3450 S Ocean Blvd #6190 · Palm Beach, FL 33480

$369,900

2 bd · 2.0 ba · 1,292 sqft · Condo public records · 75 Days on market

Built 1971 $1824/mo HOA · 31% of rent

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Why this score? — see what drove the B- 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 +20.6/30.0
• 1% rule +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OCEAN VIEW FROM INSIDE UNIT. NEW PICTURE WINDOW IN LR. BERBER CARPET. NEWER AIR HANDLER. NEWER RANGE TOP AND HARDWOOD FLOOR. 2ND BEDROOM IS CONVERTIBLE DEN. MBR W/ I CLOSET. EAT-IN KITCHEN. VERY BRIGHT AND AIRY UNIT. 24HR DOORMAN

Key facts

• Clubroom
• Fitness center
• Resort style pool

Tags

• OCEAN VIEWS
• INTRACOASTAL VIEWS
• STAINLESS STEEL APPLIANCES
• RESORT STYLE POOL
• FITNESS CENTER
• CLUBROOM

Property features AI

Finance

• Other: No pets allowed; Resale property
• HOA & community: Community with 213 units; Monthly association fee; Association amenities include elevator(s), fitness center, pool, laundry, management, manager on site, trash chute, bike storage, community room, library, lobby, jogging path, picnic area, parking, sidewalks, street lights, internet included, hot water; Association pays cable TV, gas, internet, grounds maintenance, pest control, sewer, trash, water, common areas, elevator, hot water, reserve funds, pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Security: Security system; Attended lobby
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Condominium; One level; South-facing
• Construction: Concrete/CBS construction; Other roof type; 8-story building; Building name: 3450
• Exterior features: Ocean access with direct beach (on sand) frontage; Intracoastal access; Many trees; Landscaped grounds; Sidewalks; Paved public road

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric central heating (individual); Central air conditioning; Ceiling fans
• Interior features: Built-in features; Walk-in closet(s); Split bedroom layout; Custom mirrors; Dome kitchen
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $370k).
• Recommended offer: $348k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#530 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: amenities F, commute F, cost of living 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: Lantana Elementary School (math 30% / reading 33%, grade F, #1,841 of 2,144 statewide, top 86%, 484 students, 79% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% 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 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 rising (+3.9%/yr); 447 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($3k loan paydown + $19k appreciation (5.1% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.1% appreciation + 3.9% rent growth), your $104k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $370k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.

Recommended offer $347,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.61% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.18×
• Total profit: $121,822
• Equity at exit: $212,204

10-year hold

• IRR: 19.0%
• Equity multiple: 4.45×
• Total profit: $356,922
• Equity at exit: $368,392

Cash invested: $103,572 (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 33480

• Home prices YoY: 1.1%
• Rents YoY: 3.9%
• Active inventory: 447
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $5,941 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$278 /mo · $3,337/yr
• Insurance: −$154
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,824
• Vacancy / Maint / Mgmt: −$1,248
• Net cashflow: $431

Break-even live

Break-even rent $5,395

Max offer price $369,900

Occupancy floor 88%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3440 S Ocean Blvd Unit 307N Palm Beach, FL	2.0	2.0	1457	$8,500	$5.83	24d	1	0.02mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	3d	10	0.03mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	7d	9	0.03mi
3450 S Ocean Blvd #4270 Palm Beach, FL	1.0	1.0	924	$3,250	$3.52	24d	1	0.04mi
3450 S Ocean Blvd #3280 Palm Beach, FL	1.0	1.0	952	$2,500	$2.63	24d	1	0.04mi
3450 S Ocean Blvd #6010 Palm Beach, FL	2.0	2.0	1548	$5,500	$3.55	14d	1	0.04mi
3450 S Ocean Blvd #8120 Palm Beach, FL	1.0	1.5	1008	$3,500	$3.47	24d	1	0.04mi
3450 S Ocean Blvd #1050 Palm Beach, FL	1.0	1.0	952	$2,950	$3.10	24d	1	0.04mi
3460 S Ocean Blvd #4150 Palm Beach, FL	2.0	2.0	1436	$10,500	$7.31	24d	1	0.08mi
3456 S Ocean Blvd #6050 Palm Beach, FL	2.0	2.0	1482	$4,650	$3.14	24d	1	0.09mi
3456 S Ocean Blvd #105 Palm Beach, FL	2.0	2.0	1482	$12,000	$8.10	24d	1	0.09mi
3456 S Ocean Blvd Apt 705 Palm Beach, FL	2.0	2.0	1457	$3,500	$2.40	24d	1	0.09mi
3400 S Ocean Blvd Unit 1 C I Palm Beach, FL	2.0	2.0	1740	$12,000	$6.90	24d	1	0.12mi
3475 S Ocean Blvd Palm Beach, FL	2.0	2.0	1395	$5,850	$4.19	24d	3	0.14mi
3475 S Ocean Blvd #6150 Palm Beach, FL	2.0	2.0	1395	$8,750	$6.27	24d	1	0.16mi
3475 S Ocean Blvd #3110 Palm Beach, FL	1.0	1.5	891	$2,600	$2.92	24d	1	0.16mi
3475 S Ocean Blvd #1030 Palm Beach, FL	1.0	2.0	1395	$5,500	$3.94	3d	1	0.16mi
3475 S Ocean Blvd #6110 Palm Beach, FL	1.0	1.5	891	$3,500	$3.93	24d	1	0.16mi
3475 S Ocean Blvd #3020 Palm Beach, FL	2.0	2.0	1395	$5,000	$3.58	24d	1	0.16mi
3520 S Ocean Blvd Unit H404 Palm Beach, FL	2.0	2.0	1176	$5,900	$5.02	24d	1	0.25mi
3540 S Ocean Blvd #208 Palm Beach, FL	2.0	2.0	983	$2,750	$2.80	4d	1	0.29mi
3540 S Ocean Blvd #612 Palm Beach, FL	2.0	2.0	983	$4,700	$4.78	7d	1	0.29mi
3540 S Ocean Blvd #216 Palm Beach, FL	2.0	2.0	983	$2,550	$2.59	22d	1	0.29mi
3540 S Ocean Blvd Palm Beach, FL	1.0	2.0	983	$4,000	$4.07	24d	1	0.29mi
3540 S Ocean Blvd #608 Palm Beach, FL	2.0	2.0	983	$2,950	$3.00	24d	1	0.29mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,800	$5.82	11d	1	0.40mi
3560 S Ocean Blvd #706 Palm Beach, FL	2.0	2.0	1340	$12,000	$8.96	20d	1	0.40mi
3560 S Ocean Blvd #306 Palm Beach, FL	2.0	2.0	1380	$7,000	$5.07	18d	1	0.40mi
3560 S Ocean Blvd #4 Palm Beach, FL	2.0	2.0	1340	$7,950	$5.93	24d	1	0.40mi
3560 S Ocean Blvd #502 Palm Beach, FL	2.0	2.0	1340	$9,500	$7.09	24d	1	0.40mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,500	$5.60	11d	1	0.40mi
3250 S Ocean Blvd Unit 507N Palm Beach, FL	2.0	2.0	1478	$11,000	$7.44	24d	1	0.48mi
3580 S Ocean Blvd Unit 6B Palm Beach, FL	1.0	1.5	1013	$2,500	$2.47	15d	1	0.48mi
3581 S Ocean Blvd Unit 9A Palm Beach, FL	2.0	2.0	1192	$2,600	$2.18	17d	1	0.49mi
3581 S Ocean Blvd Unit 2B Palm Beach, FL	1.0	1.5	940	$2,900	$3.09	17d	1	0.49mi
3589 S Ocean Blvd #614 Palm Beach, FL	2.0	2.0	1541	$4,200	$2.73	20d	1	0.52mi
3589 S Ocean Blvd #614 Palm Beach, FL	2.0	2.0	1541	$4,200	$2.73	24d	1	0.52mi
3589 S Ocean Blvd #801 Palm Beach, FL	2.0	2.0	1541	$6,000	$3.89	11d	1	0.52mi
3589 S Ocean Blvd #314 Palm Beach, FL	2.0	2.5	1541	$3,000	$1.95	24d	1	0.52mi
3230 S Ocean Blvd Unit A602 Palm Beach, FL	2.0	2.0	1176	$3,800	$3.23	24d	1	0.53mi

HOA detail condo

• Monthly dues: $1,824 · $21,888/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $369,900 Active 75 DOM
2. 2026-06-17
   days on market $369,900 Active 74 DOM
3. 2026-06-16
   days on market $369,900 Active 73 DOM
4. 2026-06-15
   days on market $369,900 Active 72 DOM
5. 2026-06-13
   days on market $369,900 Active 70 DOM
6. 2026-06-09
   days on market $369,900 Active 66 DOM
7. 2026-06-08
   days on market $369,900 Active 65 DOM
8. 2026-06-07
   pricedays on market $369,900 Active 64 DOM
9. 2026-06-04
   days on market $374,500 Active 61 DOM
10. 2026-06-03
    days on market $374,500 Active 60 DOM
11. 2026-06-02
    days on market $374,500 Active 59 DOM
12. 2026-06-01
    days on market $374,500 Active 58 DOM
13. 2026-05-31
    days on market $374,500 Active 57 DOM
14. 2026-05-18
    price $374,500
15. 2026-04-29
    price $375,000
16. 2026-04-04
    listed $420,000 Active
17. 2010-11-19
    soldstatus $185,000
18. 2001-04-11
    soldstatus $90,000
19. 2001-03-30
    soldstatus $90,000 229-char remark

    Show marketing remark (229 chars)

    OCEAN VIEW FROM INSIDE UNIT. NEW PICTURE WINDOW IN LR. BERBER CARPET. NEWER AIR HANDLER. NEWER RANGE TOP AND HARDWOOD FLOOR. 2ND BEDROOM IS CONVERTIBLE DEN. MBR W/ I CLOSET. EAT-IN KITCHEN. VERY BRIGHT AND AIRY UNIT. 24HR DOORMAN

20. 2001-03-05
    historical 229-char remark

    Show marketing remark (229 chars)

    OCEAN VIEW FROM INSIDE UNIT. NEW PICTURE WINDOW IN LR. BERBER CARPET. NEWER AIR HANDLER. NEWER RANGE TOP AND HARDWOOD FLOOR. 2ND BEDROOM IS CONVERTIBLE DEN. MBR W/ I CLOSET. EAT-IN KITCHEN. VERY BRIGHT AND AIRY UNIT. 24HR DOORMAN

21. 2001-01-20
    listed $97,500 229-char remark

    Show marketing remark (229 chars)

    OCEAN VIEW FROM INSIDE UNIT. NEW PICTURE WINDOW IN LR. BERBER CARPET. NEWER AIR HANDLER. NEWER RANGE TOP AND HARDWOOD FLOOR. 2ND BEDROOM IS CONVERTIBLE DEN. MBR W/ I CLOSET. EAT-IN KITCHEN. VERY BRIGHT AND AIRY UNIT. 24HR DOORMAN

22. 2000-11-14
    soldstatus $90,500

ⓘ 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: $3,337 · $278/mo
• Projected year-2 tax: $3,337 · $278/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 8/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,292
• − Mortgage interest: −$20,720
• − Property taxes: −$3,337
• − Insurance: −$2,647
• − Repairs & maintenance: −$5,703
• − Management: −$5,703
• − HOA: −$21,888
• − Depreciation: −$10,761
• Taxable income: $532
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $5,043/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 — Palm Beach

• Score: 68/100
• State rank: #530
• US rank: #9896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 10,924
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 10,924
• Household income: $150,633
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 213.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 1%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 20% · Canada, Dominican Republic, China
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 5.12%
• Current HPI: 464.2769
• Rent YoY: ▲ 3.92%
• 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

+313.8% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $374,500 Beaches MLS
• 2026-04-29 Price Changed $375,000 Beaches MLS
• 2026-04-04 Listed $420,000 Beaches MLS
• 2010-11-19 Sold (Public Records) $185,000 Public Records
• 2001-04-11 Sold (Public Records) $90,000 Public Records
• 2001-03-30 Sold (MLS) $90,000 Beaches MLS
• 2001-03-05 Listing Removed — Beaches MLS
• 2001-01-20 Listed $97,500 Beaches MLS
• 2000-11-14 Sold (Public Records) $90,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,337 · +3.2% YoY. Source: county tax records.