112 Doolen Ct #306 · North Palm Beach, FL 33408

$180,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 8 Days on market

Built 1965 $515/mo HOA · 18% of rent

---

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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 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 MLS

CALLING ALL BOATERS!! This 1 bedroom, 1 bath, 3rd floor furnished unit is a hidden gem in this active 55+ boating community of Lake Colony Two in North Palm Beach. Relax on your screened in balcony to enjoy intracoastal Southeast views of breathtaking morning sunrises and evening skyline of Singer Island. If you are a boater, fish off the docks or bring your boat, for only $2/foot, you may lease a slip upon availability! Features include; plantation shutters, hurricane impact front window & front door, updated electrical panel, crown & chair molding throughout, solid wood cabinetry, 2015 GE Refrigerator and 2015 Rheem AC. You will LOVE the breezes off your screened in balcony while enjoying a good book or glass of wine! You are less than 2 miles from the beautiful Palm beaches, minutes away to 5 star restaurants, shopping, North Palm Country Club and Golf, the new Brightline train, 11 miles to the popular Jupiter Lighthouse & Museum and less than 20 min to Palm Beach International Airport.

Key facts

• Screened balcony
• Waterfront apartment
• Intracoastal views

Tags

• WATERFRONT APARTMENT
• INTRACOASTAL VIEWS
• SCREENED BALCONY
• IMPACT FRONT WINDOW DOOR
• UPDATED ELECTRICAL PANEL
• CLOSE TO BEACHES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevator(s), pool, storage; Association fee covers management, amenities, cable TV, insurance, laundry, structural maintenance, pool(s), roof, sewer, trash and water; Community of 60 units; Senior community

Exterior

• Parking: Assigned parking (one space); Guest parking available
• Security: Exterior lighting
• Utilities: Cable available; Water, sewer and trash service included in association
• Home design: 3-story building; Entry on level 3; Attached property; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony (screened); Canal-front waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Plantation shutters; Impact glass windows; Family/Dining room; Pantry; Bedroom on main level
• Laundry & utility: Laundry service included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).

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.
• Market conditions: Rents flat; 400 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 37% 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $180,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.58% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 5.3

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-849
• Equity at exit: $26,839

10-year hold

• IRR: 5.3%
• Equity multiple: 1.33×
• Total profit: $16,806
• Equity at exit: $15,563

Cash invested: $50,400 (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: 400
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,851 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$75
• HOA: −$515
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $559

Break-even live

Break-even rent $2,143

Max offer price $180,000

Occupancy floor 75%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	$2,263	$2.12	2d	9	0.33mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$3,995	$2.54	5d	18	0.82mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	0.93mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $180,000 Active 8 DOM
2. 2026-06-17
   days on market $180,000 Active 7 DOM
3. 2026-06-16
   days on market $180,000 Active 6 DOM
4. 2026-06-15
   days on market $180,000 Active 5 DOM
5. 2026-06-13
   remarks 689-char remark
6. 2026-06-13
   listed $180,000 Active 3 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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 (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $34,214
• − Mortgage interest: −$10,083
• − Property taxes: −$1,910
• − Insurance: −$900
• − Repairs & maintenance: −$2,737
• − Management: −$2,737
• − HOA: −$6,180
• − Depreciation: −$5,236
• Taxable income: $4,431
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $5,648/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

+43.0% since first listed

16 events — show timeline

• 2026-06-09 Listed $180,000 MARMLS
• 2024-05-01 Sold (MLS) $190,000 Beaches MLS
• 2024-04-15 Pending — Beaches MLS
• 2024-04-08 Contingent — Beaches MLS
• 2024-04-05 Listed $195,000 Beaches MLS
• 2024-04-03 Coming Soon $195,000 Beaches MLS
• 2019-05-02 Listing Removed — MARMLS
• 2019-01-20 Price Changed $109,900 MARMLS
• 2018-12-13 Listed $99,000 MARMLS
• 2015-03-09 Sold (MLS) $70,000 Beaches MLS
• 2015-02-23 Contingent — Beaches MLS
• 2014-12-01 Listed $74,900 Beaches MLS
• 2014-11-22 Listing Removed — Beaches MLS
• 2014-07-30 Listed $75,000 Beaches MLS
• 2007-03-09 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-11 Listed $125,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $1,910 · +219.6% YoY. Source: county tax records.