1030 Us Highway 1 #413 · North Palm Beach, FL 33408

$300,000

2 bd · 2.0 ba · 1,374 sqft · Condo public records · 160 Days on market

Built 1981 $1133/mo HOA · 29% 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 +10.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOP FLOOR VAULTED CEILINGS;GREAT VIEW OF THE INTRACOASTAL!; SHOW= CALL SANDY C#308-6983 OR KEN 329-6320 COVERED PARKING;POOL;CLB.HS;GOLF & TENNIS AT NPBCC

Key facts

• New stove
• Community pool
• New fridge

Tags

• LARGE SCREENED BALCONY
• FULL-SIZE WASHER AND DRYER
• LARGE KITCHEN WITH ISLAND
• NEW FRIDGE
• NEW STOVE
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Community contains 108 units; Pets allowed with restrictions (breed, number, size limits possible)
• HOA & community: Association with monthly fee (includes cable TV, insurance, grounds maintenance, sewer, trash, water, common areas, common real estate tax, elevator, recreation facility); Amenities include clubhouse, elevators, on-site management/manager, pool, storage, trash chute, bike storage, sidewalks

Exterior

• Parking: Assigned covered parking; Carport (1 space); 2 open parking spaces; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Resale property; Faces south; Building has 4 stories; Building name: 1030
• Construction: Built with CBS construction; Spanish tile roof; Building area approx. 1,568 (public records)
• Exterior features: Patio; Waterfront with ocean access and intracoastal; fixed bridge

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: High ceilings; Kitchen island; Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.3% below list).
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#184 in FL, #2,894 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Teen Parent Program - Pk (19 students, 0% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL).
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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; 404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $3,864/mo this rent would consume 50% of the median local household income ($92k/yr) (locally 835% 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 160 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; list at $300k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,000 (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 160 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. 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?
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: 1.29% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.19×
• Total profit: $-68,275
• Equity at exit: $44,731

10-year hold

• IRR: -42.5%
• Equity multiple: -0.30×
• Total profit: $-109,508
• 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 33408

• Rents YoY: 0.3%
• Active inventory: 404
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,864 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$380 /mo · $4,558/yr
• Insurance: −$125
• HOA: −$1,133
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $-158

Break-even live

Break-even rent $4,065

Max offer price $272,022

Occupancy floor 99%

Sensitivity live

Price	-10% $11	-5% $-73	+0% $-158	+5% $-243	+10% $-328
Rent	-10% $-464	-5% $-311	+0% $-158	+5% $-6	+10% $147
Rate	-1.0pp $-7	-0.5pp $-82	base $-158	+0.5pp $-236	+1.0pp $-315

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	26d	1	0.15mi
29 Yacht Club Dr #306 North Palm Beach, FL	2.0	2.0	1200	$3,000	$2.50	4d	1	0.16mi
123 Lakeshore Dr #445 North Palm Beach, FL	2.0	2.0	1715	$3,950	$2.30	26d	1	0.23mi
124 Lakeshore Dr #4280 North Palm Beach, FL	2.0	2.0	1422	$3,750	$2.64	22d	1	0.28mi
126 Lakeshore Dr Unit 927 North Palm Beach, FL	2.0	2.0	1422	$3,250	$2.29	26d	1	0.29mi
52 Yacht Club Dr #308 North Palm Beach, FL	2.0	2.0	1130	$3,800	$3.36	13d	1	0.29mi
52 Yacht Club Dr North Palm Beach, FL	2.0	2.0	1130	$3,375	$2.99	18d	2	0.29mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$3,900	$2.56	9d	1	0.31mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$4,000	$2.63	26d	1	0.31mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$3,900	$2.56	12d	1	0.31mi
60 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1423	$3,100	$2.18	20d	1	0.31mi
134 Lakeshore Dr Unit T13 North Palm Beach, FL	2.0	2.0	1244	$3,250	$2.61	26d	1	0.32mi
132 Lakeshore Dr #1118 North Palm Beach, FL	3.0	2.5	1498	$6,450	$4.31	26d	1	0.34mi
136 Lakeshore Dr North Palm Beach, FL	2.0	2.0	1244	$4,000	$3.22	5d	1	0.34mi
130 Lakeshore Dr #923 North Palm Beach, FL	2.0	2.0	1244	$3,300	$2.65	26d	1	0.34mi
370 Golfview Rd North Palm Beach, FL	2.0	2.0	1724	$3,775	$2.19	3d	2	0.43mi
382 Golfview Rd Unit C North Palm Beach, FL	2.0	2.0	1513	$2,950	$1.95	26d	1	0.51mi
1 Water Club Way North Palm Beach, FL	3.0–4.0	3.0–4.0	2154	$12,500	$5.80	20d	3	0.53mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,584	$2.31	0d	55	0.75mi
1660 Twelve Oaks Way #203 North Palm Beach, FL	2.0	2.0	1492	$7,500	$5.03	21d	1	0.75mi
732 Pelican Way North Palm Beach, FL	3.0	2.0	1728	$4,950	$2.86	26d	1	0.79mi
733 Waterway Dr North Palm Beach, FL	2.0	2.0	1590	$11,500	$7.23	26d	1	0.87mi
11370 Twelve Oaks Way #614 North Palm Beach, FL	2.0	2.0	1535	$3,750	$2.44	26d	1	0.90mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	983	$3,118	$3.17	0d	9	0.90mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	26d	1	0.95mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	26d	1	0.97mi
11521 Landing Pl Unit E1 North Palm Beach, FL	2.0	2.0	1130	$7,000	$6.19	26d	1	1.00mi
160 Lost Bridge Dr Palm Beach Gardens, FL	3.0	2.0	1826	$4,500	$2.46	16d	1	1.03mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	26d	1	1.05mi
708 Westwind Dr North Palm Beach, FL	3.0	2.0	1761	$4,000	$2.27	26d	1	1.06mi
517 Gulf Rd North Palm Beach, FL	3.0	2.0	1657	$5,500	$3.32	26d	1	1.11mi
1128 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1650	$4,200	$2.55	23d	1	1.17mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	26d	1	1.21mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	26d	1	1.25mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	26d	1	1.25mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	26d	1	1.35mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	26d	1	1.37mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$5,000	$3.17	23d	1	1.40mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	26d	1	1.40mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	26d	1	1.40mi

HOA detail condo

• Monthly dues: $1,133 · $13,596/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $300,000 Active 160 DOM
2. 2026-06-18
   days on market $300,000 Active 157 DOM
3. 2026-06-17
   days on market $300,000 Active 156 DOM
4. 2026-06-16
   days on market $300,000 Active 155 DOM
5. 2026-06-15
   days on market $300,000 Active 154 DOM
6. 2026-06-13
   days on market $300,000 Active 152 DOM
7. 2026-06-09
   days on market $300,000 Active 148 DOM
8. 2026-06-07
   days on market $300,000 Active 146 DOM
9. 2026-06-04
   days on market $300,000 Active 143 DOM
10. 2026-06-03
    days on market $300,000 Active 142 DOM
11. 2026-06-01
    days on market $300,000 Active 140 DOM
12. 2026-05-31
    days on market $300,000 Active 139 DOM
13. 2026-05-05
    price $300,000
14. 2026-02-27
    price $310,000
15. 2026-01-12
    listed $320,000 Active
16. 2026-01-09
    historical
17. 2025-09-05
    price $335,000
18. 2025-08-01
    listed $349,000 Active
19. 2002-07-09
    soldstatus $159,000
20. 2002-07-03
    soldstatus $159,000 158-char remark

    Show marketing remark (158 chars)

    TOP FLOOR VAULTED CEILINGS;GREAT VIEW OF THE INTRACOASTAL!; SHOW= CALL SANDY C#308-6983 OR KEN 329-6320 COVERED PARKING;POOL;CLB.HS;GOLF & TENNIS AT NPBCC

21. 2002-04-05
    historical 158-char remark

    Show marketing remark (158 chars)

    TOP FLOOR VAULTED CEILINGS;GREAT VIEW OF THE INTRACOASTAL!; SHOW= CALL SANDY C#308-6983 OR KEN 329-6320 COVERED PARKING;POOL;CLB.HS;GOLF & TENNIS AT NPBCC

22. 2002-03-28
    listed $159,000 158-char remark

    Show marketing remark (158 chars)

    TOP FLOOR VAULTED CEILINGS;GREAT VIEW OF THE INTRACOASTAL!; SHOW= CALL SANDY C#308-6983 OR KEN 329-6320 COVERED PARKING;POOL;CLB.HS;GOLF & TENNIS AT NPBCC

23. 1987-05-01
    soldstatus $110,000

ⓘ 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: $4,558 · $380/mo
• Projected year-2 tax: $4,558 · $380/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,369
• − Mortgage interest: −$16,805
• − Property taxes: −$4,558
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,710
• − Management: −$3,710
• − HOA: −$13,596
• − Depreciation: −$8,727
• Taxable loss: −$6,235
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-404/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 — North Palm Beach

• Score: 77/100
• State rank: #184
• US rank: #2894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 18,817
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,817
• Household income: $92,216
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 835.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Guatemala
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -223.14%
• Current HPI: 365.2913
• Rent YoY: ▲ 0.27%
• 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

+172.7% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $300,000 Beaches MLS
• 2026-02-27 Price Changed $310,000 Beaches MLS
• 2026-01-12 Listed $320,000 Beaches MLS
• 2026-01-09 Listing Removed — Beaches MLS
• 2025-09-05 Price Changed $335,000 Beaches MLS
• 2025-08-01 Listed $349,000 Beaches MLS
• 2002-07-09 Sold (Public Records) $159,000 Public Records
• 2002-07-03 Sold (MLS) $159,000 Beaches MLS
• 2002-04-05 Listing Removed — Beaches MLS
• 2002-03-28 Listed $159,000 Beaches MLS
• 1987-05-01 Sold (Public Records) $110,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,558 · -11.2% YoY. Source: county tax records.