4201 S Ocean Blvd · South Palm Beach, FL 33480

$235,000

1 bd · 1.5 ba · 704 sqft · SingleFamily · 14 Days on market

Built 1973 Good condition

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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 +21.3/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0

Listing remarks

Beautifully renovated 1-bedroom, 2-bath condo in South Palm Beach. This unit has been completely updated with brand new floors, all new appliances, fully remodeled bathrooms, and fresh paint throughout. Bright, modern, and 100% move-in ready, perfect as a primary home, vacation getaway, or investment. Prime location just minutes from the beach, dining, and shopping. Turnkey. Stylish. Ready to enjoy

Key facts

• New floors
• Renovated
• Fresh paint

Tags

• RENOVATED
• UPDATED
• NEW FLOORS
• NEW APPLIANCES
• REMODELED BATHROOMS
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-82 ($-984/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $223k (5.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#340 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, 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 (+3.9%/yr); 447 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (5.1% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.1% appreciation + 3.9% rent growth), your $66k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 3y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,129 (5.1% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.81×
• Total profit: $53,111
• Equity at exit: $134,815

10-year hold

• IRR: 13.9%
• Equity multiple: 3.58×
• Total profit: $169,700
• Equity at exit: $234,042

Cash invested: $65,800 (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 33480

• Home prices YoY: 1.1%
• Rents YoY: 3.9%
• Active inventory: 447
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-82

Break-even live

Break-even rent $2,596

Max offer price $223,129

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $-1	+0% $-82	+5% $-163	+10% $-244
Rent	-10% $-279	-5% $-180	+0% $-82	+5% $16	+10% $115
Rate	-1.0pp $36	-0.5pp $-22	base $-82	+0.5pp $-143	+1.0pp $-205

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 S Ocean Blvd Unit K2 Palm Beach, FL	1.0	1.5	714	$2,299	$3.22	8d	1	0.04mi
3500 S Ocean Blvd Palm Beach, FL	1.0	1.0	580	$1,950	$3.36	2d	3	0.44mi
301 Croton Ave #302 Lantana, FL	1.0	1.0	702	$1,900	$2.71	25d	1	0.59mi
315 N Lake Dr Unit 6 Lantana, FL	1.0	1.0	590	$1,495	$2.53	18d	1	0.67mi
200 Croton Ave Lantana, FL	1.0–2.0	1.0	695	$1,675	$2.41	15d	2	0.67mi
119 Sunrise Ave Unit A Lantana, FL	1.0	1.0	555	$2,400	$4.32	21d	1	0.70mi
115 E Lantana Rd Lantana, FL	1.0	1.0	600	$1,600	$2.67	11d	1	0.70mi
115 Palm St Unit 117 Lantana, FL	—	1.0	450	$1,600	$3.56	25d	1	0.70mi
115 Palm St Unit 117 Lantana, FL	1.0	1.0	450	$1,575	$3.50	19d	1	0.70mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	19d	1	0.92mi
1609 S Federal Hwy Apt 102 Lake Worth Beach, FL	1.0	1.0	672	$1,459	$2.17	25d	1	1.01mi
605 E Coast Ave Unit 2 Lantana, FL	—	1.0	360	$1,200	$3.33	0d	1	1.02mi
112 Milton St Unit 112 Lantana, FL	2.0	1.0	682	$2,300	$3.37	8d	1	1.04mi
112 Milton St Unit 112 Lantana, FL	2.0	1.0	682	$2,300	$3.37	25d	1	1.04mi
1100 S Lake Dr Unit 09 Lantana, FL	2.0	1.0	700	$1,750	$2.50	25d	1	1.04mi
601 Latona Ave Lake Worth Beach, FL	1.0	1.0	500	$1,895	$3.79	25d	1	1.05mi
525 S Broadway Unit M Lantana, FL	1.0	1.0	600	$1,575	$2.62	25d	1	1.14mi
612 W Drew St Unit E Lantana, FL	1.0	1.0	550	$1,900	$3.45	3d	1	1.21mi
1115 S Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.29mi
1100 S Broadway Lantana, FL	1.0	1.0	650	$1,650	$2.54	19d	1	1.31mi
1200 S Broadway Lantana, FL	1.0	1.0	642	$1,525	$2.38	8d	1	1.35mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$2,118	$1.80	0d	20	1.36mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,897	$1.93	25d	25	1.38mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,934	$1.97	0d	23	1.38mi
1001 S Federal Hwy #1 Lake Worth Beach, FL	1.0	1.0	650	$1,995	$3.07	8d	1	1.38mi
928 S Federal Hwy Lake Worth, FL	1.0	1.0	700	$1,475	$2.11	0d	1	1.38mi
1001 S M St Unit 5 Lake Worth Beach, FL	1.0	1.0	600	$1,395	$2.33	22d	1	1.45mi
605 S 12th St Lantana, FL	2.0	1.0	700	$1,950	$2.79	4d	1	1.47mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.47mi

Listing history 9 events

1. 2026-06-18
   days on market $235,000 Active 14 DOM
2. 2026-06-17
   days on market $235,000 Active 13 DOM
3. 2026-06-16
   days on market $235,000 Active 12 DOM
4. 2026-06-15
   days on market $235,000 Active 11 DOM
5. 2026-06-13
   days on market $235,000 Active 9 DOM
6. 2026-06-09
   days on market $235,000 Active 5 DOM
7. 2026-06-07
   days on market $235,000 Active 3 DOM
8. 2026-06-04
   remarks 401-char remark
9. 2026-06-04
   listed $235,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,902
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$6,294
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$6,836
• Taxable loss: −$4,701
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $144/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This beautifully renovated 1-bedroom, 2-bath condo in South Palm Beach is move-in ready with new floors, appliances, and paint. It's in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value.
• Both Landscaping — Improves curb appeal and rental value.
• Both New outdoor lighting — Enhances curb appeal and safety for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value. ↑
• Both Landscaping — Improves curb appeal and rental value. ↑
• Both New outdoor lighting — Enhances curb appeal and safety for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — South Palm Beach

• Score: 72/100
• State rank: #340
• US rank: #5907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 10,924
• Household income: $150,633
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 213.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 1%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 20% · Canada, Dominican Republic, China
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 5.12%
• Current HPI: 464.2769
• Rent YoY: ▲ 3.92%
• 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

+4376.2% since first listed

26 events — show timeline

• 2026-06-04 Listed $235,000 ForSaleByOwner.com
• 2026-05-03 Rental Removed $2,750 SHOWMOJO
• 2026-05-01 Listed for Rent $2,750 RMLSFL
• 2026-03-14 Listed for Rent $2,200 SHOWMOJO
• 2026-01-01 Rental Removed $2,200 SHOWMOJO
• 2025-11-27 Listed for Rent $2,200 SHOWMOJO
• 2024-12-04 Rental Removed $2,900 RMLSFL
• 2024-09-15 Listed for Rent $2,900 RMLSFL
• 2024-03-19 Rental Removed $2,500 RMLSFL
• 2024-03-06 Price Changed $2,500 RMLSFL
• 2024-02-24 Listed for Rent $2,750 RMLSFL
• 2024-02-24 Rental Removed $2,700 RMLSFL
• 2024-02-15 Price Changed $2,700 RMLSFL
• 2024-01-21 Rental Removed $4,000 RMLSFL
• 2024-01-19 Rental Removed $4,000 RMLSFL
• 2024-01-19 Listed for Rent $4,000 RMLSFL
• 2024-01-04 Listed for Rent $4,000 RMLSFL
• 2024-01-04 Rental Removed $4,000 RMLSFL
• 2023-12-28 Price Changed $4,000 RMLSFL
• 2023-12-22 Listed for Rent $2,850 RMLSFL
• 2023-12-21 Price Changed $4,490 RMLSFL
• 2023-12-11 Price Changed $4,750 RMLSFL
• 2023-11-07 Rental Removed $4,950 RMLSFL
• 2023-10-20 Price Changed $4,950 RMLSFL
• 2023-10-20 Listed for Rent $3,000 RMLSFL
• 2023-09-22 Listed for Rent $5,250 RMLSFL