4763 Orleans Ct Unit C · Haverhill, FL 33415

$255,000

3 bd · 2.0 ba · 1,312 sqft · Townhouse public records · 67 Days on market

Built 1982 $304/mo HOA · 10% 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 +21.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.9/10.0
• 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

Great, beautifully maintained freshly painted 3 bedroom, 2 bath townhome offering a spacious open floor plan designed for comfortable everyday living. The family room, dining area, and kitchen flow seamlessly, creating an inviting space for both relaxing and entertaining. All Tile flooring runs throughout the entire home for durability and easy maintenance. The kitchen features ample cabinetry, solid surface countertops, and brand-new stainless steel appliances, new Washer and Dryer. Enjoy the fully freshly painted fenced backyard , perfect for outdoor living. Low HOA and prime location near shopping, dining, beaches, and major highways. Move-in ready and ideal for primary residence or inv

Key facts

• Open floor plan
• Ample cabinetry
• Tile flooring

Tags

• OPEN FLOOR PLAN
• TILE FLOORING
• AMPLE CABINETRY
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $304 covering insurance, grounds maintenance, trash and common areas; Association reports no additional listed amenities

Exterior

• Parking: Parking details not provided
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Single-story; Resale property; Faces west
• Construction: Pre-fab and mixed construction
• Exterior features: Open patio; Patio; Fenced

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Built-in features; Kitchen island
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $240k (6.0% 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; 15 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 $3,100/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 67 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 11760% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $239,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.22% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 6.9

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-25,785
• Equity at exit: $38,021

10-year hold

• IRR: -6.5%
• Equity multiple: 0.65×
• Total profit: $-25,212
• Equity at exit: $22,048

Cash invested: $71,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,100 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$304
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $383

Break-even live

Break-even rent $2,615

Max offer price $255,000

Occupancy floor 83%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	24d	1	0.83mi
775 Snead Cir West Palm Beach, FL	4.0	2.0	1522	$2,950	$1.94	14d	1	0.93mi
775 Snead Cir West Palm Beach, FL	4.0	2.0	1522	$3,450	$2.27	22d	1	0.93mi
938 Sarazen Dr West Palm Beach, FL	3.0	2.0	1104	$2,900	$2.63	24d	1	0.99mi
663 White Water Dr West Palm Beach, FL	3.0	2.0	1400	$2,800	$2.00	24d	1	1.04mi
817 Elm Rd West Palm Beach, FL	4.0	2.0	1546	$3,200	$2.07	24d	1	1.04mi
4855 Elmhurst Rd West Palm Beach, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	1.07mi
287 Bella Sol Way West Palm Beach, FL	3.0	2.5	1858	$3,100	$1.67	24d	1	1.11mi
5653 Coconut Rd Unit 5653 West Palm Beach, FL	3.0	3.5	1638	$3,000	$1.83	13d	1	1.11mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$4,000	$2.36	24d	1	1.13mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$3,750	$2.21	5d	1	1.13mi
462 S Haverhill Rd West Palm Beach, FL	3.0	2.0	1540	$3,400	$2.21	18d	1	1.22mi
5120 El Claro S West Palm Beach, FL	4.0	2.0	1531	$3,500	$2.29	24d	1	1.25mi
1639 Barbarie Ln West Palm Beach, FL	3.0	1.0	1100	$2,400	$2.18	24d	1	1.35mi
6129 Adriatic Way Greenacres, FL	3.0	2.0	1525	$3,000	$1.97	24d	1	1.38mi

HOA detail

• Monthly dues: $304 · $3,648/yr

Listing history 16 events

1. 2026-06-18
   days on market $255,000 Active 67 DOM
2. 2026-06-17
   days on market $255,000 Active 66 DOM
3. 2026-06-16
   days on market $255,000 Active 65 DOM
4. 2026-06-15
   statusdays on market $255,000 Active 64 DOM
5. 2026-05-08
   status Pending
6. 2026-04-23
   price $255,000
7. 2026-03-14
   historical $2,150
8. 2026-03-08
   listed $2,150
9. 2026-03-02
   listed $285,000 Active
10. 2024-05-22
    historical
11. 2024-05-04
    price $270,000
12. 2024-03-21
    listed $275,000 Active
13. 2023-07-06
    soldstatus $215,000
14. 2006-04-17
    soldstatus $135,000
15. 2001-04-10
    soldstatus $58,000
16. 1997-01-06
    soldstatus $43,000

ⓘ 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: $3,825 · $319/mo
• Projected year-2 tax: $3,825 · $319/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 · 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: $37,202
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − HOA: −$3,648
• − Depreciation: −$7,418
• Taxable income: $800
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $4,403/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
• City population: 65,478
• 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

+493.0% since first listed

12 events — show timeline

• 2026-05-08 Pending — Beaches MLS
• 2026-04-23 Price Changed $255,000 Beaches MLS
• 2026-03-14 Rental Removed $2,150 GFLMLS
• 2026-03-08 Listed for Rent $2,150 GFLMLS
• 2026-03-02 Listed $285,000 Beaches MLS
• 2024-05-22 Listing Removed — Beaches MLS
• 2024-05-04 Price Changed $270,000 Beaches MLS
• 2024-03-21 Listed $275,000 Beaches MLS
• 2023-07-06 Sold (Public Records) $215,000 Public Records
• 2006-04-17 Sold (Public Records) $135,000 Public Records
• 2001-04-10 Sold (Public Records) $58,000 Public Records
• 1997-01-06 Sold (Public Records) $43,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,825 · +4.7% YoY. Source: county tax records.