104 Elysium Dr · Royal Palm Beach, FL 33411

$474,999

3 bd · 2.0 ba · 1,994 sqft · SingleFamily public records · 1 Days on market

Built 1993 0.27 ac lot Est $732k · 35% under $222/mo HOA · 7% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.9/10.0

Listing remarks

WOW! WELCOME TO YOUR OASIS! ALL AGES WELCOME! 3 BEDROOM! 2 FULL BATH! 2 CAR GARAGE! RARELY AVAILABLE DOUBLE GOLF COURSE LOT WITH A BEAUTIFUL SCREENED INGROUND POOL! LOW HOA AT ONLY $222/MONTH! ACROSS STREET FROM GOLF COURSE! STORM SHUTTERS! CBS STRUCTURE! WELCOMING COMMUNITY! HIGH CEILINGS! COMMUNITY TAKES CARE OF LANDSCAPING, SPRINKLERS, CABLE, AND MORE! CLOSE TO RESTAURANTS, STATE ROAD 7, TURNPIKE, PUBLIX AND COSTCO! SCHEDULE YOUR SHOWING RIGHT AWAY! VERY EASY TO SHOW! SCHEDULE VIA MLS SHOWINGTIME. OWNER OCCUPIED.

Key facts

• Cbs structure
• Storm shutters
• 0.27 acre lot

Tags

• DOUBLE GOLF COURSE LOT
• SCREENED INGROUND POOL
• ACROSS STREET FROM GOLF COURSE
• STORM SHUTTERS
• CBS STRUCTURE

Property features AI

Finance

• Other: Pets allowed (contact for details)
• HOA & community: Homeowners association with monthly fee; HOA fee: $222 per month (includes cable TV, grounds maintenance, sewer, common areas); Association amenities: none listed

Exterior

• Parking: Attached 2-car garage; Driveway; Total parking for 4 vehicles (2 covered)
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single-family residence; One story; Resale property; Northeast facing
• Construction: CBS construction; Shingle roof; Appraiser-listed building area
• Exterior features: Screened patio; Patio; Private in-ground pool with screen enclosure; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Walk-in closets; Split bedroom layout

🏷️ Possibly a rental listed for sale. The $474,999 price doesn't fit this home's estimated sale value (~$731,798) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-516 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (28.4% below list).
• Recommended offer: $340k (28.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: H. L. Johnson Elementary School (math 70% / reading 69%, grade A-, #364 of 2,144 statewide, top 19%, 817 students, 40% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents flat; 583 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $340,250 (28.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $731,798
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Royal Pine Cir W	0.48mi	3/2.0	1,772 (-11%)	21mo	$570,000	$322	42
123 Santiago St	0.55mi	3/2.0	1,705 (-14%)	18mo	$625,000	$367	35

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: 20.4%
• Equity multiple: 2.64×
• Total profit: $218,661
• Equity at exit: $427,917

10-year hold

• IRR: 18.2%
• Equity multiple: 5.94×
• Total profit: $656,369
• Equity at exit: $922,819

Cash invested: $133,000 (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: 583
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,402 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$198
• HOA: −$222
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-516

Break-even live

Break-even rent $4,055

Max offer price $383,933

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-381	+0% $-516	+5% $-650	+10% $-784
Rent	-10% $-784	-5% $-650	+0% $-516	+5% $-381	+10% $-247
Rate	-1.0pp $-276	-0.5pp $-395	base $-516	+0.5pp $-639	+1.0pp $-764

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Miramar Ave Royal Palm Beach, FL	3.0	2.0	1812	$3,600	$1.99	26d	1	0.07mi
191 Parkwood Dr Royal Palm Beach, FL	3.0	3.0	2200	$4,000	$1.82	26d	1	0.18mi
190 Parkwood Dr Royal Palm Beach, FL	3.0	2.0	1644	$3,200	$1.95	26d	1	0.24mi
81 Westecunk Dr Royal Palm Beach, FL	2.0	2.0	1347	$2,550	$1.89	19d	1	0.34mi
147 Alcazar St Royal Palm Beach, FL	4.0	3.0	2182	$3,950	$1.81	6d	1	0.37mi
212 Trace Ct Royal Palm Beach, FL	3.0	2.0	1740	$3,050	$1.75	7d	1	0.42mi
113 Madrid St Royal Palm Beach, FL	4.0	3.0	1720	$4,500	$2.62	26d	1	0.43mi
113 Madrid St Royal Palm Beach, FL	3.0	3.0	1720	$4,500	$2.62	12d	1	0.43mi
2418 Westmont Dr Royal Palm Beach, FL	4.0	3.0	2361	$4,950	$2.10	5d	1	0.57mi
36 Danbury Ct Unit B Royal Palm Beach, FL	2.0	2.5	1398	$2,300	$1.65	12d	1	0.62mi
101 Fairway Ln Royal Palm Beach, FL	3.0	2.5	1684	$3,300	$1.96	24d	1	0.63mi
148 Ponce de Leon St Royal Palm Beach, FL	3.0	2.0	2022	$3,500	$1.73	26d	1	0.63mi
43 Essex Ct Unit A Royal Palm Beach, FL	2.0	2.5	1398	$2,500	$1.79	26d	1	0.64mi
240 Bilbao St Royal Palm Beach, FL	3.0	2.0	1440	$3,400	$2.36	26d	1	0.69mi
145 Prestige Dr Royal Palm Beach, FL	3.0	2.0	1464	$2,900	$1.98	18d	1	0.72mi
180 Heatherwood Dr Royal Palm Beach, FL	3.0	2.0	1462	$2,710	$1.85	7d	1	0.74mi
158 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1887	$3,850	$2.04	24d	1	0.79mi
221 Bilbao St Royal Palm Beach, FL	3.0	2.0	1657	$3,700	$2.23	26d	1	0.84mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,300	$2.15	21d	1	0.84mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,100	$2.05	3d	1	0.84mi
151 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1421	$3,300	$2.32	26d	1	0.85mi
216 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1461	$3,440	$2.35	1d	1	0.85mi
1601 Lakeview Dr W Unit 1601 Royal Palm Beach, FL	3.0	2.5	1296	$2,375	$1.83	24d	1	1.00mi
202 Lakeside Landing Dr Royal Palm Beach, FL	3.0	2.5	1532	$3,200	$2.09	5d	1	1.12mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	24d	1	1.21mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	26d	1	1.21mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	26d	1	1.26mi
2106 Belcara Ct West Palm Beach, FL	3.0	2.0	1891	$3,400	$1.80	26d	1	1.27mi
110 Weybridge Cir Unit A Royal Palm Beach, FL	2.0	2.5	1470	$2,350	$1.60	24d	1	1.32mi
1222 Oakwater Dr Royal Palm Beach, FL	3.0	3.0	2109	$3,395	$1.61	15d	1	1.33mi
1222 Oakwater Dr Royal Palm Beach, FL	3.0	3.0	2109	$3,395	$1.61	26d	1	1.33mi
2830 Bellarosa Cir West Palm Beach, FL	3.0	2.5	2046	$3,300	$1.61	26d	1	1.34mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	26d	1	1.35mi
111 Weybridge Cir Royal Palm Beach, FL	3.0	2.5	1710	$3,100	$1.81	6d	1	1.38mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	26d	1	1.42mi

HOA detail

• Monthly dues: $222 · $2,664/yr
• Likely covers: cablelandscapingpool

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   listed $474,999 Active

ⓘ 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: $3,511 · $293/mo
• Projected year-2 tax: $3,942 · $329/mo
• Expected delta: +$431/yr (+$36/mo · 12.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,830
• − Mortgage interest: −$26,607
• − Property taxes: −$3,511
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,266
• − Management: −$3,266
• − HOA: −$2,664
• − Depreciation: −$13,818
• Taxable loss: −$14,679
• Est. tax savings @ 24.0%: +$3,523
• After-tax cash flow: $-2,663/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

2 events — show timeline

• 2026-05-13 Pending — Beaches MLS
• 2026-05-11 Listed $474,999 Beaches MLS

Property tax history

+1.4%/yr

Latest (2025): $3,511 · +3.4% YoY. Source: county tax records.