4774 Orleans Ct Unit C · Haverhill, FL 33415

$279,000

3 bd · 2.0 ba · 1,312 sqft · Townhouse public records · 178 Days on market

Built 1982 1,767 sqft lot $266/mo HOA · 9% 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).

• Cash flow +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.8/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IN THE FOREST GLEN COMMUNITY 3 BEDROOM 2 BATHROOM TOWNHOUSE . INVESTMENT FRIENDLY COMMUNITY! TILE THROUGH ENTIRE UNIT, UPGRATED KITCHEN, GRANITE COUNTERTOP AND UDGRATED BATHROOMS. SAME GREAT TENANT IN PLACE SINCE LAST 4 YEARS ! MONTHLY RENT $1,825 LEASE END 04/30/2024.

Key facts

• Tiled flooring
• Bonus room
• Lake view

Tags

• NEW AC
• TILED FLOORING
• COVERED PATIO
• BONUS ROOM
• LAKE VIEW
• RENTALS ALLOWED

Property features AI

Finance

• HOA & community: Community of 230 units; HOA fees $266 monthly; HOA covers maintenance of grounds, sewer, trash, water, and common areas; Association has no listed amenities; Pets allowed with no restrictions

Exterior

• Parking: Guest parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Villa; Single-story; Entry-level living area; Faces east; Resale condition
• Construction: Frame construction; Composition/shingle roof
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric central heating (individual unit); Central individual cooling; Ceiling fans
• Interior features: Split bedroom layout; Stacked bedroom layout; Closet cabinetry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#545 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: Hope-Centennial Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 720 students, 80% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 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); 314 active listings in the ZIP; 16 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 $3,106/mo this rent would consume 61% 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 $8k 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 178 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 7.5

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-36,903
• Equity at exit: $41,600

10-year hold

• IRR: -11.1%
• Equity multiple: 0.43×
• Total profit: $-44,332
• Equity at exit: $24,123

Cash invested: $78,120 (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: 314
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,106 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$339 /mo · $4,062/yr
• Insurance: −$116
• HOA: −$266
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $270

Break-even live

Break-even rent $2,764

Max offer price $279,000

Occupancy floor 86%

Sensitivity live

Price	-10% $428	-5% $349	+0% $270	+5% $191	+10% $112
Rent	-10% $25	-5% $147	+0% $270	+5% $393	+10% $516
Rate	-1.0pp $411	-0.5pp $341	base $270	+0.5pp $198	+1.0pp $124

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
759 Caroline Ave West Palm Beach, FL	4.0	2.0	1337	$3,000	$2.24	25d	1	0.79mi
775 Snead Cir West Palm Beach, FL	4.0	2.0	1522	$2,950	$1.94	14d	1	0.89mi
775 Snead Cir West Palm Beach, FL	4.0	2.0	1522	$3,450	$2.27	22d	1	0.89mi
663 White Water Dr West Palm Beach, FL	3.0	2.0	1400	$2,800	$2.00	25d	1	0.96mi
938 Sarazen Dr West Palm Beach, FL	3.0	2.0	1104	$2,900	$2.63	25d	1	0.98mi
5653 Coconut Rd Unit 5653 West Palm Beach, FL	3.0	3.5	1638	$3,000	$1.83	13d	1	0.98mi
287 Bella Sol Way West Palm Beach, FL	3.0	2.5	1858	$3,100	$1.67	25d	1	1.01mi
462 S Haverhill Rd West Palm Beach, FL	3.0	2.0	1540	$3,400	$2.21	18d	1	1.07mi
462 S Haverhill Rd West Palm Beach, FL	3.0	2.0	1540	$3,400	$2.21	0d	1	1.07mi
5120 El Claro S West Palm Beach, FL	4.0	2.0	1531	$3,500	$2.29	25d	1	1.11mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$4,000	$2.36	25d	1	1.16mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$3,750	$2.21	5d	1	1.16mi
817 Elm Rd West Palm Beach, FL	4.0	2.0	1546	$3,200	$2.07	25d	1	1.17mi
4855 Elmhurst Rd West Palm Beach, FL	3.0	2.0	1427	$3,600	$2.52	25d	1	1.20mi
6129 Adriatic Way Greenacres, FL	3.0	2.0	1525	$3,000	$1.97	25d	1	1.34mi
1639 Barbarie Ln West Palm Beach, FL	3.0	1.0	1100	$2,400	$2.18	25d	1	1.41mi

HOA detail

• Monthly dues: $266 · $3,192/yr

Listing history 12 events

1. 2026-06-09
   days on market $279,000 Active 178 DOM
2. 2026-06-07
   days on market $279,000 Active 176 DOM
3. 2026-06-04
   days on market $279,000 Active 173 DOM
4. 2026-06-03
   days on market $279,000 Active 172 DOM
5. 2026-06-01
   days on market $279,000 Active 170 DOM
6. 2026-05-31
   days on market $279,000 Active 169 DOM
7. 2025-12-18
   price $279,000
8. 2025-12-13
   listed $280,000 Active
9. 2023-12-04
   soldstatus $255,000
10. 2023-11-22
    soldstatus $255,000 Closed 270-char remark

    Show marketing remark (270 chars)

    IN THE FOREST GLEN COMMUNITY 3 BEDROOM 2 BATHROOM TOWNHOUSE . INVESTMENT FRIENDLY COMMUNITY! TILE THROUGH ENTIRE UNIT, UPGRATED KITCHEN, GRANITE COUNTERTOP AND UDGRATED BATHROOMS. SAME GREAT TENANT IN PLACE SINCE LAST 4 YEARS ! MONTHLY RENT $1,825 LEASE END 04/30/2024.

11. 2023-07-21
    status Pending 270-char remark

    Show marketing remark (270 chars)

    IN THE FOREST GLEN COMMUNITY 3 BEDROOM 2 BATHROOM TOWNHOUSE . INVESTMENT FRIENDLY COMMUNITY! TILE THROUGH ENTIRE UNIT, UPGRATED KITCHEN, GRANITE COUNTERTOP AND UDGRATED BATHROOMS. SAME GREAT TENANT IN PLACE SINCE LAST 4 YEARS ! MONTHLY RENT $1,825 LEASE END 04/30/2024.

12. 2023-05-30
    listed $275,000 Active 270-char remark

    Show marketing remark (270 chars)

    IN THE FOREST GLEN COMMUNITY 3 BEDROOM 2 BATHROOM TOWNHOUSE . INVESTMENT FRIENDLY COMMUNITY! TILE THROUGH ENTIRE UNIT, UPGRATED KITCHEN, GRANITE COUNTERTOP AND UDGRATED BATHROOMS. SAME GREAT TENANT IN PLACE SINCE LAST 4 YEARS ! MONTHLY RENT $1,825 LEASE END 04/30/2024.

ⓘ 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: $4,062 · $339/mo
• Projected year-2 tax: $4,062 · $339/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 23 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: $37,277
• − Mortgage interest: −$15,628
• − Property taxes: −$4,062
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − HOA: −$3,192
• − Depreciation: −$8,116
• Taxable loss: −$1,082
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $3,501/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 — Haverhill

• Score: 67/100
• State rank: #545
• US rank: #10237

Category grades

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

+1.5% since first listed

6 events — show timeline

• 2025-12-18 Price Changed $279,000 Beaches MLS
• 2025-12-13 Listed $280,000 Beaches MLS
• 2023-12-04 Sold (Public Records) $255,000 Public Records
• 2023-11-22 Sold (MLS) $255,000 Beaches MLS
• 2023-07-21 Pending — Beaches MLS
• 2023-05-30 Listed $275,000 Beaches MLS

Property tax history

+10.0%/yr

Latest (2025): $4,062 · +4.3% YoY. Source: county tax records.