720 S Sapodilla Ave #303 · West Palm Beach, FL 33401

$349,000

1 bd · 1.0 ba · 756 sqft · Condo public records · 100 Days on market

Built 2001 $511/mo HOA · 15% 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 +9.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centrally located in Downtown West Palm Beach is this 1 bedroom, 1 bath condo unit in Courtyards of City Place. This unit offers a spacious living area with a large bedroom, laundry in unit and tons of natural light. Building amenities include courtyard pool, gym, theatre room and lobby concierge. Unit comes with one assigned parking garage space. Steps away from The Kravis Center and a minute walk to the newly reimagined Rosemary Square that offers shopping, dining and entertainment. Minutes from Clematis Street, Palm Beach Island, Palm Beach Atlantic and PBI.

Key facts

• Walk to 360 rosemary
• Washer dryer
• Lowest hoa fees

Tags

• STAINLESS STEEL APPLIANCES
• NEWER A C UNIT
• WASHER DRYER
• LOWEST HOA FEES
• WALK TO 360 ROSEMARY
• WALK TO BRIGHTLINE

Property features AI

Finance

• Other: Building area listed from public records
• Financial info: Land not leased; Pets allowed with possible breed/restrictions
• HOA & community: Monthly HOA fee; Community amenities include: clubhouse, fitness center, management, parking, pool, spa/hot tub, storage, on-site manager, trash chute, bike storage, business center, lobby, street lights; HOA fee covers maintenance of grounds and structure, pest control, security, trash, common areas, elevator, and recreation facility

Exterior

• Parking: Assigned parking; 1 covered space; 1-car garage
• Security: Fire alarm; Security guard; Key card entry; Smoke detectors; Security system; Attended lobby
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer connected; Water available
• Home design: Condominium; Resale; Property faces east; Building name: The Courtyards in CityPlace; 5-story building; Entry level: main level unit
• Construction: Concrete construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (0.2% below list).
• Recommended offer: $307k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Roosevelt Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 324 students, 86% FRL); Forest Hill Community High School (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,407 students, 66% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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 rising fast (+5.2%/yr); 506 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $3,484/mo this rent would consume 62% of the median local household income ($68k/yr) (locally 2953% 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 $10k 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 100 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $218k; list at $349k implies a 60% 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 $307,282 (12.0% 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 100 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.35×
• Total profit: $-63,489
• Equity at exit: $52,037

10-year hold

• IRR: -5.6%
• Equity multiple: 0.59×
• Total profit: $-39,992
• Equity at exit: $30,175

Cash invested: $97,720 (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 33401

• Rents YoY: 5.2%
• Active inventory: 506
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,484 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$502 /mo · $6,021/yr
• Insurance: −$145
• HOA: −$511
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $-236

Break-even live

Break-even rent $3,783

Max offer price $307,282

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 S Sapodilla Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	948	$3,000	$3.16	18d	3	0.03mi
630 S Sapodilla Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	948	$3,250	$3.43	24d	2	0.03mi
720 S Sapodilla Ave #502 West Palm Beach, FL	2.0	2.0	1120	$3,750	$3.35	24d	1	0.03mi
780 S Sapodilla Ave West Palm Beach, FL	2.0	2.0	1120	$5,125	$4.58	8d	2	0.07mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1050	$3,500	$3.33	22d	2	0.12mi
651 Okeechobee Blvd Unit 651 West Palm Beach, FL	2.0	2.0	1040	$3,000	$2.88	16d	1	0.12mi
651 Okeechobee Blvd West Palm Beach, FL	1.0–2.0	1.0–2.5	887	$3,000	$3.38	14d	5	0.12mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1050	$3,375	$3.21	24d	3	0.12mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1078	$3,998	$3.71	2d	6	0.12mi
651 Okeechobee Blvd West Palm Beach, FL	2.0	2.0–2.5	1050	$4,050	$3.86	2d	5	0.12mi
616 Clearwater Park Rd Unit Lp01 West Palm Beach, FL	2.0	2.0	1112	$3,495	$3.14	24d	1	0.24mi
550 Okeechobee Blvd Unit Uph-03 West Palm Beach, FL	2.0	2.0	1120	$8,000	$7.14	24d	1	0.25mi
550 Okeechobee Blvd #1407 West Palm Beach, FL	2.0	2.0	1120	$4,250	$3.79	24d	1	0.25mi
550 Okeechobee Blvd #1605 West Palm Beach, FL	2.0	2.0	1120	$4,000	$3.57	5d	1	0.25mi
550 Okeechobee Blvd #1409 West Palm Beach, FL	2.0	2.0	1120	$10,000	$8.93	24d	1	0.25mi
550 Okeechobee Blvd #504 West Palm Beach, FL	2.0	2.0	1120	$3,700	$3.30	24d	1	0.25mi
550 Okeechobee Blvd #612 West Palm Beach, FL	1.0	1.0	755	$5,000	$6.62	24d	1	0.25mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1112	$3,348	$3.01	5d	2	0.26mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1090	$3,248	$2.98	11d	3	0.26mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1130	$3,245	$2.87	3d	3	0.26mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1090	$3,348	$3.07	14d	2	0.26mi
550 Okeechobee Blvd Unit Lph-06 West Palm Beach, FL	2.0	2.0	1120	$8,800	$7.86	24d	1	0.26mi
550 Okeechobee Blvd Unit Mph-16 West Palm Beach, FL	1.0	1.0	755	$4,800	$6.36	24d	1	0.26mi
550 Okeechobee Blvd Unit Mph-16 West Palm Beach, FL	1.0	1.0	755	$4,800	$6.36	8d	1	0.26mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.5–2.0	885	$3,495	$3.95	24d	3	0.26mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$3,600	$4.15	3d	4	0.26mi
591 Evernia St West Palm Beach, FL	2.0	1.0–2.0	943	$4,270	$4.53	3d	26	0.29mi
600 S Dixie Hwy West Palm Beach, FL	1.0–2.0	1.0–2.0	1020	$3,100	$3.04	3d	5	0.34mi
600 S Dixie Hwy West Palm Beach, FL	1.0–2.0	1.0–2.0	1020	$3,000	$2.94	4d	6	0.34mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	727	$3,414	$4.70	24d	19	0.38mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	731	$4,365	$5.97	11d	16	0.38mi
499 Evernia St West Palm Beach, FL	2.0	1.0–2.0	827	$3,198	$3.87	3d	26	0.40mi
300 S Australian Ave #328 West Palm Beach, FL	1.0	1.0	846	$4,050	$4.79	21d	1	0.40mi
300 S Australian Ave #1608 West Palm Beach, FL	2.0	2.0	1085	$6,000	$5.53	24d	1	0.40mi
333 Fern St West Palm Beach, FL	2.0	1.0–2.0	1121	$3,974	$3.54	3d	1	0.40mi
701 S Olive Ave West Palm Beach, FL	1.0–2.0	1.5–2.5	1228	$3,300	$2.69	14d	11	0.41mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$2,495	$2.06	24d	4	0.41mi
801 S Olive Ave #433 West Palm Beach, FL	1.0	2.0	1071	$10,000	$9.34	24d	1	0.43mi
801 S Olive Ave #207 West Palm Beach, FL	1.0	1.5	1071	$3,350	$3.13	14d	1	0.43mi
801 S Olive Ave #425 West Palm Beach, FL	1.0	1.5	929	$3,750	$4.04	14d	1	0.43mi

HOA detail condo

• Monthly dues: $511 · $6,132/yr
• Likely covers: poolgymdoormanparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $349,000 Active 100 DOM
2. 2026-06-17
   days on market $349,000 Active 99 DOM
3. 2026-06-16
   days on market $349,000 Active 98 DOM
4. 2026-06-15
   days on market $349,000 Active 97 DOM
5. 2026-06-13
   days on market $349,000 Active 95 DOM
6. 2026-06-09
   days on market $349,000 Active 91 DOM
7. 2026-06-08
   days on market $349,000 Active 90 DOM
8. 2026-06-07
   days on market $349,000 Active 89 DOM
9. 2026-06-04
   days on market $349,000 Active 86 DOM
10. 2026-06-03
    days on market $349,000 Active 85 DOM
11. 2026-06-02
    days on market $349,000 Active 84 DOM
12. 2026-06-01
    days on market $349,000 Active 83 DOM
13. 2026-06-01
    remarks 584-char remark
14. 2026-06-01
    listed $349,000 Active 82 DOM

ⓘ 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: $6,021 · $502/mo
• Projected year-2 tax: $6,021 · $502/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 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: $41,805
• − Mortgage interest: −$19,549
• − Property taxes: −$6,021
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,344
• − Management: −$3,344
• − HOA: −$6,132
• − Depreciation: −$10,153
• Taxable loss: −$8,483
• Est. tax savings @ 24.0%: +$2,036
• After-tax cash flow: $-798/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: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

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 0.68)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• 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

+45.4% since first listed

17 events — show timeline

• 2026-05-31 Relisted — Beaches MLS
• 2026-04-16 Listing Removed — Beaches MLS
• 2026-02-28 Relisted — Beaches MLS
• 2026-02-23 Contingent — Beaches MLS
• 2026-01-24 Price Changed $349,000 Beaches MLS
• 2026-01-24 Listed $340,000 Beaches MLS
• 2025-10-11 Listing Removed — Beaches MLS
• 2025-07-27 Rental Removed $2,150 RMLSFL
• 2025-06-19 Listed for Rent $2,150 RMLSFL
• 2025-06-18 Listed $315,000 Beaches MLS
• 2021-10-12 Sold (Public Records) $218,000 Public Records
• 2021-10-04 Sold (MLS) $218,000 Beaches MLS
• 2021-09-23 Contingent — Beaches MLS
• 2021-09-20 Listed $210,000 Beaches MLS
• 2011-05-04 Listing Removed — Beaches MLS
• 2011-04-19 Listed $98,000 Beaches MLS
• 2005-06-10 Sold (Public Records) $240,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $6,021 · +0.1% YoY. Source: county tax records.