850 Hill Dr Unit D · Pine Air, FL 33415

$300,000

2 bd · 2.5 ba · 1,044 sqft · Townhouse public records · 44 Days on market

Built 1985 $91/mo HOA · 4% 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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely renovated townhome for immediate move in. Kitchen and bathrooms have been renovated to 2019 standards. Freshly painted interior. Upgraded laminate flooring throughout for easy maintenance. Hurry, this is priced to sell. .. establish your homestead before the end of the year!

Key facts

• Private open patio
• Renovated kitchen
• Garden views

Tags

• RENOVATED KITCHEN
• PRIVATE OPEN PATIO
• GARDEN VIEWS
• CENTRAL AIR CONDITIONING
• IN UNIT LAUNDRY HOOKUPS
• ASSIGNED PARKING

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: HOA with quarterly fee (listed monthly amount reported); Association amenities include jogging path and parking; HOA covers grounds maintenance and common areas

Exterior

• Parking: Assigned parking (2 spaces total); No carport
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water and sewer available
• Home design: Townhouse; Multi-level / split design; Two levels; North-facing; Resale property
• Construction: Frame construction; Composition / shingle roof; Built as part of a 2-story building
• Exterior features: Open patio; Patio; Fenced backyard; Sidewalks; Paved road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms reported
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Stacked bedroom layout; Closet cabinetry; Satellite dish; Unfurnished
• Laundry & utility: Washer hookup; Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $13 ($155/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (18.0% below list).
• Recommended offer: $246k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#270 in FL, #4,410 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A; Watch: employment 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: Melaleuca Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 537 students, 72% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-17 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 (-1.6%/yr); 313 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $2,459/mo this rent would consume 48% of the median local household income ($61k/yr) (locally 2254% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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; list at $300k implies a 88% gain — meaningful room to come down on a strong offer.

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 $245,865 (18.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.2

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-55,049
• Equity at exit: $44,731

10-year hold

• IRR: -19.1%
• Equity multiple: 0.11×
• Total profit: $-74,934
• Equity at exit: $25,939

Cash invested: $84,000 (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 33415

• Rents YoY: -1.6%
• Active inventory: 313
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,459 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$125
• HOA: −$91
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $13

Break-even live

Break-even rent $2,442

Max offer price $300,000

Occupancy floor 94%

Sensitivity live

Price	-10% $183	-5% $98	+0% $13	+5% $-72	+10% $-157
Rent	-10% $-181	-5% $-84	+0% $13	+5% $110	+10% $207
Rate	-1.0pp $164	-0.5pp $89	base $13	+0.5pp $-65	+1.0pp $-144

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 Summit Trail Cir Unit D West Palm Beach, FL	3.0	2.0	1332	$3,100	$2.33	15d	1	0.28mi
1051 Summit Place Cir Unit D West Palm Beach, FL	3.0	2.0	1332	$2,600	$1.95	25d	1	0.39mi
5360 Kim Ct West Palm Beach, FL	3.0	2.0	1407	$3,100	$2.20	25d	1	0.61mi
1364 Climbing Rose Ln West Palm Beach, FL	3.0	2.0	1492	$2,700	$1.81	25d	1	0.63mi
5937 Forest Hill Blvd #204 West Palm Beach, FL	2.0	2.0	1026	$1,900	$1.85	25d	1	1.11mi
2004 Maplewood Dr Unit 2004 Greenacres, FL	2.0	2.0	1220	$2,500	$2.05	2d	1	1.22mi
2004 Maplewood Dr Unit 2004 Greenacres, FL	2.0	2.0	1220	$2,500	$2.05	25d	1	1.22mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	25d	2	1.24mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	25d	1	1.24mi
1944 Baythorne Rd West Palm Beach, FL	3.0	2.0	1134	$2,750	$2.43	14d	1	1.26mi
2167 Laura Ln Unit A West Palm Beach, FL	3.0	1.0	951	$2,125	$2.23	15d	1	1.26mi
2185 E Carrol Cir West Palm Beach, FL	3.0	2.0	1296	$2,800	$2.16	14d	1	1.30mi
2306 Maplewood Dr Greenacres, FL	2.0	2.0	1127	$2,450	$2.17	25d	1	1.32mi
1070 Parkside Green Dr Unit A Greenacres, FL	3.0	2.0	1375	$3,000	$2.18	16d	1	1.35mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	25d	1	1.40mi
4591 Purdy Ln Unit 2 West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	25d	1	1.40mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	25d	1	1.40mi
1120 Parkside Green Dr Unit C Greenacres, FL	3.0	2.0	1212	$2,800	$2.31	25d	1	1.40mi
5894 Longbow Ln #6 West Palm Beach, FL	2.0	2.0	957	$2,000	$2.09	14d	1	1.40mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	25d	1	1.41mi
5925 Longbow Ln #4 West Palm Beach, FL	3.0	2.0	1241	$2,400	$1.93	25d	1	1.43mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	8d	1	1.43mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	21d	1	1.43mi
2148 Sherwood Forest Blvd #4 West Palm Beach, FL	2.0	1.5	986	$2,200	$2.23	8d	1	1.48mi

HOA detail

• Monthly dues: $91 · $1,092/yr

Listing history 29 events

1. 2026-06-21
   statusdays on market $300,000 Pending 44 DOM
2. 2026-06-18
   days on market $300,000 Active 43 DOM
3. 2026-06-17
   days on market $300,000 Active 42 DOM
4. 2026-06-16
   days on market $300,000 Active 41 DOM
5. 2026-06-15
   days on market $300,000 Active 40 DOM
6. 2026-06-13
   days on market $300,000 Active 38 DOM
7. 2026-06-09
   days on market $300,000 Active 34 DOM
8. 2026-06-08
   days on market $300,000 Active 33 DOM
9. 2026-06-07
   days on market $300,000 Active 32 DOM
10. 2026-06-04
    days on market $300,000 Active 29 DOM
11. 2026-06-03
    days on market $300,000 Active 28 DOM
12. 2026-06-02
    days on market $300,000 Active 27 DOM
13. 2026-06-01
    days on market $300,000 Active 26 DOM
14. 2026-05-31
    days on market $300,000 Active 25 DOM
15. 2026-05-07
    status Active
16. 2026-04-29
    historical
17. 2026-04-27
    listed $300,000 Active
18. 2021-09-05
    status Pending
19. 2021-09-05
    historical
20. 2021-08-24
    listed $235,000 Active
21. 2019-12-13
    soldstatus $160,000
22. 2019-12-11
    soldstatus $160,000 Closed 282-char remark

    Show marketing remark (282 chars)

    Nicely renovated townhome for immediate move in. Kitchen and bathrooms have been renovated to 2019 standards. Freshly painted interior. Upgraded laminate flooring throughout for easy maintenance. Hurry, this is priced to sell. .. establish your homestead before the end of the year!

23. 2019-11-05
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Nicely renovated townhome for immediate move in. Kitchen and bathrooms have been renovated to 2019 standards. Freshly painted interior. Upgraded laminate flooring throughout for easy maintenance. Hurry, this is priced to sell. .. establish your homestead before the end of the year!

24. 2019-10-31
    status Active 282-char remark

    Show marketing remark (282 chars)

    Nicely renovated townhome for immediate move in. Kitchen and bathrooms have been renovated to 2019 standards. Freshly painted interior. Upgraded laminate flooring throughout for easy maintenance. Hurry, this is priced to sell. .. establish your homestead before the end of the year!

25. 2019-10-26
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Nicely renovated townhome for immediate move in. Kitchen and bathrooms have been renovated to 2019 standards. Freshly painted interior. Upgraded laminate flooring throughout for easy maintenance. Hurry, this is priced to sell. .. establish your homestead before the end of the year!

26. 2019-10-22
    listed $159,900 Active 282-char remark

    Show marketing remark (282 chars)

    Nicely renovated townhome for immediate move in. Kitchen and bathrooms have been renovated to 2019 standards. Freshly painted interior. Upgraded laminate flooring throughout for easy maintenance. Hurry, this is priced to sell. .. establish your homestead before the end of the year!

27. 2019-08-08
    soldstatus $80,000
28. 2000-07-20
    soldstatus $48,400
29. 1984-05-01
    soldstatus $44,000

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$807/yr (+$67/mo · 48.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,504
• − Mortgage interest: −$16,805
• − Property taxes: −$1,683
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$1,092
• − Depreciation: −$8,727
• Taxable loss: −$5,023
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $1,360/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 — Pine Air

• Score: 74/100
• State rank: #270
• US rank: #4410

Category grades

Amenities F Commute F Cost of living A- Crime A+ 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
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,581
• Household income: $61,274
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2254.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 21% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Cuban 14% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 49% French/Haitian/Cajun 8% 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: ▼ -400.29%
• Current HPI: 413.9695
• Rent YoY: ▼ -1.64%
• 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

+581.8% since first listed

15 events — show timeline

• 2026-05-07 Relisted — Beaches MLS
• 2026-04-29 Listing Removed — Beaches MLS
• 2026-04-27 Listed $300,000 Beaches MLS
• 2021-09-05 Pending — Beaches MLS
• 2021-09-05 Listing Removed — Beaches MLS
• 2021-08-24 Listed $235,000 Beaches MLS
• 2019-12-13 Sold (Public Records) $160,000 Public Records
• 2019-12-11 Sold (MLS) $160,000 Beaches MLS
• 2019-11-05 Pending — Beaches MLS
• 2019-10-31 Relisted — Beaches MLS
• 2019-10-26 Pending — Beaches MLS
• 2019-10-22 Listed $159,900 Beaches MLS
• 2019-08-08 Sold (Public Records) $80,000 Public Records
• 2000-07-20 Sold (Public Records) $48,400 Public Records
• 1984-05-01 Sold (Public Records) $44,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,683 · +3.6% YoY. Source: county tax records.