4327 Willow Brook Cir · West Palm Beach, FL 33417

$270,000

2 bd · 2.0 ba · 1,414 sqft · Townhouse public records · 500 Days on market

Built 1985 2,056 sqft lot Est $273k · at est. $545/mo HOA · 20% 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 +13.3/30.0
• ARV discount +8.0/15.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MRS. CLEAN LIVES HERE. VERY SPACIOUS. LARGE SCREENED PORCH & STORAGE CLOSET. EAT-IN KTICHEN, INDOOR LAUNDRY, FABULOUS MASTER WALK-IN CLOSET. BIG DRESSING AREA. MOVE RIGHT IN! NEW ROOF, 1995. SMALL TRUCK IS OK!

Key facts

• Upgraded kitchen
• Remodeled bathrooms
• 2,056 sq ft lot

Tags

• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS
• FRONT-LOAD WASHER AND DRYER

Property features AI

Finance

• Other: Monthly HOA fee amount listed
• Financial info: Pets allowed (limitations on number and size may apply)
• HOA & community: Community with HOA; Monthly HOA fee; Association amenities: basketball court, clubhouse, jogging path, parking, internet included, sidewalks, street lights; HOA pays: cable TV, insurance, grounds maintenance, trash, common area maintenance

Exterior

• Parking: 2 open parking spaces
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Single-story; Resale property; Faces south
• Construction: Built with concrete block construction (CBS); Composition/shingle roof; 1,216 living area (per public records)
• Exterior features: Covered patio; Patio; Porch; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: No additional interior features listed
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $1 ($12/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Seminole Trails Elementary School (math 26% / reading 36%, grade F, #1,854 of 2,144 statewide, top 87%, 650 students, 73% 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 72% FRL vs 52% district-wide (20 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 flat; 481 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

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 500 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $54k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $270k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 500 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $272,902
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4041 San Marino Blvd #102	0.43mi	3/2.0 (+1)	1,300 (-8%)	12mo	$251,000	$193	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-51,380
• Equity at exit: $40,258

10-year hold

• IRR: -23.1%
• Equity multiple: 0.02×
• Total profit: $-74,351
• Equity at exit: $23,345

Cash invested: $75,600 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 481
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,714 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$112
• HOA: −$545
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $1

Break-even live

Break-even rent $2,712

Max offer price $270,000

Occupancy floor 95%

Sensitivity live

Price	-10% $154	-5% $77	+0% $1	+5% $-75	+10% $-152
Rent	-10% $-213	-5% $-106	+0% $1	+5% $108	+10% $215
Rate	-1.0pp $137	-0.5pp $70	base $1	+0.5pp $-69	+1.0pp $-140

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	23d	1	0.11mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	26d	1	0.23mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	19d	60	0.31mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	26d	1	0.57mi
4543 Tara Cove Way West Palm Beach, FL	3.0	2.5	1807	$3,000	$1.66	0d	1	0.75mi
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,000	$1.99	9d	1	0.93mi
3810 Rowena Cir West Palm Beach, FL	2.0	2.0	1505	$3,150	$2.09	15d	1	0.93mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	7d	1	0.96mi

HOA detail

• Monthly dues: $545 · $6,540/yr

Listing history 24 events

1. 2026-06-21
   days on market $270,000 Active 500 DOM
2. 2026-06-18
   days on market $270,000 Active 497 DOM
3. 2026-06-17
   days on market $270,000 Active 496 DOM
4. 2026-06-16
   days on market $270,000 Active 495 DOM
5. 2026-06-15
   days on market $270,000 Active 494 DOM
6. 2026-06-13
   days on market $270,000 Active 492 DOM
7. 2026-06-09
   days on market $270,000 Active 488 DOM
8. 2026-06-07
   days on market $270,000 Active 486 DOM
9. 2026-06-04
   days on market $270,000 Active 483 DOM
10. 2026-06-03
    days on market $270,000 Active 482 DOM
11. 2026-06-01
    days on market $270,000 Active 480 DOM
12. 2026-05-31
    days on market $270,000 Active 479 DOM
13. 2026-05-01
    price $270,000
14. 2026-01-08
    price $275,000
15. 2025-08-15
    status Active
16. 2025-07-24
    historical
17. 2025-06-21
    price $285,000
18. 2025-05-14
    price $299,000
19. 2025-04-03
    price $313,900
20. 2025-01-15
    listed $324,000 Active
21. 2004-06-24
    soldstatus $115,000
22. 2000-06-15
    soldstatus $77,500
23. 2000-05-03
    soldstatus $77,500 215-char remark

    Show marketing remark (215 chars)

    MRS. CLEAN LIVES HERE. VERY SPACIOUS. LARGE SCREENED PORCH & STORAGE CLOSET. EAT-IN KTICHEN, INDOOR LAUNDRY, FABULOUS MASTER WALK-IN CLOSET. BIG DRESSING AREA. MOVE RIGHT IN! NEW ROOF, 1995. SMALL TRUCK IS OK!

24. 2000-04-24
    listed $79,000 215-char remark

    Show marketing remark (215 chars)

    MRS. CLEAN LIVES HERE. VERY SPACIOUS. LARGE SCREENED PORCH & STORAGE CLOSET. EAT-IN KTICHEN, INDOOR LAUNDRY, FABULOUS MASTER WALK-IN CLOSET. BIG DRESSING AREA. MOVE RIGHT IN! NEW ROOF, 1995. SMALL TRUCK IS OK!

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$1,408/yr (+$117/mo · 168.9%)

ⓘ 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 ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,565
• − Mortgage interest: −$15,124
• − Property taxes: −$833
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,605
• − Management: −$2,605
• − HOA: −$6,540
• − Depreciation: −$7,855
• Taxable loss: −$4,348
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $1,055/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

• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

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: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• 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

+241.8% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $270,000 Beaches MLS
• 2026-01-08 Price Changed $275,000 Beaches MLS
• 2025-08-15 Relisted — Beaches MLS
• 2025-07-24 Listing Removed — Beaches MLS
• 2025-06-21 Price Changed $285,000 Beaches MLS
• 2025-05-14 Price Changed $299,000 Beaches MLS
• 2025-04-03 Price Changed $313,900 Beaches MLS
• 2025-01-15 Listed $324,000 Beaches MLS
• 2004-06-24 Sold (Public Records) $115,000 Public Records
• 2000-06-15 Sold (Public Records) $77,500 Public Records
• 2000-05-03 Sold (MLS) $77,500 Beaches MLS
• 2000-04-24 Listed $79,000 Beaches MLS

Property tax history

-0.2%/yr

Latest (2025): $833 · +3.5% YoY. Source: county tax records.