23033 Watergate Cir · Watergate, FL 33428

$280,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 23 Days on market

Built 2001

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

no show until monday 3/29/2010.. . Great deal 3/2 Mobile Home and you own the land!

Key facts

• Built 2001
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#585 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, 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.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 41% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $95k; list at $280k implies a 195% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,800 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-2,504
• Equity at exit: $41,749

10-year hold

• IRR: 9.5%
• Equity multiple: 1.75×
• Total profit: $59,131
• Equity at exit: $24,209

Cash invested: $78,400 (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 33428

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,011 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $640

Break-even live

Break-even rent $2,202

Max offer price $280,000

Occupancy floor 74%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11887 Anchorage Way Boca Raton, FL	2.0	2.0	960	$1,900	$1.98	24d	1	0.12mi
22974 Seaspray Pl Boca Raton, FL	3.0	2.0	1080	$2,200	$2.04	12d	1	0.15mi
11942 N Branch Rd Boca Raton, FL	2.0	2.0	900	$1,950	$2.17	24d	1	0.22mi
22776 Neptune Rd Boca Raton, FL	3.0	2.0	1288	$2,900	$2.25	24d	1	0.26mi
6534 NW 80th Dr Parkland, FL	3.0	2.0	1661	$4,500	$2.71	14d	1	0.31mi
23392 Country Club Dr E Boca Raton, FL	3.0	2.0	1200	$3,500	$2.92	18d	1	0.35mi
10457 S 228th Ln Boca Raton, FL	2.0	2.0	1104	$1,900	$1.72	7d	1	0.38mi
11143 Model Cir E Boca Raton, FL	3.0	2.0	1116	$3,350	$3.00	24d	1	0.44mi
10323 Boca Bnd W Unit K4 Boca Raton, FL	2.0	2.0	1068	$2,600	$2.43	24d	1	0.46mi
10267 Boca Bnd W Unit G4 Boca Raton, FL	2.0	2.0	1068	$2,850	$2.67	24d	1	0.52mi
10669 Boca Entrada Blvd Boca Raton, FL	3.0	2.0	1083	$3,450	$3.19	24d	1	0.52mi
22592 Lombard Ave Boca Raton, FL	4.0	2.0	1369	$4,100	$2.99	24d	1	0.54mi
22592 Lombard Ave Boca Raton, FL	4.0	2.0	1369	$4,100	$2.99	2d	1	0.54mi
10234 Sleepy Brook Way Boca Raton, FL	3.0	2.0	1552	$3,500	$2.26	7d	1	0.60mi
10110 Boca Entrada Blvd #305 Boca Raton, FL	2.0	2.0	1155	$2,350	$2.03	3d	1	0.64mi
7525 NW 61st Ter #3103 Parkland, FL	3.0	2.0	1760	$3,200	$1.82	7d	1	0.65mi
10110 Boca Entrada Blvd Boca Raton, FL	2.0	2.0	1155	$2,338	$2.02	4d	2	0.65mi
10110 Boca Entrada Blvd Boca Raton, FL	2.0	2.0	1155	$2,338	$2.02	3d	2	0.65mi
10884 Gantry St Boca Raton, FL	4.0	2.0	1356	$4,200	$3.10	4d	1	0.71mi
9921 Three Lakes Cir Unit 9921 Boca Raton, FL	3.0	2.0	967	$2,700	$2.79	24d	1	0.86mi
22735 SW 66th Ave Boca Raton, FL	2.0	2.0	1170	$2,300	$1.97	5d	1	0.89mi
22618 Vistawood Way Boca Raton, FL	4.0	2.0	1668	$3,400	$2.04	7d	1	0.89mi
7374 NW 61st Ter Parkland, FL	3.0	2.5	1776	$3,750	$2.11	24d	1	0.90mi
10180 Fanfare Dr Unit 10180 Boca Raton, FL	3.0	2.0	1266	$3,800	$3.00	3d	1	0.91mi
10180 Fanfare Dr Unit 10180 Boca Raton, FL	3.0	2.0	1266	$3,800	$3.00	2d	1	0.91mi
22765 SW 66th Ave #204 Boca Raton, FL	2.0	2.0	1170	$3,000	$2.56	24d	1	0.91mi
4538 Albedo St Boca Raton, FL	3.0	2.0	1146	$3,400	$2.97	19d	1	0.94mi
4784 Alfresco St Boca Raton, FL	4.0	2.0	1343	$3,950	$2.94	24d	1	0.94mi
22541 Vistawood Way Boca Raton, FL	3.0	2.0	1200	$2,750	$2.29	24d	1	0.95mi
9973 Three Lakes Cir Boca Raton, FL	2.0	2.0	1026	$2,500	$2.44	24d	1	0.95mi
9993 Three Lakes Cir Boca Raton, FL	3.0	2.0	972	$2,600	$2.67	14d	1	0.96mi
9780 Marina Blvd #415 Boca Raton, FL	2.0	2.0	955	$2,000	$2.09	24d	1	0.97mi
22605 SW 66th Ave #403 Boca Raton, FL	2.0	2.0	1030	$2,100	$2.04	24d	1	0.99mi
9826 Marina Blvd #1027 Boca Raton, FL	2.0	2.0	955	$2,500	$2.62	24d	1	1.00mi
4954 Ataman St Boca Raton, FL	3.0	2.0	1819	$3,600	$1.98	7d	1	1.00mi
11750 Timbers Way Boca Raton, FL	3.0	2.0	1200	$3,150	$2.62	24d	1	1.02mi
22682 Family Cir Unit 22682 Boca Raton, FL	3.0	2.0	1425	$3,400	$2.39	14d	1	1.06mi
22745 SW 65th Way Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	3d	1	1.06mi
1620 SW 64th Way Unit H Boca Raton, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	1.08mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	2d	17	1.13mi

Listing history 17 events

1. 2026-06-18
   days on market $280,000 Active 23 DOM
2. 2026-06-17
   days on market $280,000 Active 22 DOM
3. 2026-06-16
   days on market $280,000 Active 21 DOM
4. 2026-06-15
   days on market $280,000 Active 20 DOM
5. 2026-06-13
   days on market $280,000 Active 18 DOM
6. 2026-06-09
   days on market $280,000 Active 14 DOM
7. 2026-06-07
   days on market $280,000 Active 12 DOM
8. 2026-06-04
   days on market $280,000 Active 9 DOM
9. 2026-06-03
   days on market $280,000 Active 8 DOM
10. 2026-06-01
    days on market $280,000 Active 6 DOM
11. 2026-05-31
    days on market $280,000 Active 5 DOM
12. 2026-05-26
    listed $280,000 Active
13. 2018-10-17
    soldstatus $95,000
14. 2011-03-30
    soldstatus $36,675 83-char remark

    Show marketing remark (83 chars)

    no show until monday 3/29/2010.. . Great deal 3/2 Mobile Home and you own the land!

15. 2010-10-03
    historical 83-char remark

    Show marketing remark (83 chars)

    no show until monday 3/29/2010.. . Great deal 3/2 Mobile Home and you own the land!

16. 2010-03-19
    listed $49,900 83-char remark

    Show marketing remark (83 chars)

    no show until monday 3/29/2010.. . Great deal 3/2 Mobile Home and you own the land!

17. 1991-10-15
    soldstatus $34,100

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$473/yr (+$39/mo · 25.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,136
• − Mortgage interest: −$15,684
• − Property taxes: −$1,851
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,891
• − Management: −$2,891
• − Depreciation: −$8,145
• Taxable income: $3,274
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $6,891/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 — Watergate

• Score: 67/100
• State rank: #585
• US rank: #11201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watergate, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

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 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% French/Haitian/Cajun 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: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

+721.1% since first listed

6 events — show timeline

• 2026-05-26 Listed $280,000 FSBO.com
• 2018-10-17 Sold (Public Records) $95,000 Public Records
• 2011-03-30 Sold (MLS) $36,675 Beaches MLS
• 2010-10-03 Listing Removed — Beaches MLS
• 2010-03-19 Listed $49,900 Beaches MLS
• 1991-10-15 Sold (Public Records) $34,100 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,851 · +3.7% YoY. Source: county tax records.