1605 S Us Highway 1 Unit D105 · Jupiter, FL 33477

$280,000

1 bd · 1.5 ba · 860 sqft · Condo public records · 135 Days on market

Built 1982 $1092/mo HOA · 34% 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +6.5/10.0
• Appreciation +6.5/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Walk to the beach! (only 1 block away) Hard to find first floor condo overlooking waterway & east exposure in the desirable Searise section of Jupiter Ocean Racquet Club. Neat and tidy, offered furnished.

Key facts

• $1,092 HOA
• Community pool
• Built 1982

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• HOA & community: Monthly HOA with pool and on-site manager

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; Resale; Faces east; 4-story building; Entry level living area
• Construction: CBS construction
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Humidity control
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (26.9% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $205k (26.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#415 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Beacon Cove Intermediate School (math 84% / reading 86%, grade A+, #35 of 2,144 statewide, top 2%, 641 students, 19% FRL); Jupiter Middle School (math 62% / reading 63%, grade B+, #116 of 571 statewide, top 21%, 1,384 students, 38% FRL); Jupiter High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 3,087 students, 28% FRL) — zoned schools average 28% FRL vs 52% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 69% at this address vs 50% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+10.3%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.9% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $42k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $204k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 34% of rent.
• Climate carrying-cost: major flood risk; 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 $204,815 (26.9% 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 135 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.15% ✓
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.93% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.30×
• Total profit: $23,234
• Equity at exit: $124,772

10-year hold

• IRR: 11.7%
• Equity multiple: 2.97×
• Total profit: $154,643
• Equity at exit: $191,416

Cash invested: $78,400 (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 33477

• Home prices YoY: 0.8%
• Rents YoY: 10.3%
• Active inventory: 338
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,215 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$222 /mo · $2,663/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,092
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-426

Break-even live

Break-even rent $3,754

Max offer price $204,815

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-346	+0% $-426	+5% $-505	+10% $-584
Rent	-10% $-680	-5% $-553	+0% $-426	+5% $-299	+10% $-172
Rate	-1.0pp $-285	-0.5pp $-354	base $-426	+0.5pp $-498	+1.0pp $-572

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 S US Highway 1 Unit E103 Jupiter, FL	1.0	1.5	860	$5,500	$6.40	26d	1	0.02mi
1605 S US Highway 1 Unit A303 Jupiter, FL	1.0	1.5	860	$2,750	$3.20	26d	1	0.02mi
1605 S US Highway 1 Unit A203 Jupiter, FL	1.0	1.5	860	$4,800	$5.58	26d	1	0.02mi
1605 S US Highway 1 Unit F203 Jupiter, FL	1.0	1.5	860	$5,000	$5.81	26d	1	0.02mi
1605 S US Highway 1 Unit B205 Jupiter, FL	1.0	1.5	860	$1,900	$2.21	26d	1	0.02mi
1605 S US Highway 1 Unit 7A Jupiter, FL	1.0	1.0	740	$2,600	$3.51	16d	1	0.16mi
1605 S US Highway 1 Unit 10C Jupiter, FL	1.0	1.0	740	$2,950	$3.99	26d	1	0.16mi
1605 S US Highway 1 Unit 1A Jupiter, FL	1.0	1.0	740	$2,100	$2.84	26d	1	0.16mi
1605 S US Highway 1 Unit 111M2 Jupiter, FL	1.0	1.0	713	$4,000	$5.61	26d	1	0.19mi
1605 S US Highway 1 Unit 201M2 Jupiter, FL	2.0	2.0	1026	$2,100	$2.05	23d	1	0.19mi
1605 U.S. 1 Unit 104 Jupiter, FL	1.0	1.5	860	$3,000	$3.49	26d	1	0.20mi
1605 U.S. 1 Unit M2-214 Jupiter, FL	2.0	2.0	1026	$2,200	$2.14	0d	1	0.21mi
1605 S Us Highway 1 Unit V2-204 Jupiter, FL	1.0	1.5	704	$1,900	$2.70	16d	1	0.25mi
1605 S US Highway 1 Unit 205V6 Jupiter, FL	1.0	1.5	704	$2,100	$2.98	26d	1	0.25mi
1605 U.S. 1 Unit V2-201 Jupiter, FL	1.0	1.5	935	$2,000	$2.14	26d	1	0.25mi
1801 S US Highway 1 Unit 5B Jupiter, FL	2.0	2.0	1100	$2,850	$2.59	26d	1	0.34mi
1801 S US Highway 1 Unit 6C Jupiter, FL	2.0	2.0	1100	$2,250	$2.05	22d	1	0.34mi
1801 S US Highway 1 Unit 1A Jupiter, FL	2.0	2.0	1100	$6,500	$5.91	19d	1	0.34mi
1801 S US Highway 1 Unit 13A Jupiter, FL	2.0	2.0	1100	$2,250	$2.05	3d	1	0.34mi
1801 S US Highway 1 Unit 17C Jupiter, FL	2.0	2.0	1100	$7,000	$6.36	26d	1	0.34mi
1605 S US Highway 1 Unit V6-205 Jupiter, FL	1.0	1.5	935	$4,300	$4.60	26d	1	0.39mi
1605 S US Highway 1 Unit Sl5a Jupiter, FL	1.0	1.0	740	$2,500	$3.38	9d	1	0.39mi
1605 S US Highway 1 Unit Sl5a Jupiter, FL	1.0	1.0	740	$2,500	$3.38	26d	1	0.39mi
1605 S US Highway 1 Unit V4-206 Jupiter, FL	1.0	1.5	704	$2,200	$3.12	26d	1	0.39mi
1605 S US Highway 1 Unit M2-215 Jupiter, FL	2.0	2.0	1026	$2,175	$2.12	26d	1	0.39mi
1044 S Us Hwy 1 Jupiter, FL	2.0–3.0	2.0	1241	$3,305	$2.66	4d	5	0.44mi
717 S US Highway 1 #712 Jupiter, FL	2.0	2.0	1000	$2,600	$2.60	20d	1	0.60mi
717 S US Highway 1 #118 Jupiter, FL	2.0	2.0	1000	$5,500	$5.50	26d	1	0.60mi
717 S US Highway 1 #505 Jupiter, FL	2.0	2.0	1000	$2,500	$2.50	23d	1	0.60mi
717 S US Highway 1 #505 Jupiter, FL	2.0	2.0	1000	$2,500	$2.50	16d	1	0.60mi
717 S US Highway 1 #211 Jupiter, FL	2.0	2.0	1000	$5,400	$5.40	26d	1	0.60mi
275 Palm Ave Jupiter, FL	1.0–2.0	1.5–2.0	1075	$2,200	$2.05	9d	6	0.77mi
275 Palm Ave Jupiter, FL	1.0–2.0	1.5–2.0	1075	$2,500	$2.33	6d	6	0.77mi
275 Palm Ave Jupiter, FL	1.0–2.0	1.5–2.0	1075	$2,400	$2.23	4d	6	0.77mi
353 S US Highway 1 Unit C202 Jupiter, FL	2.0	2.0	1056	$8,000	$7.58	26d	1	0.79mi
353 S US Highway 1 Unit A407 Jupiter, FL	2.0	2.0	1056	$7,500	$7.10	26d	1	0.79mi
353 S US Highway 1 Unit A6 Jupiter, FL	1.0	1.0	662	$2,500	$3.78	23d	1	0.79mi
353 S US Highway 1 Unit A207 Jupiter, FL	2.0	2.0	1056	$2,700	$2.56	16d	1	0.79mi
353 S US Highway 1 Unit A203 Jupiter, FL	1.0	1.5	821	$4,650	$5.66	26d	1	0.79mi
353 S US Highway 1 Unit A6 Jupiter, FL	1.0	1.0	662	$2,600	$3.93	26d	1	0.79mi

HOA detail condo

• Monthly dues: $1,092 · $13,104/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $280,000 Active 135 DOM
2. 2026-06-18
   days on market $280,000 Active 132 DOM
3. 2026-06-17
   days on market $280,000 Active 131 DOM
4. 2026-06-16
   days on market $280,000 Active 130 DOM
5. 2026-06-15
   days on market $280,000 Active 129 DOM
6. 2026-06-13
   days on market $280,000 Active 127 DOM
7. 2026-06-09
   days on market $280,000 Active 123 DOM
8. 2026-06-07
   days on market $280,000 Active 121 DOM
9. 2026-06-04
   days on market $280,000 Active 118 DOM
10. 2026-06-03
    pricedays on market $280,000 Active 117 DOM
11. 2026-06-01
    days on market $305,000 Active 116 DOM
12. 2026-05-31
    days on market $305,000 Active 115 DOM
13. 2026-04-29
    status Active
14. 2026-04-28
    historical
15. 2026-03-12
    price $305,000
16. 2026-02-04
    listed $322,000 Active
17. 2020-06-18
    soldstatus $204,000
18. 2016-01-25
    soldstatus $160,000
19. 2016-01-22
    soldstatus $160,000 Closed 211-char remark

    Show marketing remark (211 chars)

    Walk to the beach! (only 1 block away) Hard to find first floor condo overlooking waterway & east exposure in the desirable Searise section of Jupiter Ocean Racquet Club. Neat and tidy, offered furnished.

20. 2016-01-02
    historical Contingent 211-char remark

    Show marketing remark (211 chars)

    Walk to the beach! (only 1 block away) Hard to find first floor condo overlooking waterway & east exposure in the desirable Searise section of Jupiter Ocean Racquet Club. Neat and tidy, offered furnished.

21. 2015-12-12
    price $169,000 211-char remark

    Show marketing remark (211 chars)

    Walk to the beach! (only 1 block away) Hard to find first floor condo overlooking waterway & east exposure in the desirable Searise section of Jupiter Ocean Racquet Club. Neat and tidy, offered furnished.

22. 2015-12-03
    listed $177,000 Active 211-char remark

    Show marketing remark (211 chars)

    Walk to the beach! (only 1 block away) Hard to find first floor condo overlooking waterway & east exposure in the desirable Searise section of Jupiter Ocean Racquet Club. Neat and tidy, offered furnished.

23. 2010-04-19
    soldstatus $142,000
24. 2010-04-12
    soldstatus $142,000 213-char remark

    Show marketing remark (213 chars)

    Look no further! Steps to beautiful Jupiter Beach! Updated interior with some newer appliances, air conditioner!! 2 community pools! active clubhouse in season!! tennis membership available!!Being sold furnished!!

25. 2010-03-19
    historical 213-char remark

    Show marketing remark (213 chars)

    Look no further! Steps to beautiful Jupiter Beach! Updated interior with some newer appliances, air conditioner!! 2 community pools! active clubhouse in season!! tennis membership available!!Being sold furnished!!

26. 2009-11-08
    listed $150,000 213-char remark

    Show marketing remark (213 chars)

    Look no further! Steps to beautiful Jupiter Beach! Updated interior with some newer appliances, air conditioner!! 2 community pools! active clubhouse in season!! tennis membership available!!Being sold furnished!!

27. 2008-09-30
    historical
28. 2008-04-02
    listed $188,900
29. 2008-03-20
    historical
30. 2007-04-15
    listed $209,000
31. 2007-04-14
    historical
32. 2006-04-01
    listed $248,000
33. 1997-03-07
    soldstatus $73,000
34. 1995-06-02
    soldstatus $66,000

ⓘ 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: $2,663 · $222/mo
• Projected year-2 tax: $2,663 · $222/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,579
• − Mortgage interest: −$15,684
• − Property taxes: −$2,663
• − Insurance: −$2,198
• − Repairs & maintenance: −$3,086
• − Management: −$3,086
• − HOA: −$13,104
• − Depreciation: −$8,145
• Taxable loss: −$9,388
• Est. tax savings @ 24.0%: +$2,253
• After-tax cash flow: $-2,854/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 — Jupiter

• Score: 70/100
• State rank: #415
• US rank: #7386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jupiter, FL
• County: Palm Beach County · 1,438,312 people
• City population: 68,420
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 12,908
• Household income: $104,992
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 445.0

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 6% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 10% · Canada, Guatemala, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▲ 2.93%
• Current HPI: 356.212
• Rent YoY: ▲ 10.27%
• 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

+362.1% since first listed

22 events — show timeline

• 2026-04-29 Relisted — Beaches MLS
• 2026-04-28 Listing Removed — Beaches MLS
• 2026-03-12 Price Changed $305,000 Beaches MLS
• 2026-02-04 Listed $322,000 Beaches MLS
• 2020-06-18 Sold (Public Records) $204,000 Public Records
• 2016-01-25 Sold (Public Records) $160,000 Public Records
• 2016-01-22 Sold (MLS) $160,000 Beaches MLS
• 2016-01-02 Contingent — Beaches MLS
• 2015-12-12 Price Changed $169,000 Beaches MLS
• 2015-12-03 Listed $177,000 Beaches MLS
• 2010-04-19 Sold (Public Records) $142,000 Public Records
• 2010-04-12 Sold (MLS) $142,000 Beaches MLS
• 2010-03-19 Listing Removed — Beaches MLS
• 2009-11-08 Listed $150,000 Beaches MLS
• 2008-09-30 Listing Removed — Beaches MLS
• 2008-04-02 Listed $188,900 Beaches MLS
• 2008-03-20 Listing Removed — Beaches MLS
• 2007-04-15 Listed $209,000 Beaches MLS
• 2007-04-14 Listing Removed — Beaches MLS
• 2006-04-01 Listed $248,000 Beaches MLS
• 1997-03-07 Sold (Public Records) $73,000 Public Records
• 1995-06-02 Sold (Public Records) $66,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,663 · +3.4% YoY. Source: county tax records.