1605 S Us Highway 1 Unit C306 · Jupiter, FL 33477

$369,000

2 bd · 2.0 ba · 1,183 sqft · Condo public records · 35 Days on market

Built 1981 $1079/mo HOA · 30% 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).

• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Cash flow +5.6/30.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Beautifully located 2-bedroom, 2-bath condo in the heart of Jupiter, FL offering 1,183 sq ft of comfortable coastal living. This well-maintained unit features updated LVP flooring, a bright functional layout, assigned parking, and a 5-year-old HVAC system. The community has completed major structural improvements, including rebar replacement and inspection, and offers resort-style amenities such as a pool and tennis courts. Conveniently located near beaches, shopping, and dining, this condo combines comfort, convenience, and South Florida living at its best.

Key facts

• $1,079 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Community contains 435 units; Pets allowed (number and size limits; restrictions possible)
• HOA & community: Has association (Sea Rise Cond); Monthly HOA fee includes maintenance of structure, sewer, trash, water, reserve funds, and pool service

Exterior

• Parking: Assigned parking; Guest parking (total 1 space)
• Security: Security lights; Security patrol
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Condominium; One level; Faces west; Resale
• Construction: Concrete and stucco construction; Other roof
• Exterior features: Waterfront property; East of US-1 frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central individual heating; Central air conditioning
• Interior features: Walk-in closets; Stacked bedroom layout; Furnished
• Laundry & utility: Laundry: Other (on-site laundry features)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $369k.

Deal economics

• At list price, monthly cash flow is $-836 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (40.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (3.4% below list).
• Recommended offer: $221k (40.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#415 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Beacon Cove Intermediate School (math 84% / reading 86%, grade A+, #35 of 2,144 statewide, top 2%, 641 students, 19% FRL); Jupiter Middle School (math 62% / reading 63%, grade B+, #116 of 571 statewide, top 21%, 1,384 students, 38% FRL); Jupiter High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 3,087 students, 28% FRL) — zoned schools average 28% FRL vs 52% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 69% at this address vs 50% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+10.3%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $13k of equity ($3k loan paydown + $11k appreciation (2.9% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $369k implies a 310% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 30% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,283 (40.0% 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 35 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.97% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.94%
• DSCR: 0.60
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.93% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $9,360
• Equity at exit: $164,432

10-year hold

• IRR: 8.4%
• Equity multiple: 2.41×
• Total profit: $145,831
• Equity at exit: $252,259

Cash invested: $103,320 (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 33477

• Home prices YoY: 0.8%
• Rents YoY: 10.3%
• Active inventory: 338
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,564 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$417 /mo · $5,006/yr
• Insurance: −$154
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,079
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-836

Break-even live

Break-even rent $4,622

Max offer price $221,283

Occupancy floor —

Sensitivity live

Price	-10% $-627	-5% $-732	+0% $-836	+5% $-941	+10% $-1,045
Rent	-10% $-1,118	-5% $-977	+0% $-836	+5% $-695	+10% $-555
Rate	-1.0pp $-650	-0.5pp $-742	base $-836	+0.5pp $-932	+1.0pp $-1,029

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 S US Highway 1 Unit B205 Jupiter, FL	1.0	1.5	860	$1,900	$2.21	25d	1	0.02mi
1605 S US Highway 1 Unit E103 Jupiter, FL	1.0	1.5	860	$5,500	$6.40	25d	1	0.02mi
1605 S US Highway 1 Unit E301 Jupiter, FL	2.0	2.0	1183	$6,500	$5.49	25d	1	0.02mi
1605 S US Highway 1 Unit A408 Jupiter, FL	2.0	2.0	1183	$2,500	$2.11	25d	1	0.02mi
1605 S US Highway 1 Unit A203 Jupiter, FL	1.0	1.5	860	$4,800	$5.58	25d	1	0.02mi
1605 S US Highway 1 Unit A301 Jupiter, FL	2.0	2.0	1183	$7,000	$5.92	25d	1	0.02mi
1605 S US Highway 1 Unit F401 Jupiter, FL	2.0	2.0	1183	$2,400	$2.03	25d	1	0.02mi
1605 S US Highway 1 Unit F203 Jupiter, FL	1.0	1.5	860	$5,000	$5.81	25d	1	0.02mi
1605 S US Highway 1 Unit E201 Jupiter, FL	2.0	2.0	1183	$2,500	$2.11	0d	1	0.02mi
1605 S US Highway 1 Unit B201 Jupiter, FL	2.0	2.0	1183	$2,350	$1.99	6d	1	0.02mi
1605 S US Highway 1 Unit A303 Jupiter, FL	1.0	1.5	860	$2,750	$3.20	25d	1	0.02mi
1300 Jimmy Buffett Memorial Hwy Unit 119 Jupiter, FL	2.0	2.0	1485	$3,500	$2.36	17d	1	0.11mi
1300 Jimmy Buffett Memorial Hwy Unit 326 Jupiter, FL	2.0	2.0	1306	$3,500	$2.68	8d	1	0.11mi
1300 Jimmy Buffett Memorial Hwy Unit 624 Jupiter, FL	2.0	2.0	1306	$10,000	$7.66	17d	1	0.11mi
1605 S US Highway 1 Unit 9H Jupiter, FL	2.0	2.0	1160	$2,800	$2.41	23d	1	0.16mi
1605 S US Highway 1 Unit 7A Jupiter, FL	1.0	1.0	740	$2,600	$3.51	15d	1	0.16mi
1605 S US Highway 1 Unit 3H Jupiter, FL	2.0	2.0	1160	$2,700	$2.33	25d	1	0.16mi
1605 S US Highway 1 Unit 1A Jupiter, FL	1.0	1.0	740	$2,100	$2.84	25d	1	0.16mi
1605 S US Highway 1 Unit 4H Jupiter, FL	1.0	1.5	1160	$6,500	$5.60	25d	1	0.16mi
1605 S US Highway 1 Unit 8G Jupiter, FL	2.0	2.0	1160	$3,000	$2.59	23d	1	0.16mi
1605 S US Highway 1 Unit 10C Jupiter, FL	1.0	1.0	740	$2,950	$3.99	25d	1	0.16mi
1605 S US Highway 1 Unit 201M2 Jupiter, FL	2.0	2.0	1026	$2,100	$2.05	23d	1	0.19mi
1605 S US Highway 1 Unit 111M2 Jupiter, FL	1.0	1.0	713	$4,000	$5.61	25d	1	0.19mi
1605 U.S. 1 Unit 104 Jupiter, FL	1.0	1.5	860	$3,000	$3.49	25d	1	0.20mi
1605 U.S. 1 Unit M2-214 Jupiter, FL	2.0	2.0	1026	$2,200	$2.14	0d	1	0.21mi
1605 S US Highway 1 Unit 205V6 Jupiter, FL	1.0	1.5	704	$2,100	$2.98	25d	1	0.25mi
1605 S Us Highway 1 Unit V2-204 Jupiter, FL	1.0	1.5	704	$1,900	$2.70	15d	1	0.25mi
1605 U.S. 1 Unit 301v6 Jupiter, FL	2.0	2.0	1200	$4,000	$3.33	25d	1	0.25mi
1605 U.S. 1 Unit V2-201 Jupiter, FL	1.0	1.5	935	$2,000	$2.14	25d	1	0.25mi
1605 S US Highway 1 Unit 303M1 Jupiter, FL	2.0	2.0	1500	$6,500	$4.33	25d	1	0.25mi
1605 U.S. 1 Unit SL6E Jupiter, FL	2.0	2.0	1160	$2,800	$2.41	25d	1	0.25mi
176 Helios Dr #203 Jupiter, FL	2.0	2.0	1460	$12,000	$8.22	25d	1	0.30mi
176 Helios Dr Jupiter, FL	2.0–3.0	2.0–3.0	2096	$8,000	$3.82	18d	3	0.32mi
176 Helios Dr Jupiter, FL	2.0–3.0	2.0–3.0	2096	$8,500	$4.06	16d	2	0.32mi
226 Seabreeze Cir Jupiter, FL	2.0	2.5	1250	$3,475	$2.78	25d	1	0.33mi
234 Seabreeze Cir Jupiter, FL	2.0	2.5	1250	$2,750	$2.20	25d	1	0.34mi
1801 S US Highway 1 Unit 17C Jupiter, FL	2.0	2.0	1100	$7,000	$6.36	25d	1	0.34mi
1801 S US Highway 1 Unit 5B Jupiter, FL	2.0	2.0	1100	$2,850	$2.59	25d	1	0.34mi
1801 S US Highway 1 Unit 1A Jupiter, FL	2.0	2.0	1100	$6,500	$5.91	18d	1	0.34mi
1801 S US Highway 1 Unit 13A Jupiter, FL	2.0	2.0	1100	$2,250	$2.05	3d	1	0.34mi

HOA detail condo

• Monthly dues: $1,079 · $12,948/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-13
   statusdays on market $369,000 Pending 35 DOM
2. 2026-06-09
   days on market $369,000 Active 34 DOM
3. 2026-06-08
   days on market $369,000 Active 33 DOM
4. 2026-06-07
   days on market $369,000 Active 32 DOM
5. 2026-06-04
   days on market $369,000 Active 29 DOM
6. 2026-06-03
   days on market $369,000 Active 28 DOM
7. 2026-06-02
   days on market $369,000 Active 27 DOM
8. 2026-06-01
   days on market $369,000 Active 26 DOM
9. 2026-05-31
   days on market $369,000 Active 25 DOM
10. 2026-05-19
    price $369,000
11. 2026-05-13
    price $389,000
12. 2026-05-06
    listed $399,000 Active
13. 2026-04-29
    historical $2,350
14. 2026-04-26
    listed $2,350
15. 2026-04-18
    historical $2,500
16. 2026-04-17
    listed $2,500
17. 2025-09-11
    historical $6,000
18. 2025-08-08
    listed $6,000
19. 2025-08-08
    historical $3,000
20. 2025-05-24
    listed $3,000
21. 2024-10-24
    historical $6,800
22. 2024-10-12
    listed $6,800
23. 1990-08-23
    soldstatus $90,000
24. 1981-12-01
    soldstatus $103,200

ⓘ 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: $5,006 · $417/mo
• Projected year-2 tax: $5,006 · $417/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,763
• − Mortgage interest: −$20,670
• − Property taxes: −$5,006
• − Insurance: −$2,642
• − Repairs & maintenance: −$3,421
• − Management: −$3,421
• − HOA: −$12,948
• − Depreciation: −$10,735
• Taxable loss: −$16,080
• Est. tax savings @ 24.0%: +$3,859
• After-tax cash flow: $-6,175/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 — Jupiter

• Score: 70/100
• State rank: #415
• US rank: #7386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jupiter, FL
• County: Palm Beach County · 1,438,312 people
• City population: 68,420
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 12,908
• Household income: $104,992
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 445.0

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 6% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 10% · Canada, Guatemala, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▲ 2.93%
• Current HPI: 356.212
• Rent YoY: ▲ 10.27%
• 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

+257.6% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $369,000 Beaches MLS
• 2026-05-13 Price Changed $389,000 Beaches MLS
• 2026-05-06 Listed $399,000 Beaches MLS
• 2026-04-29 Rental Removed $2,350 RMLSFL
• 2026-04-26 Listed for Rent $2,350 RMLSFL
• 2026-04-18 Rental Removed $2,500 RMLSFL
• 2026-04-17 Listed for Rent $2,500 RMLSFL
• 2025-09-11 Rental Removed $6,000 GFLMLS
• 2025-08-08 Listed for Rent $6,000 GFLMLS
• 2025-08-08 Rental Removed $3,000 GFLMLS
• 2025-05-24 Listed for Rent $3,000 GFLMLS
• 2024-10-24 Rental Removed $6,800 RMLSFL
• 2024-10-12 Listed for Rent $6,800 RMLSFL
• 1990-08-23 Sold (Public Records) $90,000 Public Records
• 1981-12-01 Sold (Public Records) $103,200 Public Records

Property tax history

+8.8%/yr

Latest (2025): $5,006 · +3.1% YoY. Source: county tax records.