178 Ramblewood Cir · Royal Palm Beach, FL 33411

$259,000

2 bd · 2.0 ba · 1,295 sqft · SingleFamily · 66 Days on market

Built 1982 Good condition 2,195 sqft lot $633/mo HOA · 27% of rent ↓ 17% since listing

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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 +5.5/30.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• DSCR +0.0/10.0

Listing remarks

Charming 2-bedroom, 2-bathroom home located in a well-maintained 55 and better community with lush landscaping and tranquil surroundings. The kitchen features granite countertops, and the home offers a dedicated laundry room plus a versatile bonus room that can be used as an office, hobby room, or additional living space. Wood laminate and tile flooring are found throughout. Bring your vision and personal touches to unlock this home's full potential. HOA includes roof maintenance, building insurance, exterior paint, lawn maintenance, cable TV, and access to the community pool. Cats OK, no dogs. Two-year rental restriction applies. Property being sold As Is.

Key facts

• Versatile room
• Community pool
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• DEDICATED LAUNDRY ROOM
• VERSATILE ROOM
• COMMUNITY POOL

Property features AI

Finance

• Other: Pets allowed (cats OK; pet restrictions possible); Located in a senior community
• HOA & community: Homeowners association with quarterly fees; HOA amenities include pool, management, and manager on site; Association fees include cable TV, insurance, grounds maintenance, and common area maintenance

Exterior

• Parking: Attached garage (1 space) plus driveway for additional parking (total 2 parking spaces); Covered parking available
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa (single-story); West-facing entry; Resale condition
• Construction: CBS construction; Composition/shingle roof; Built as a one-story villa
• Exterior features: No waterfront; Community pool (association amenity); Managed community with on-site manager

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Walk-in closets; Skylights
• Laundry & utility: Laundry closet with washer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (8.7% below list).
• Recommended offer: $179k (31.0% below list) — sets the bar for cash-flow.

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: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% 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 54% FRL track the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,755 (31.0% 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 66 days. Have you received any prior offers? Is the seller open to a 31% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.18%
• DSCR: 0.59
• GRM: 9.1

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: 17.1%
• Equity multiple: 2.39×
• Total profit: $101,154
• Equity at exit: $233,328

10-year hold

• IRR: 15.7%
• Equity multiple: 5.37×
• Total profit: $317,205
• Equity at exit: $503,180

Cash invested: $72,520 (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: 574
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$633
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-555

Break-even live

Break-even rent $3,067

Max offer price $178,755

Occupancy floor —

Sensitivity live

Price	-10% $-376	-5% $-465	+0% $-555	+5% $-644	+10% $-734
Rent	-10% $-741	-5% $-648	+0% $-555	+5% $-461	+10% $-368
Rate	-1.0pp $-424	-0.5pp $-489	base $-555	+0.5pp $-622	+1.0pp $-690

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	17d	2	0.12mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	0.12mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	0.14mi
100 Sparrow Dr #2 Royal Palm Beach, FL	3.0	2.0	1824	$2,725	$1.49	19d	1	0.18mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	12d	1	0.20mi
100 Sparrow Dr #14 Royal Palm Beach, FL	3.0	2.0	1737	$2,725	$1.57	25d	1	0.25mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	25d	1	0.28mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	15d	1	0.29mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$1,850	$1.68	15d	3	0.43mi
113 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1798	$3,500	$1.95	12d	1	0.45mi
110 Weybridge Cir Unit A Royal Palm Beach, FL	2.0	2.5	1470	$2,350	$1.60	22d	1	0.51mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	25d	1	0.52mi
876 Gardenia Dr Royal Palm Beach, FL	2.0	2.0	1502	$3,500	$2.33	25d	1	0.54mi
111 Weybridge Cir Royal Palm Beach, FL	3.0	2.5	1710	$3,100	$1.81	5d	1	0.54mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	25d	1	0.60mi
830 Royal Palm Beach Blvd Royal Palm Beach, FL	3.0	2.0	1369	$2,686	$1.96	0d	1	0.66mi
202 Lakeside Landing Dr Royal Palm Beach, FL	3.0	2.5	1532	$3,200	$2.09	4d	1	0.68mi
849 Camellia Dr Royal Palm Beach, FL	3.0	2.0	1599	$3,400	$2.13	25d	1	0.73mi
133 Black Olive Cres Royal Palm Beach, FL	3.0	2.0	1752	$4,500	$2.57	25d	1	0.76mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	25d	1	0.76mi
180 Seminole Lakes Dr Royal Palm Beach, FL	3.0	2.0	1856	$3,500	$1.89	25d	1	0.76mi
1601 Lakeview Dr W Unit 1601 Royal Palm Beach, FL	3.0	2.5	1296	$2,375	$1.83	22d	1	0.80mi
213 River Bluff Ln Royal Palm Beach, FL	3.0	2.5	1579	$2,800	$1.77	25d	1	0.80mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	25d	1	0.81mi
11823 Dahlia Dr Royal Palm Beach, FL	3.0	2.0	1385	$2,331	$1.68	0d	1	0.82mi
1407 Lakeview Dr E Royal Palm Beach, FL	2.0	2.0	1165	$2,300	$1.97	8d	1	0.85mi
274 River Bluff Ln Royal Palm Beach, FL	3.0	2.5	1579	$3,000	$1.90	25d	1	0.89mi
202 Sparrow Dr #1 Royal Palm Beach, FL	3.0	2.0	1020	$2,400	$2.35	25d	1	0.91mi
220 Crestwood Cir #106 Royal Palm Beach, FL	3.0	2.0	1520	$2,650	$1.74	25d	1	0.93mi
112 Wakulla Springs Way #112 Royal Palm Beach, FL	2.0	2.5	1623	$4,000	$2.46	25d	1	0.93mi
460 Rainbow Springs Ter Royal Palm Beach, FL	3.0	2.5	1579	$2,950	$1.87	25d	1	0.93mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	21d	1	0.96mi
280 Crestwood Cir #204 Royal Palm Beach, FL	2.0	2.0	1024	$2,150	$2.10	15d	1	0.96mi
180 Heatherwood Dr Royal Palm Beach, FL	3.0	2.0	1462	$2,710	$1.85	6d	1	1.03mi
10863 Dalmany Way Royal Palm Beach, FL	3.0	2.0	1232	$3,500	$2.84	25d	1	1.04mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	18d	1	1.04mi
1803 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,000	$1.67	19d	1	1.05mi
1605 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,100	$1.75	13d	1	1.06mi
905 Palm Beach Trace Dr Royal Palm Beach, FL	1.0	2.0	1201	$1,700	$1.42	25d	1	1.07mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	4d	1	1.09mi

HOA detail

• Monthly dues: $633 · $7,596/yr
• Likely covers: cablelandscapingroofinsurancepool

Listing history 22 events

1. 2026-06-18
   days on market $259,000 Active 66 DOM
2. 2026-06-17
   remarks 665-char remark
3. 2026-06-17
   days on market $259,000 Active 65 DOM
4. 2026-06-16
   days on market $259,000 Active 64 DOM
5. 2026-06-15
   days on market $259,000 Active 63 DOM
6. 2026-06-13
   pricedays on market $259,000 Active 61 DOM
7. 2026-06-09
   days on market $269,000 Active 57 DOM
8. 2026-06-08
   days on market $269,000 Active 56 DOM
9. 2026-06-07
   days on market $269,000 Active 55 DOM
10. 2026-06-04
    days on market $269,000 Active 52 DOM
11. 2026-06-03
    days on market $269,000 Active 51 DOM
12. 2026-06-02
    days on market $269,000 Active 50 DOM
13. 2026-06-01
    days on market $269,000 Active 49 DOM
14. 2026-05-31
    days on market $269,000 Active 48 DOM
15. 2026-05-22
    status Active
16. 2026-05-16
    historical Active Under Contract
17. 2026-04-30
    price $269,000
18. 2026-04-09
    listed $285,000 Active
19. 2025-07-30
    historical
20. 2025-06-09
    price $285,000
21. 2025-05-07
    price $308,900
22. 2025-04-10
    listed $325,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 27 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: $28,380
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$7,596
• − Depreciation: −$7,535
• Taxable loss: −$10,980
• Est. tax savings @ 24.0%: +$2,635
• After-tax cash flow: $-4,020/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom home in a well-maintained community is in good condition with minimal repairs needed. Upgrades to the interior walls, countertops, flooring, and appliances can significantly increase its value for resale or rental.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home feel new and improve curb appeal
• Resale Replace countertops — Granite countertops are durable and add value
• Resale Install new flooring — New flooring can enhance the home's appearance and increase its value
• Resale Upgrade kitchen appliances — Modern appliances can make the kitchen more functional and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home feel new and improve curb appeal ↑
• Resale Replace countertops — Granite countertops are durable and add value ↑
• Resale Install new flooring — New flooring can enhance the home's appearance and increase its value ↑
• Resale Upgrade kitchen appliances — Modern appliances can make the kitchen more functional and appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-17.2% since first listed

8 events — show timeline

• 2026-05-22 Relisted — Beaches MLS
• 2026-05-16 Contingent — Beaches MLS
• 2026-04-30 Price Changed $269,000 Beaches MLS
• 2026-04-09 Listed $285,000 Beaches MLS
• 2025-07-30 Listing Removed — Beaches MLS
• 2025-06-09 Price Changed $285,000 Beaches MLS
• 2025-05-07 Price Changed $308,900 Beaches MLS
• 2025-04-10 Listed $325,000 Beaches MLS