310 Crestwood Cir #101 · Royal Palm Beach, FL 33411

$410,000

3 bd · 2.0 ba · 1,526 sqft · Condo public records · 112 Days on market

Built 2004 $489/mo HOA · 18% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.3/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks

Move-in ready updated 4BR/2BA apartment featuring a new A/C system, impact windows and door, with an attached 1-car garage. Interior includes remodeled kitchen and baths, waterproof vinyl flooring throughout the home, spacious living areas, and four well-sized bedrooms. New roof will be installed throughout the community.

Key facts

• New a/c system
• Remodeled kitchen
• New roof

Tags

• NEW A/C SYSTEM
• IMPACT WINDOWS
• REMODELED KITCHEN
• WATERPROOF VINYL FLOORING
• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly association fee; Association amenities include pool, clubhouse, fitness center, basketball court, community room, business center, and on-site manager; Association fee covers insurance, water, and common areas

Exterior

• Parking: Attached garage with one covered space; Garage door opener
• Security: Leased security system; Gated community without guard
• Utilities: Three-phase electric; Water service included in association
• Home design: Condominium; Single-story; Entry-level living area; Faces east; Resale property
• Construction: CBS construction; Concrete and tile roof; Built as CBS structure
• Exterior features: Covered and open patios; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Four main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Closet cabinetry
• Laundry & utility: Laundry area in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $410k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (47.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (34.7% below list).
• Recommended offer: $217k (47.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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.
• Zoned schools: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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 $44k of equity ($3k loan paydown + $41k 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 ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $410k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,305 (47.0% 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. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
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 B-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. 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?
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: 0.65% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.40%
• DSCR: 0.49
• GRM: 12.8

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: 15.8%
• Equity multiple: 2.29×
• Total profit: $148,422
• Equity at exit: $369,360

10-year hold

• IRR: 14.9%
• Equity multiple: 5.20×
• Total profit: $481,723
• Equity at exit: $796,540

Cash invested: $114,800 (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: 583
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,677 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$396 /mo · $4,751/yr
• Insurance: −$171
• HOA: −$489
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-1,091

Break-even live

Break-even rent $4,058

Max offer price $217,305

Occupancy floor —

Sensitivity live

Price	-10% $-859	-5% $-975	+0% $-1,091	+5% $-1,207	+10% $-1,323
Rent	-10% $-1,302	-5% $-1,197	+0% $-1,091	+5% $-985	+10% $-879
Rate	-1.0pp $-884	-0.5pp $-987	base $-1,091	+0.5pp $-1,197	+1.0pp $-1,305

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Crestwood Cir #303 Royal Palm Beach, FL	2.0	2.0	1306	$2,150	$1.65	26d	1	0.08mi
340 Crestwood Cir #302 Royal Palm Beach, FL	3.0	2.0	1306	$2,500	$1.91	1d	1	0.12mi
220 Crestwood Cir #106 Royal Palm Beach, FL	3.0	2.0	1520	$2,650	$1.74	26d	1	0.17mi
200 Crestwood Ct N #211 Royal Palm Beach, FL	3.0	2.0	1173	$2,400	$2.05	26d	1	0.20mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	5d	1	0.22mi
300 Crestwood Ct N #310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	5d	1	0.23mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	26d	1	0.24mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	20d	1	0.24mi
600 Crestwood Ct N #609 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	16d	1	0.29mi
133 Black Olive Cres Royal Palm Beach, FL	3.0	2.0	1752	$4,500	$2.57	26d	1	0.32mi
1000 Crestwood Ct S #1009 Royal Palm Beach, FL	2.0	2.0	1112	$2,200	$1.98	9d	1	0.34mi
700 Crestwood Ct S #708 Royal Palm Beach, FL	2.0	2.0	1075	$2,750	$2.56	26d	1	0.38mi
1100 Crestwood Ct S #1109 Royal Palm Beach, FL	2.0	2.0	1128	$2,300	$2.04	26d	1	0.38mi
1200 Crestwood Ct S #1212 Royal Palm Beach, FL	3.0	2.0	1199	$2,500	$2.09	26d	1	0.41mi
1700 Crestwood Ct S #1708 Royal Palm Beach, FL	2.0	2.0	1075	$2,200	$2.05	4d	1	0.43mi
94 Palm Ln Royal Palm Beach, FL	3.0	2.5	2222	$3,200	$1.44	26d	1	0.45mi
1400 Crestwood Ct S #1402 Royal Palm Beach, FL	4.0	2.0	1459	$3,000	$2.06	26d	1	0.46mi
63 Dogwood Ct Royal Palm Beach, FL	3.0	2.5	2222	$3,500	$1.58	18d	1	0.59mi
63 Dogwood Ct Royal Palm Beach, FL	3.0	2.5	2222	$3,500	$1.58	20d	1	0.59mi
106 Fernwood Cres Royal Palm Beach, FL	4.0	2.0	2088	$3,500	$1.68	16d	1	0.64mi
908 Hibiscus Dr Royal Palm Beach, FL	3.0	2.0	1973	$3,600	$1.82	4d	1	0.85mi
11823 Dahlia Dr Royal Palm Beach, FL	3.0	2.0	1385	$2,331	$1.68	1d	1	0.91mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.97mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	16d	1	0.99mi
830 Royal Palm Beach Blvd Royal Palm Beach, FL	3.0	2.0	1369	$2,686	$1.96	1d	1	1.01mi
876 Gardenia Dr Royal Palm Beach, FL	2.0	2.0	1502	$3,500	$2.33	26d	1	1.03mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	18d	2	1.05mi
112 Princess Ct Royal Palm Beach, FL	3.0	2.0	1884	$3,900	$2.07	26d	1	1.06mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	1.06mi
113 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1798	$3,500	$1.95	13d	1	1.13mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	13d	1	1.15mi
849 Camellia Dr Royal Palm Beach, FL	3.0	2.0	1599	$3,400	$2.13	26d	1	1.18mi
104 Oxford Ct Royal Palm Beach, FL	4.0	3.0	2133	$4,500	$2.11	26d	1	1.19mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	26d	1	1.20mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	26d	1	1.23mi
690 Via Toscana Wellington, FL	3.0	2.0	1432	$3,200	$2.23	26d	1	1.24mi
100 Sparrow Dr #2 Royal Palm Beach, FL	3.0	2.0	1824	$2,725	$1.49	20d	1	1.24mi
180 Seminole Lakes Dr Royal Palm Beach, FL	3.0	2.0	1856	$3,500	$1.89	26d	1	1.26mi
661 Lake Wellington Dr Wellington, FL	3.0	2.0	1408	$5,000	$3.55	26d	1	1.26mi
111 Weybridge Cir Royal Palm Beach, FL	3.0	2.5	1710	$3,100	$1.81	6d	1	1.27mi

HOA detail condo

• Monthly dues: $489 · $5,868/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $410,000 Active 112 DOM
2. 2026-06-18
   days on market $410,000 Active 109 DOM
3. 2026-06-17
   days on market $410,000 Active 108 DOM
4. 2026-06-16
   days on market $410,000 Active 107 DOM
5. 2026-06-15
   days on market $410,000 Active 106 DOM
6. 2026-06-13
   days on market $410,000 Active 104 DOM
7. 2026-06-09
   days on market $410,000 Active 100 DOM
8. 2026-06-08
   days on market $410,000 Active 99 DOM
9. 2026-06-07
   days on market $410,000 Active 98 DOM
10. 2026-06-04
    days on market $410,000 Active 95 DOM
11. 2026-06-03
    days on market $410,000 Active 94 DOM
12. 2026-06-02
    days on market $410,000 Active 93 DOM
13. 2026-06-01
    days on market $410,000 Active 92 DOM
14. 2026-05-31
    days on market $410,000 Active 91 DOM
15. 2026-03-01
    listed $410,000 Active
16. 2013-10-24
    soldstatus $115,000
17. 2008-10-23
    soldstatus $153,126

ⓘ 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: $4,751 · $396/mo
• Projected year-2 tax: $4,751 · $396/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,127
• − Mortgage interest: −$22,966
• − Property taxes: −$4,751
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,570
• − Management: −$2,570
• − HOA: −$5,868
• − Depreciation: −$11,927
• Taxable loss: −$20,576
• Est. tax savings @ 24.0%: +$4,938
• After-tax cash flow: $-8,151/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• 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

+167.8% since first listed

3 events — show timeline

• 2026-03-01 Listed $410,000 Beaches MLS
• 2013-10-24 Sold (Public Records) $115,000 Public Records
• 2008-10-23 Sold (Public Records) $153,126 Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,751 · -8.7% YoY. Source: county tax records.