28 Yacht Club Dr #309 · North Palm Beach, FL 33408

$260,000

2 bd · 2.0 ba · 1,076 sqft · Condo public records · 116 Days on market

Built 1968 $966/mo HOA · 27% 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 +15.9/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location! Just updated with new kitchen cabinets, granite counter-tops, Stainless Steel appliances, remodeled bathrooms and floors. Ports O Call is an active 55 and over community with a pool, grill area, social room and exercise facility. Enjoy the spectacular views of the intracoastal waterway from your remodeled 2 bedroom / 2 bath condo. Watch the Boat Parade from your window. This unit features electric hurricane shutters, walk-in closets, and additional storage. Easy access to PGA and Northlake Blvd. Close to Yacht Club, Gardens Mall, Shopping and Restaurants.

Key facts

• Newer kitchen
• Wood floors
• Shaker cabinets

Tags

• INTRACOASTAL WATER VIEWS
• IMPACT WINDOWS
• NEW ROOF
• WOOD FLOORS
• NEWER KITCHEN
• SHAKER CABINETS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a pet-friendly building
• HOA & community: Has association; Monthly HOA fee (information provided); HOA amenities include boating, clubhouse, game room, jogging path, laundry, management, storage, trails, on-site manager, community room; HOA pays for cable TV, insurance, grounds maintenance, sewer, trash

Exterior

• Parking: Assigned parking; 1 open parking space
• Security: Security system
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; 5 stories total; Facing north; Resale condition; East of US-1 frontage
• Construction: Concrete/CBS construction
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central building cooling
• Interior features: Built-in features; Walk-in closet(s); Split bedroom layout; Stacked bedroom layout; Drapes
• Laundry & utility: Laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $237k (9.0% 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-.
• Market conditions: Rents flat; 400 active listings in the ZIP; 27 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).
• At $3,566/mo this rent would consume 46% 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 $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 116 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $176k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.37% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 6.1

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: -17.4%
• Equity multiple: 0.41×
• Total profit: $-43,151
• Equity at exit: $38,767

10-year hold

• IRR: -19.6%
• Equity multiple: 0.15×
• Total profit: $-61,977
• Equity at exit: $22,480

Cash invested: $72,800 (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: 400
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,566 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$255 /mo · $3,058/yr
• Insurance: −$108
• HOA: −$966
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $124

Break-even live

Break-even rent $3,408

Max offer price $260,000

Occupancy floor 92%

Sensitivity live

Price	-10% $271	-5% $198	+0% $124	+5% $51	+10% $-23
Rent	-10% $-157	-5% $-17	+0% $124	+5% $265	+10% $406
Rate	-1.0pp $255	-0.5pp $190	base $124	+0.5pp $57	+1.0pp $-12

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	25d	1	0.05mi
29 Yacht Club Dr #306 North Palm Beach, FL	2.0	2.0	1200	$3,000	$2.50	3d	1	0.06mi
52 Yacht Club Dr #308 North Palm Beach, FL	2.0	2.0	1130	$3,800	$3.36	12d	1	0.11mi
52 Yacht Club Dr North Palm Beach, FL	2.0	2.0	1130	$3,375	$2.99	17d	2	0.11mi
60 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1423	$3,100	$2.18	19d	1	0.15mi
124 Lakeshore Dr #4280 North Palm Beach, FL	2.0	2.0	1422	$3,750	$2.64	21d	1	0.26mi
126 Lakeshore Dr Unit 927 North Palm Beach, FL	2.0	2.0	1422	$3,250	$2.29	25d	1	0.26mi
132 Lakeshore Dr #1118 North Palm Beach, FL	3.0	2.5	1498	$6,450	$4.31	25d	1	0.37mi
136 Lakeshore Dr North Palm Beach, FL	2.0	2.0	1244	$4,000	$3.22	4d	1	0.37mi
130 Lakeshore Dr #923 North Palm Beach, FL	2.0	2.0	1244	$3,300	$2.65	25d	1	0.37mi
134 Lakeshore Dr Unit T13 North Palm Beach, FL	2.0	2.0	1244	$3,250	$2.61	25d	1	0.40mi
1660 Twelve Oaks Way #203 North Palm Beach, FL	2.0	2.0	1492	$7,500	$5.03	20d	1	0.84mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	25d	1	0.93mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,596	$2.32	0d	55	0.95mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	983	$3,113	$3.17	0d	9	1.03mi
11521 Landing Pl Unit E1 North Palm Beach, FL	2.0	2.0	1130	$7,000	$6.19	25d	1	1.07mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	25d	1	1.10mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	25d	1	1.17mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	25d	1	1.18mi
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	25d	1	1.18mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	25d	1	1.18mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	25d	1	1.22mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	25d	1	1.41mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	1.41mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	25d	1	1.41mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	25d	1	1.46mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	25d	1	1.48mi

HOA detail condo

• Monthly dues: $966 · $11,592/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $260,000 Active 116 DOM
2. 2026-06-17
   days on market $260,000 Active 115 DOM
3. 2026-06-16
   days on market $260,000 Active 114 DOM
4. 2026-06-15
   days on market $260,000 Active 113 DOM
5. 2026-06-13
   days on market $260,000 Active 111 DOM
6. 2026-06-09
   days on market $260,000 Active 107 DOM
7. 2026-06-07
   days on market $260,000 Active 105 DOM
8. 2026-06-04
   days on market $260,000 Active 102 DOM
9. 2026-06-03
   days on market $260,000 Active 101 DOM
10. 2026-06-02
    days on market $260,000 Active 100 DOM
11. 2026-06-01
    days on market $260,000 Active 99 DOM
12. 2026-05-31
    days on market $260,000 Active 98 DOM
13. 2026-04-08
    price $260,000
14. 2026-02-21
    listed $270,000 Active
15. 2018-02-21
    soldstatus $175,900
16. 2018-02-20
    soldstatus $175,900 Closed 581-char remark

    Show marketing remark (581 chars)

    Great location! Just updated with new kitchen cabinets, granite counter-tops, Stainless Steel appliances, remodeled bathrooms and floors. Ports O Call is an active 55 and over community with a pool, grill area, social room and exercise facility. Enjoy the spectacular views of the intracoastal waterway from your remodeled 2 bedroom / 2 bath condo. Watch the Boat Parade from your window. This unit features electric hurricane shutters, walk-in closets, and additional storage. Easy access to PGA and Northlake Blvd. Close to Yacht Club, Gardens Mall, Shopping and Restaurants.

17. 2018-01-11
    status Pending 581-char remark

    Show marketing remark (581 chars)

    Great location! Just updated with new kitchen cabinets, granite counter-tops, Stainless Steel appliances, remodeled bathrooms and floors. Ports O Call is an active 55 and over community with a pool, grill area, social room and exercise facility. Enjoy the spectacular views of the intracoastal waterway from your remodeled 2 bedroom / 2 bath condo. Watch the Boat Parade from your window. This unit features electric hurricane shutters, walk-in closets, and additional storage. Easy access to PGA and Northlake Blvd. Close to Yacht Club, Gardens Mall, Shopping and Restaurants.

18. 2017-12-29
    listed $175,900 Active 581-char remark

    Show marketing remark (581 chars)

    Great location! Just updated with new kitchen cabinets, granite counter-tops, Stainless Steel appliances, remodeled bathrooms and floors. Ports O Call is an active 55 and over community with a pool, grill area, social room and exercise facility. Enjoy the spectacular views of the intracoastal waterway from your remodeled 2 bedroom / 2 bath condo. Watch the Boat Parade from your window. This unit features electric hurricane shutters, walk-in closets, and additional storage. Easy access to PGA and Northlake Blvd. Close to Yacht Club, Gardens Mall, Shopping and Restaurants.

19. 2017-12-28
    historical
20. 2017-12-19
    price $177,900
21. 2017-11-27
    price $179,900
22. 2017-11-21
    price $185,900
23. 2017-10-30
    listed $189,900 Active
24. 2017-10-21
    historical
25. 2017-10-11
    price $189,900
26. 2017-10-10
    price $197,000
27. 2017-10-10
    price $189,900
28. 2017-09-11
    status Active
29. 2017-09-07
    historical
30. 2017-09-05
    listed $197,000 Active
31. 2017-09-02
    historical
32. 2017-08-28
    price $199,900
33. 2017-07-12
    price $219,900
34. 2017-07-01
    listed $229,000 Active
35. 2017-04-10
    soldstatus $125,000
36. 2017-04-07
    soldstatus $125,000 Closed
37. 2017-03-25
    status Pending
38. 2017-02-28
    price $189,000
39. 2017-01-26
    listed $198,000 Active

ⓘ 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: $3,058 · $255/mo
• Projected year-2 tax: $3,058 · $255/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 24 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: $42,787
• − Mortgage interest: −$14,564
• − Property taxes: −$3,058
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,423
• − Management: −$3,423
• − HOA: −$11,592
• − Depreciation: −$7,564
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $2,003/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)

No district data.

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

+31.3% since first listed

27 events — show timeline

• 2026-04-08 Price Changed $260,000 Beaches MLS
• 2026-02-21 Listed $270,000 Beaches MLS
• 2018-02-21 Sold (Public Records) $175,900 Public Records
• 2018-02-20 Sold (MLS) $175,900 Beaches MLS
• 2018-01-11 Pending — Beaches MLS
• 2017-12-29 Listed $175,900 Beaches MLS
• 2017-12-28 Listing Removed — MARMLS
• 2017-12-19 Price Changed $177,900 MARMLS
• 2017-11-27 Price Changed $179,900 MARMLS
• 2017-11-21 Price Changed $185,900 MARMLS
• 2017-10-30 Listed $189,900 MARMLS
• 2017-10-21 Listing Removed — Beaches MLS
• 2017-10-11 Price Changed $189,900 Beaches MLS
• 2017-10-10 Price Changed $197,000 Beaches MLS
• 2017-10-10 Price Changed $189,900 Beaches MLS
• 2017-09-11 Relisted — Beaches MLS
• 2017-09-07 Listing Removed — Beaches MLS
• 2017-09-05 Listed $197,000 Beaches MLS
• 2017-09-02 Listing Removed — Beaches MLS
• 2017-08-28 Price Changed $199,900 Beaches MLS
• 2017-07-12 Price Changed $219,900 Beaches MLS
• 2017-07-01 Listed $229,000 Beaches MLS
• 2017-04-10 Sold (Public Records) $125,000 Public Records
• 2017-04-07 Sold (MLS) $125,000 Beaches MLS
• 2017-03-25 Pending — Beaches MLS
• 2017-02-28 Price Changed $189,000 Beaches MLS
• 2017-01-26 Listed $198,000 Beaches MLS

Property tax history

+2.0%/yr

Latest (2025): $3,058 · +3.5% YoY. Source: county tax records.