3732 Savoy Ln Unit F1 · West Palm Beach, FL 33417

$175,000

2 bd · 2.0 ba · 1,106 sqft · Condo public records · 20 Days on market

Built 1985 $447/mo HOA · 18% of rent

---

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 +20.4/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional opportunity to move into this first floor condo in the gated community of Palm Club West with swimming pool, pickleball court, picnic area and much more. This unit has a screened porch that overlooks a garden for extra privacy. Close to major highways, shopping, restaurants and Palm Beach International Airport. Minutes to the new Tanger Outlets. Minutes to beaches.

Key facts

• Gated community
• Overlooks a garden
• Picnic area

Tags

• GATED COMMUNITY
• SCREENED PORCH
• OVERLOOKS A GARDEN
• SWIMMING POOL
• PICKLEBALL COURT
• PICNIC AREA

Property features AI

Finance

• Other: Association fees cover cable TV, insurance, internet, structure maintenance, security, water, common areas, legal/accounting, roof repairs, recreation facilities, and pool service
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community amenities include clubhouse, pool, tennis courts, pickleball courts, playground, jogging/trails, sidewalks, street lights, community room, lobby, parking, maintained community, manager on site, internet included, and gated access; HOA fee paid monthly

Exterior

• Parking: Assigned parking (2 total)
• Security: Gated community (no guard); Community security
• Utilities: Public water; Public sewer; Three-phase electric; Cable connected; Electricity available; Sewer available; Water available
• Home design: Condominium; Resale; Two-story building; Faces south; Living area recorded as 1,106
• Construction: CBS construction; Shingle roof; Building listed with 2 total stories
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closet(s)
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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; 473 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,445/mo this rent would consume 57% of the median local household income ($52k/yr) (locally 2548% 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 $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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 $43k; list at $175k implies a 307% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.58×
• Total profit: $-20,655
• Equity at exit: $26,093

10-year hold

• IRR: -10.5%
• Equity multiple: 0.48×
• Total profit: $-25,478
• Equity at exit: $15,131

Cash invested: $49,000 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 473
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$918
• Tax from tax record: −$267 /mo · $3,199/yr
• Insurance: −$73
• HOA: −$447
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $227

Break-even live

Break-even rent $2,157

Max offer price $175,000

Occupancy floor 86%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	0.28mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	0.40mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	21d	1	0.61mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	0.80mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	1.18mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	1d	1	1.26mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	24d	1	1.26mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	10d	1	1.28mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	11d	1	1.28mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	1.30mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	18d	1	1.30mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	24d	1	1.33mi

HOA detail condo

• Monthly dues: $447 · $5,364/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 20 DOM
2. 2026-06-17
   days on market $175,000 Active 19 DOM
3. 2026-06-16
   days on market $175,000 Active 18 DOM
4. 2026-06-15
   days on market $175,000 Active 17 DOM
5. 2026-06-13
   days on market $175,000 Active 15 DOM
6. 2026-06-09
   days on market $175,000 Active 11 DOM
7. 2026-06-08
   days on market $175,000 Active 10 DOM
8. 2026-06-07
   days on market $175,000 Active 9 DOM
9. 2026-06-04
   days on market $175,000 Active 6 DOM
10. 2026-06-03
    days on market $175,000 Active 5 DOM
11. 2026-06-02
    days on market $175,000 Active 4 DOM
12. 2026-06-01
    days on market $175,000 Active 3 DOM
13. 2026-05-31
    days on market $175,000 Active 2 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: $3,199 · $267/mo
• Projected year-2 tax: $3,199 · $267/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 9/10 Extreme 6 d/yr ≥105°F today · 20 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: $29,340
• − Mortgage interest: −$9,803
• − Property taxes: −$3,199
• − Insurance: −$875
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$5,364
• − Depreciation: −$5,091
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,653/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

Amenities A- Commute A+ Cost of living B- Crime F Employment C- Housing A+ 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
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

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: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• 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

+297.7% since first listed

42 events — show timeline

• 2026-05-29 Listed $175,000 Beaches MLS
• 2026-04-20 Listing Removed — Beaches MLS
• 2026-04-13 Price Changed $179,750 Beaches MLS
• 2026-04-02 Listed for Rent $1,850 GFLMLS
• 2026-03-30 Price Changed $179,800 Beaches MLS
• 2026-02-05 Listed $179,900 Beaches MLS
• 2025-04-03 Listing Removed — Beaches MLS
• 2025-03-26 Rental Removed $1,900 RMLSFL
• 2025-03-08 Listed for Rent $1,900 RMLSFL
• 2025-03-07 Rental Removed $1,800 RMLSFL
• 2025-03-07 Listing Removed — Beaches MLS
• 2025-03-07 Listed $225,000 Beaches MLS
• 2025-02-21 Price Changed $1,800 RMLSFL
• 2025-02-21 Price Changed $228,900 Beaches MLS
• 2025-02-14 Price Changed $1,890 RMLSFL
• 2025-02-13 Price Changed $229,000 Beaches MLS
• 2025-02-04 Price Changed $1,899 RMLSFL
• 2025-01-29 Price Changed $1,945 RMLSFL
• 2025-01-28 Price Changed $229,500 Beaches MLS
• 2025-01-09 Price Changed $1,949 RMLSFL
• 2025-01-08 Price Changed $229,900 Beaches MLS
• 2024-12-18 Listed for Rent $1,950 RMLSFL
• 2024-12-17 Listed $230,000 Beaches MLS
• 2020-01-28 Contingent — Beaches MLS
• 2020-01-28 Listing Removed — Beaches MLS
• 2020-01-17 Price Changed $124,000 Beaches MLS
• 2020-01-17 Relisted — Beaches MLS
• 2019-11-24 Listing Removed — Beaches MLS
• 2019-10-23 Listed $129,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2012-06-25 Sold (MLS) $43,000 Beaches MLS
• 2012-06-21 Listing Removed — Beaches MLS
• 2012-02-27 Listed $47,500 Beaches MLS
• 2003-04-04 Listing Removed — Beaches MLS
• 2003-03-20 Listed $94,900 Beaches MLS
• 2003-03-20 Listed $94,900 Beaches MLS
• 2001-09-07 Sold (Public Records) $77,900 Public Records
• 2001-08-22 Sold (MLS) $77,900 Beaches MLS
• 2001-07-14 Listing Removed — Beaches MLS
• 2001-06-01 Listed $77,900 Beaches MLS
• 1998-05-08 Sold (Public Records) $55,000 Public Records
• 1998-01-06 Sold (Public Records) $44,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $3,199 · -2.0% YoY. Source: county tax records.