 2018-07-10 Listed $160,000 Beaches MLS
• 2018-04-16 Listing Removed — Beaches MLS
• 2018-03-17 Price Changed $174,900 Beaches MLS
• 2018-03-15 Listed $169,900 Beaches MLS
• 2014-06-06 Sold (Public Records) $60,000 Public Records
• 2014-05-29 Sold (MLS) $60,000 Beaches MLS
• 2014-05-13 Pending — Beaches MLS
• 2014-04-21 Listed $63,000 Beaches MLS
• 1992-01-16 Sold (Public Records) $54,900 Public Records
• 1988-05-26 Sold (Public Records) $650,000 Public Records
• 1987-10-01 Sold (Public Records) $765,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,053 · +3.9% YoY. Source: county tax records.