6400 Emerald Dunes Dr #303 · Plantation Mobile Home Park, FL 33411

$310,000

3 bd · 2.0 ba · 1,493 sqft · Condo public records · 1 Days on market

Built 2006 $575/mo HOA · 23% of rent ↓ 24% since listing

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Great property, apartment UNIT #303, located just west of Florida’s Turnpike and 20 minutes from Downtown WPB. Gourmet kitchen with granite countertops and stainless steel appliances. Convenient full-size laundry room. Two parking spots. This meticulously maintained community offers resort-style amenities: two pools, tennis courts, and a luxurious clubhouse with a fitness center. Water, sewer, cable, and trash included with no rental restrictions.

Key facts

• Gourmet kitchen
• Two parking spots
• Granite countertops

Tags

• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULL-SIZE LAUNDRY ROOM
• TWO PARKING SPOTS
• RESORT-STYLE AMENITIES

Property features AI

Finance

• HOA & community: Monthly association fee of $575; Community pool

Exterior

• Utilities: Public water; Public sewer
• Home design: Faces east; Resale property
• Construction: Block construction; Concrete roof
• Exterior features: Fence; Community pool (in-ground)

Interior

• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s)
• Interior features: Third floor entry; Great room
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-747 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (42.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (19.7% below list).
• Recommended offer: $178k (42.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#430 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents flat; 574 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 21y 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 $115k; list at $310k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $178,080 (42.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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 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: 0.80% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.32%
• DSCR: 0.54
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $116,389
• Equity at exit: $279,273

10-year hold

• IRR: 15.3%
• Equity multiple: 5.28×
• Total profit: $371,139
• Equity at exit: $602,262

Cash invested: $86,800 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$129
• HOA: −$575
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-747

Break-even live

Break-even rent $3,434

Max offer price $178,080

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6510 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1262	$2,225	$1.76	19d	2	0.04mi
6418 Emerald Dunes Dr #305 West Palm Beach, FL	2.0	2.0	1262	$2,250	$1.78	24d	1	0.05mi
6410 Emerald Dunes Dr #205 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	24d	1	0.06mi
6450 Emerald Dunes Dr #103 West Palm Beach, FL	3.0	2.0	1493	$2,895	$1.94	4d	1	0.07mi
6482 Emerald Dunes Dr #301 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	8d	1	0.09mi
6386 Emerald Dunes Dr #201 West Palm Beach, FL	3.0	2.0	1381	$2,650	$1.92	24d	1	0.09mi
6482 Emerald Dunes Dr Unit 112 Royal Palm Beach, FL	3.0	2.0	1493	$2,300	$1.54	24d	1	0.09mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,650	$2.50	3d	2	0.09mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,650	$2.50	15d	2	0.09mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	4d	1	0.12mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	17d	1	0.12mi
6505 Emerald Dunes Dr Unit 315 West Palm Beach, FL	2.0	2.0	1226	$2,000	$1.63	24d	1	0.12mi
6529 Emerald Dunes Dr Unit 319 Royal Palm Beach, FL	2.0	2.0	1058	$2,000	$1.89	24d	1	0.15mi
6533 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1058	$2,200	$2.08	3d	2	0.19mi
6559 Emerald Dunes Dr Royal Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,500	$2.36	24d	2	0.19mi
2905 Hidden Hills Rd #2203 West Palm Beach, FL	2.0	2.5	1086	$2,100	$1.93	24d	1	0.58mi
2912 Hidden Hills Rd #1205 West Palm Beach, FL	3.0	3.0	1423	$2,400	$1.69	24d	1	0.58mi
2904 Hidden Hills Rd Unit 904 West Palm Beach, FL	3.0	2.5	1379	$2,200	$1.60	24d	1	0.59mi
2944 Hidden Hills Rd #1604 West Palm Beach, FL	3.0	3.0	1450	$2,390	$1.65	24d	1	0.63mi
6549 Diamond Springs Ter #2004 West Palm Beach, FL	3.0	2.5	1362	$2,300	$1.69	3d	1	0.64mi
6516 Morgan Hill Trl #1809 West Palm Beach, FL	2.0	2.5	1086	$2,050	$1.89	3d	1	0.66mi
2936 Hidden Hills Rd #1504 West Palm Beach, FL	3.0	3.0	1607	$2,400	$1.49	24d	1	0.66mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	21d	1	0.75mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	24d	1	0.76mi
1639 Barbarie Ln West Palm Beach, FL	3.0	1.0	1100	$2,400	$2.18	24d	1	0.86mi
6245 Saxon Blvd West Palm Beach, FL	4.0	3.0	1350	$3,500	$2.59	11d	1	0.98mi
6109 Reynolds St West Palm Beach, FL	4.0	2.5	1627	$2,695	$1.66	24d	1	1.03mi
6109 Reynolds St West Palm Beach, FL	4.0	2.5	1627	$2,695	$1.66	19d	1	1.03mi
3130 N Jog Rd West Palm Beach, FL	1.0–3.0	1.0–2.0	1145	$2,843	$2.48	3d	19	1.08mi
7130 Okeechobee Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1086	$2,863	$2.64	3d	9	1.09mi
6767 Duval Ave West Palm Beach, FL	3.0	2.5	1671	$2,750	$1.65	24d	1	1.09mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	1.12mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$3,750	$2.21	4d	1	1.12mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$4,000	$2.36	24d	1	1.12mi
3472 Commodore Ct West Palm Beach, FL	3.0	2.5	1671	$2,900	$1.74	4d	1	1.18mi
3464 Commodore Ct West Palm Beach, FL	3.0	2.5	1671	$3,300	$1.97	17d	1	1.19mi
6349 Topsail Dr West Palm Beach, FL	3.0	2.5	1498	$2,500	$1.67	21d	1	1.24mi
944 Seabright Ave West Palm Beach, FL	3.0	2.5	1808	$3,200	$1.77	24d	1	1.26mi
3490 Briar Bay Blvd #104 West Palm Beach, FL	2.0	2.0	883	$1,799	$2.04	14d	1	1.29mi
3490 Briar Bay Blvd West Palm Beach, FL	2.0	2.0	920	$1,800	$1.96	4d	1	1.29mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: watersewertrashcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 451-char remark
2. 2026-06-17
   listed $310,000 Active 1 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: $4,596 · $383/mo
• Projected year-2 tax: $4,596 · $383/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 3/10 Moderate
• 🌡 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: $29,864
• − Mortgage interest: −$17,365
• − Property taxes: −$4,596
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$6,900
• − Depreciation: −$9,018
• Taxable loss: −$14,343
• Est. tax savings @ 24.0%: +$3,442
• After-tax cash flow: $-5,519/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 — Plantation Mobile Home Park

• Score: 70/100
• State rank: #430
• US rank: #7700

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B+ 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
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

-24.4% since first listed

22 events — show timeline

• 2026-06-17 Listed $310,000 MARMLS
• 2025-08-13 Rental Removed $3,000 MARMLS
• 2025-07-29 Listed for Rent $3,000 MARMLS
• 2025-07-24 Rental Removed $3,000 MARMLS
• 2025-07-21 Listing Removed — MARMLS
• 2025-06-28 Listed for Rent $3,000 MARMLS
• 2025-06-16 Listed $340,000 MARMLS
• 2014-10-18 Listing Removed — Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-08-28 Sold (Public Records) $115,000 Public Records
• 2013-08-23 Sold (MLS) $115,000 Beaches MLS
• 2013-04-26 Contingent — Beaches MLS
• 2013-04-17 Relisted — Beaches MLS
• 2013-04-17 Price Changed $126,000 Beaches MLS
• 2013-04-16 Pending — Beaches MLS
• 2013-01-29 Listed — Beaches MLS
• 2010-11-15 Listing Removed — Beaches MLS
• 2010-09-23 Listed $100,000 Beaches MLS
• 2007-03-30 Listing Removed — Beaches MLS
• 2006-11-01 Listed $269,000 Beaches MLS
• 2006-04-01 Listed $365,000 Beaches MLS
• 2005-07-23 Listed $410,000 Beaches MLS

Property tax history

+5.8%/yr

Latest (2025): $4,596 · +4.2% YoY. Source: county tax records.