3490 Briar Bay Blvd #206 · West Palm Beach, FL 33411

$249,900

3 bd · 2.0 ba · 1,092 sqft · Condo public records · 38 Days on market

Built 2003 $361/mo HOA · 17% 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 +5.6/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

A wonderful unit in a great community, located very near the turnpike for easy travel. Shopping and entertainment close by. Great for investor, or move here yourself!

Key facts

• Gated community
• Lake views
• Newer appliances

Tags

• CORNER UNIT
• GATED COMMUNITY
• LAKE VIEWS
• PRIVATE SCREENED PORCH
• TILE FLOORING
• NEWER APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible); Community contains 288 units
• HOA & community: Community association with monthly fee; Monthly HOA fee $361; HOA covers structure maintenance, sewer, trash, water, and roof repairs; Community amenities include management, parking, sidewalks, and street lights

Exterior

• Parking: Assigned parking; Guest parking; 2 open parking spaces (2 total)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Resale condition; 2 stories total
• Construction: Concrete/CBS construction
• Exterior features: Open porch; Porch; Waterfront property

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating (central individual); Central individual electric cooling
• Interior features: Built-in features; Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (36.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.4% below list).
• Recommended offer: $158k (36.9% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Grassy Waters Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 739 students, 64% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-19 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 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).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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 $91k; list at $250k implies a 175% 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; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,741 (36.9% 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 38 days. Have you received any prior offers? Is the seller open to a 37% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.85% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.95%
• DSCR: 0.60
• GRM: 9.9

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: 17.3%
• Equity multiple: 2.41×
• Total profit: $98,716
• Equity at exit: $225,130

10-year hold

• IRR: 15.9%
• Equity multiple: 5.42×
• Total profit: $309,155
• Equity at exit: $485,501

Cash invested: $69,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$416 /mo · $4,990/yr
• Insurance: −$104
• HOA: −$361
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-522

Break-even live

Break-even rent $2,774

Max offer price $157,741

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3490 Briar Bay Blvd West Palm Beach, FL	2.0	2.0	920	$1,800	$1.96	3d	1	0.03mi
3490 Briar Bay Blvd #104 West Palm Beach, FL	2.0	2.0	883	$1,799	$2.04	14d	1	0.03mi
3512 Briar Bay Blvd #105 West Palm Beach, FL	2.0	2.0	883	$2,000	$2.27	7d	1	0.19mi
3760 N Jog Rd #204 West Palm Beach, FL	2.0	2.0	863	$1,900	$2.20	24d	1	0.22mi
3760 N Jog Rd West Palm Beach, FL	3.0	2.0	1375	$2,500	$1.82	24d	1	0.23mi
3790 N Jog Rd #203 West Palm Beach, FL	2.0	2.0	863	$1,850	$2.14	7d	1	0.24mi
3810 N Jog Rd West Palm Beach, FL	2.0	2.0	904	$1,950	$2.16	7d	2	0.26mi
3504 Briar Bay Blvd #205 West Palm Beach, FL	2.0	2.0	863	$1,850	$2.14	24d	1	0.31mi
3504 Briar Bay Blvd #205 West Palm Beach, FL	2.0	2.0	863	$1,800	$2.09	4d	1	0.31mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	1d	1	0.60mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	24d	1	0.60mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	24d	1	0.61mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	24d	1	0.67mi
6516 Morgan Hill Trl #1809 West Palm Beach, FL	2.0	2.5	1086	$2,050	$1.89	2d	1	0.70mi
245 Northampton M West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	5d	1	0.71mi
2944 Hidden Hills Rd #1604 West Palm Beach, FL	3.0	3.0	1450	$2,390	$1.65	24d	1	0.73mi
2904 Hidden Hills Rd Unit 904 West Palm Beach, FL	3.0	2.5	1379	$2,200	$1.60	24d	1	0.73mi
2912 Hidden Hills Rd #1205 West Palm Beach, FL	3.0	3.0	1423	$2,400	$1.69	24d	1	0.74mi
6549 Diamond Springs Ter #2004 West Palm Beach, FL	3.0	2.5	1362	$2,300	$1.69	2d	1	0.74mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	10d	1	0.75mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	11d	1	0.75mi
2905 Hidden Hills Rd #2203 West Palm Beach, FL	2.0	2.5	1086	$2,100	$1.93	24d	1	0.77mi
145 Northampton H Unit H West Palm Beach, FL	2.0	1.5	798	$1,800	$2.26	7d	1	0.81mi
3130 N Jog Rd West Palm Beach, FL	1.0–3.0	1.0–2.0	1145	$2,843	$2.48	2d	19	0.82mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	24d	1	0.87mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	1d	1	0.88mi
115 Camden E West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	24d	1	0.91mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	0.93mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	20d	1	1.08mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	1d	1	1.10mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	24d	1	1.12mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,650	$2.50	2d	2	1.19mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,650	$2.50	14d	2	1.19mi
6533 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1058	$2,200	$2.08	2d	2	1.19mi
6386 Emerald Dunes Dr #201 West Palm Beach, FL	3.0	2.0	1381	$2,650	$1.92	24d	1	1.19mi
6559 Emerald Dunes Dr Royal Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$2,500	$2.36	24d	2	1.23mi
6418 Emerald Dunes Dr #305 West Palm Beach, FL	2.0	2.0	1262	$2,250	$1.78	24d	1	1.24mi
6529 Emerald Dunes Dr Unit 319 Royal Palm Beach, FL	2.0	2.0	1058	$2,000	$1.89	24d	1	1.25mi
6510 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1262	$2,225	$1.76	18d	2	1.26mi
6505 Emerald Dunes Dr Unit 315 West Palm Beach, FL	2.0	2.0	1226	$2,000	$1.63	24d	1	1.27mi

HOA detail condo

• Monthly dues: $361 · $4,332/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $249,900 Active 38 DOM
2. 2026-06-17
   days on market $249,900 Active 37 DOM
3. 2026-06-16
   days on market $249,900 Active 36 DOM
4. 2026-06-15
   days on market $249,900 Active 35 DOM
5. 2026-06-13
   days on market $249,900 Active 33 DOM
6. 2026-06-09
   days on market $249,900 Active 29 DOM
7. 2026-06-08
   days on market $249,900 Active 28 DOM
8. 2026-06-07
   days on market $249,900 Active 27 DOM
9. 2026-06-04
   days on market $249,900 Active 24 DOM
10. 2026-06-03
    days on market $249,900 Active 23 DOM
11. 2026-06-02
    days on market $249,900 Active 22 DOM
12. 2026-06-01
    days on market $249,900 Active 21 DOM
13. 2026-05-31
    days on market $249,900 Active 20 DOM
14. 2026-05-11
    listed $249,900 Active
15. 2026-04-07
    historical $2,000
16. 2026-03-31
    listed $2,000
17. 2026-03-30
    historical $2,000
18. 2026-01-03
    listed $2,000
19. 2026-01-02
    historical $2,100
20. 2025-12-30
    listed $2,100
21. 2025-12-29
    historical $2,100
22. 2025-11-01
    listed $2,100
23. 2025-11-01
    historical $2,100
24. 2025-10-31
    listed $2,100
25. 2016-03-02
    soldstatus $91,000
26. 2016-02-25
    soldstatus $91,000 Closed 166-char remark

    Show marketing remark (166 chars)

    A wonderful unit in a great community, located very near the turnpike for easy travel. Shopping and entertainment close by. Great for investor, or move here yourself!

27. 2016-01-13
    historical Contingent 166-char remark

    Show marketing remark (166 chars)

    A wonderful unit in a great community, located very near the turnpike for easy travel. Shopping and entertainment close by. Great for investor, or move here yourself!

28. 2015-08-05
    price $97,000 166-char remark

    Show marketing remark (166 chars)

    A wonderful unit in a great community, located very near the turnpike for easy travel. Shopping and entertainment close by. Great for investor, or move here yourself!

29. 2015-06-25
    status Active 166-char remark

    Show marketing remark (166 chars)

    A wonderful unit in a great community, located very near the turnpike for easy travel. Shopping and entertainment close by. Great for investor, or move here yourself!

30. 2015-06-24
    listed $99,000 Active 166-char remark

    Show marketing remark (166 chars)

    A wonderful unit in a great community, located very near the turnpike for easy travel. Shopping and entertainment close by. Great for investor, or move here yourself!

31. 2015-06-24
    historical 166-char remark

    Show marketing remark (166 chars)

    A wonderful unit in a great community, located very near the turnpike for easy travel. Shopping and entertainment close by. Great for investor, or move here yourself!

32. 2012-04-11
    soldstatus $97,000
33. 2011-12-23
    soldstatus $62,000
34. 2011-12-13
    historical
35. 2011-12-12
    listed $60,000
36. 2009-06-05
    historical
37. 2008-06-06
    listed $149,000

ⓘ 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: $4,990 · $416/mo
• Projected year-2 tax: $4,990 · $416/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $25,363
• − Mortgage interest: −$13,998
• − Property taxes: −$4,990
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − HOA: −$4,332
• − Depreciation: −$7,270
• Taxable loss: −$10,534
• Est. tax savings @ 24.0%: +$2,528
• After-tax cash flow: $-3,732/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

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• 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

+67.7% since first listed

24 events — show timeline

• 2026-05-11 Listed $249,900 Beaches MLS
• 2026-04-07 Rental Removed $2,000 RMLSFL
• 2026-03-31 Listed for Rent $2,000 RMLSFL
• 2026-03-30 Rental Removed $2,000 RMLSFL
• 2026-01-03 Listed for Rent $2,000 RMLSFL
• 2026-01-02 Rental Removed $2,100 RENTSPREE
• 2025-12-30 Listed for Rent $2,100 RENTSPREE
• 2025-12-29 Rental Removed $2,100 GFLMLS
• 2025-11-01 Listed for Rent $2,100 GFLMLS
• 2025-11-01 Rental Removed $2,100 RMLSFL
• 2025-10-31 Listed for Rent $2,100 RMLSFL
• 2016-03-02 Sold (Public Records) $91,000 Public Records
• 2016-02-25 Sold (MLS) $91,000 Beaches MLS
• 2016-01-13 Contingent — Beaches MLS
• 2015-08-05 Price Changed $97,000 Beaches MLS
• 2015-06-25 Relisted — Beaches MLS
• 2015-06-24 Listed $99,000 Beaches MLS
• 2015-06-24 Listing Removed — Beaches MLS
• 2012-04-11 Sold (Public Records) $97,000 Public Records
• 2011-12-23 Sold (MLS) $62,000 Beaches MLS
• 2011-12-13 Listing Removed — Beaches MLS
• 2011-12-12 Listed $60,000 Beaches MLS
• 2009-06-05 Listing Removed — Beaches MLS
• 2008-06-06 Listed $149,000 Beaches MLS

Property tax history

+6.6%/yr

Latest (2025): $4,990 · +5.9% YoY. Source: county tax records.