3490 Briar Bay Blvd #105 · West Palm Beach, FL 33411

$210,000

2 bd · 2.0 ba · 883 sqft · Condo public records · 47 Days on market

Built 2003 $401/mo HOA · 22% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful, fully renovated 2/2 with lake view. ***PLEASE USE FAR BAR AS IS CONTRACT***

Key facts

• $401 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with number limits
• HOA & community: Has association (Briar Bay Master); Monthly HOA fee; Community amenities include fitness center, park, playground, parking, pool, and tennis courts; HOA covers insurance, grounds maintenance, sewer, water, and common areas

Exterior

• Parking: Assigned parking; Guest parking; Open parking (total 1 space)
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Condominium; One to two levels; Resale condition; North-facing
• Construction: Built with stucco and CBS; Tile roof; 2 total stories
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Satellite dish; Unfurnished
• Laundry & utility: In-unit laundry (inside, in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.1% below list).
• Recommended offer: $120k (43.1% below list) — sets the bar for cash-flow.

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: Grassy Waters Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 739 students, 64% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% 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 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-19 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 flat; 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $22k of equity ($1k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $126k; list at $210k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,579 (43.1% 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 47 days. Have you received any prior offers? Is the seller open to a 43% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.86% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.54
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $78,276
• Equity at exit: $189,185

10-year hold

• IRR: 15.2%
• Equity multiple: 5.25×
• Total profit: $249,704
• Equity at exit: $407,984

Cash invested: $58,800 (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: 581
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$347 /mo · $4,166/yr
• Insurance: −$88
• HOA: −$401
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-512

Break-even live

Break-even rent $2,452

Max offer price $119,579

Occupancy floor —

Sensitivity live

Price	-10% $-393	-5% $-452	+0% $-512	+5% $-571	+10% $-631
Rent	-10% $-654	-5% $-583	+0% $-512	+5% $-441	+10% $-369
Rate	-1.0pp $-406	-0.5pp $-458	base $-512	+0.5pp $-566	+1.0pp $-622

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3490 Briar Bay Blvd West Palm Beach, FL	2.0	2.0	920	$1,800	$1.96	5d	1	0.03mi
3490 Briar Bay Blvd #104 West Palm Beach, FL	2.0	2.0	883	$1,799	$2.04	15d	1	0.03mi
3512 Briar Bay Blvd #105 West Palm Beach, FL	2.0	2.0	883	$2,000	$2.27	9d	1	0.19mi
3486 Briar Bay Blvd #101 West Palm Beach, FL	3.0	2.0	1092	$2,600	$2.38	0d	1	0.21mi
3760 N Jog Rd #204 West Palm Beach, FL	2.0	2.0	863	$1,900	$2.20	25d	1	0.22mi
3790 N Jog Rd #203 West Palm Beach, FL	2.0	2.0	863	$1,850	$2.14	9d	1	0.24mi
3810 N Jog Rd West Palm Beach, FL	2.0	2.0	904	$1,950	$2.16	9d	2	0.26mi
3504 Briar Bay Blvd #205 West Palm Beach, FL	2.0	2.0	863	$1,800	$2.09	6d	1	0.31mi
3504 Briar Bay Blvd #205 West Palm Beach, FL	2.0	2.0	863	$1,850	$2.14	25d	1	0.31mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.52mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	14d	1	0.53mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.57mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	19d	1	0.57mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	16d	1	0.57mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.57mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.57mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.57mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.59mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	25d	1	0.60mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	2d	1	0.60mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	15d	1	0.61mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.61mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	25d	1	0.61mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.61mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	16d	1	0.61mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	14d	1	0.64mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.64mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.65mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.65mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	4d	1	0.65mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	25d	1	0.67mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	9d	1	0.68mi
6516 Morgan Hill Trl #1809 West Palm Beach, FL	2.0	2.5	1086	$2,050	$1.89	4d	1	0.70mi
245 Northampton M West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	6d	1	0.71mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	9d	1	0.72mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.72mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	12d	1	0.74mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	0.75mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	13d	1	0.75mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.75mi

HOA detail condo

• Monthly dues: $401 · $4,812/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-05-07
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-03-21
   listed $210,000 Active
4. 2019-07-22
   soldstatus $126,000
5. 2019-07-18
   soldstatus $126,000 Closed 87-char remark

   Show marketing remark (87 chars)

   Beautiful, fully renovated 2/2 with lake view. ***PLEASE USE FAR BAR AS IS CONTRACT***

6. 2019-06-06
   historical Active Under Contract 87-char remark

   Show marketing remark (87 chars)

   Beautiful, fully renovated 2/2 with lake view. ***PLEASE USE FAR BAR AS IS CONTRACT***

7. 2019-05-25
   listed $126,000 Active 87-char remark

   Show marketing remark (87 chars)

   Beautiful, fully renovated 2/2 with lake view. ***PLEASE USE FAR BAR AS IS CONTRACT***

8. 2014-06-12
   soldstatus $74,000
9. 2014-06-11
   soldstatus $74,000 Closed 142-char remark

   Show marketing remark (142 chars)

   Beautiful nice apartment on 1st floor, new flooring, stainless steel appliances, upgraded bath vanity, A. C. new compressor, overlooking lake.

10. 2014-05-20
    status Pending 142-char remark

    Show marketing remark (142 chars)

    Beautiful nice apartment on 1st floor, new flooring, stainless steel appliances, upgraded bath vanity, A. C. new compressor, overlooking lake.

11. 2014-05-12
    listed $77,500 Active 142-char remark

    Show marketing remark (142 chars)

    Beautiful nice apartment on 1st floor, new flooring, stainless steel appliances, upgraded bath vanity, A. C. new compressor, overlooking lake.

12. 2013-08-06
    soldstatus $77,500
13. 2013-07-31
    soldstatus $77,500 Closed
14. 2013-07-04
    listed $88,000 Active
15. 2013-07-01
    historical
16. 2013-06-27
    price $88,000
17. 2013-06-17
    listed $79,000 New
18. 2011-10-21
    soldstatus $52,000
19. 2011-10-13
    soldstatus $52,000
20. 2010-04-09
    listed $55,000
21. 2009-09-09
    soldstatus $50,000
22. 2005-07-01
    soldstatus $168,000

ⓘ 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: $4,166 · $347/mo
• Projected year-2 tax: $4,166 · $347/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,647
• − Mortgage interest: −$11,763
• − Property taxes: −$4,166
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$4,812
• − Depreciation: −$6,109
• Taxable loss: −$9,717
• Est. tax savings @ 24.0%: +$2,332
• After-tax cash flow: $-3,810/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

• Census place: West 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

+25.0% since first listed

22 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-04-23 Contingent — Beaches MLS
• 2026-03-21 Listed $210,000 Beaches MLS
• 2019-07-22 Sold (Public Records) $126,000 Public Records
• 2019-07-18 Sold (MLS) $126,000 Beaches MLS
• 2019-06-06 Contingent — Beaches MLS
• 2019-05-25 Listed $126,000 Beaches MLS
• 2014-06-12 Sold (Public Records) $74,000 Public Records
• 2014-06-11 Sold (MLS) $74,000 Beaches MLS
• 2014-05-20 Pending — Beaches MLS
• 2014-05-12 Listed $77,500 Beaches MLS
• 2013-08-06 Sold (Public Records) $77,500 Public Records
• 2013-07-31 Sold (MLS) $77,500 Beaches MLS
• 2013-07-04 Listed $88,000 Beaches MLS
• 2013-07-01 Listing Removed — Beaches MLS
• 2013-06-27 Price Changed $88,000 Beaches MLS
• 2013-06-17 Listed $79,000 Beaches MLS
• 2011-10-21 Sold (Public Records) $52,000 Public Records
• 2011-10-13 Sold (MLS) $52,000 Beaches MLS
• 2010-04-09 Listed $55,000 Beaches MLS
• 2009-09-09 Sold (Public Records) $50,000 Public Records
• 2005-07-01 Sold (Public Records) $168,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $4,166 · +1.2% YoY. Source: county tax records.