100 Shore Ct #105 · North Palm Beach, FL 33408

$185,000

1 bd · 1.0 ba · 672 sqft · Condo public records · 87 Days on market

Built 1969 $680/mo HOA · 25% 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 +17.9/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ Intracoastal community — now reduced $15,000 and priced well below market value, creating a compelling opportunity. Experience breathtaking, direct Intracoastal views from this updated first-floor 1-bedroom, 1-bath residence, where wide water vistas become part of your everyday living. The bright, open layout is enhanced by wood-look tile flooring throughout and a clean, modern kitchen featuring white cabinetry with warm wood accents. Major improvements have already been completed, including a 2019 HVAC and water heater, along with a 2023 building roof—offering added value and peace of mind. With limited inventory at this price point offering true waterfront views, this is a

Key facts

• $680 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Property is resale
• HOA & community: Association: Oxford; Monthly HOA fee of $680 covering cable TV, insurance, grounds maintenance, sewer, water and common areas; Community pool; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (total 1)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; One level; Entry-level living area; Faces west
• Construction: Concrete/Stucco/CBS construction; Composition and flat roof; 3-story building
• Exterior features: Screened patio; Patio; Intracoastal waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: No special interior features listed
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#184 in FL, #2,894 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Lake Park Elementary School (math 57% / reading 62%, grade B-, #690 of 2,144 statewide, top 34%, 389 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 403 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 36% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 87 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.49% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.48×
• Total profit: $-26,929
• Equity at exit: $27,584

10-year hold

• IRR: -15.7%
• Equity multiple: 0.28×
• Total profit: $-37,238
• Equity at exit: $15,995

Cash invested: $51,800 (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 33408

• Rents YoY: 0.3%
• Active inventory: 403
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,748 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$288 /mo · $3,456/yr
• Insurance: −$77
• HOA: −$680
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $155

Break-even live

Break-even rent $2,551

Max offer price $185,000

Occupancy floor 89%

Sensitivity live

Price	-10% $260	-5% $208	+0% $155	+5% $103	+10% $51
Rent	-10% $-62	-5% $47	+0% $155	+5% $264	+10% $373
Rate	-1.0pp $249	-0.5pp $203	base $155	+0.5pp $108	+1.0pp $59

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$2,283	$2.14	0d	10	0.48mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	0.95mi

HOA detail condo

• Monthly dues: $680 · $8,160/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $185,000 Active 87 DOM
2. 2026-06-18
   days on market $185,000 Active 84 DOM
3. 2026-06-17
   days on market $185,000 Active 83 DOM
4. 2026-06-16
   days on market $185,000 Active 82 DOM
5. 2026-06-15
   days on market $185,000 Active 81 DOM
6. 2026-06-13
   days on market $185,000 Active 79 DOM
7. 2026-06-09
   days on market $185,000 Active 75 DOM
8. 2026-06-08
   days on market $185,000 Active 74 DOM
9. 2026-06-07
   days on market $185,000 Active 73 DOM
10. 2026-06-04
    days on market $185,000 Active 70 DOM
11. 2026-06-03
    days on market $185,000 Active 69 DOM
12. 2026-06-02
    days on market $185,000 Active 68 DOM
13. 2026-06-01
    days on market $185,000 Active 67 DOM
14. 2026-05-31
    days on market $185,000 Active 66 DOM
15. 2026-04-20
    price $185,000
16. 2026-03-25
    listed $200,000 Active
17. 2026-03-23
    historical $2,000
18. 2025-11-27
    listed $2,000
19. 2025-11-26
    historical $2,000
20. 2025-10-09
    listed $2,000
21. 2025-03-08
    historical
22. 2025-03-07
    historical $2,200
23. 2024-12-16
    listed $2,200
24. 2024-12-03
    status Active
25. 2024-11-18
    historical Active Under Contract
26. 2024-11-08
    price $200,000
27. 2024-11-06
    price $220,000
28. 2024-06-24
    listed $275,000 Active
29. 2018-04-02
    historical
30. 2018-03-02
    historical
31. 2018-02-27
    listed $159,900 Active
32. 2018-02-27
    listed $159,900 Active
33. 2013-09-22
    historical
34. 2000-11-02
    listed $56,500

ⓘ 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: $3,456 · $288/mo
• Projected year-2 tax: $3,456 · $288/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 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 17 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: $32,973
• − Mortgage interest: −$10,363
• − Property taxes: −$3,456
• − Insurance: −$925
• − Repairs & maintenance: −$2,638
• − Management: −$2,638
• − HOA: −$8,160
• − Depreciation: −$5,382
• Taxable loss: −$589
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $2,007/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 — North Palm Beach

• Score: 77/100
• State rank: #184
• US rank: #2894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 18,817
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,817
• Household income: $92,216
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 835.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Guatemala
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -223.14%
• Current HPI: 365.2913
• Rent YoY: ▲ 0.27%
• 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

+227.4% since first listed

20 events — show timeline

• 2026-04-20 Price Changed $185,000 Beaches MLS
• 2026-03-25 Listed $200,000 Beaches MLS
• 2026-03-23 Rental Removed $2,000 GFLMLS
• 2025-11-27 Listed for Rent $2,000 GFLMLS
• 2025-11-26 Rental Removed $2,000 RMLSFL
• 2025-10-09 Listed for Rent $2,000 RMLSFL
• 2025-03-08 Listing Removed — Beaches MLS
• 2025-03-07 Rental Removed $2,200 GFLMLS
• 2024-12-16 Listed for Rent $2,200 GFLMLS
• 2024-12-03 Relisted — Beaches MLS
• 2024-11-18 Contingent — Beaches MLS
• 2024-11-08 Price Changed $200,000 Beaches MLS
• 2024-11-06 Price Changed $220,000 Beaches MLS
• 2024-06-24 Listed $275,000 Beaches MLS
• 2018-04-02 Listing Removed — MARMLS
• 2018-03-02 Listing Removed — Beaches MLS
• 2018-02-27 Listed $159,900 Beaches MLS
• 2018-02-27 Listed $159,900 MARMLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2000-11-02 Listed $56,500 Beaches MLS

Property tax history

+12.3%/yr

Latest (2025): $3,456 · +31.8% YoY. Source: county tax records.