236 Castlewood Dr #204 · North Palm Beach, FL 33408

$219,900

1 bd · 1.0 ba · 621 sqft · Condo public records · 152 Days on market

Built 1972 $570/mo HOA · 20% of rent

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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 +20.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

This exclusive residence presents a rare opportunity within a boutique 24-unit building. The all-ages community offers convenient amenities, including an elevator, private pool, and assigned parking. The unit features hurricane accordion shutters and impact windows for peace of mind, along with a screened-in patio showcasing captivating Intracoastal waterway views. Generously sized and thoughtfully updated, the residence offers abundant storage and an open layout. Recent improvements include an updated kitchen, new flooring, modern lighting, an upgraded electrical panel, and a new water heater, enhancing both style and functionality. The building has also completed major milestone inspectio

Key facts

• Private pool
• Screened-in patio
• Assigned parking

Tags

• HURRICANE ACCORDION SHUTTERS
• IMPACT WINDOWS
• SCREENED-IN PATIO
• INTRACOASTAL WATERWAY VIEWS
• PRIVATE POOL
• ASSIGNED PARKING

Property features AI

Finance

• Financial info: Pets allowed (restrictions, breed/number limits may apply)
• HOA & community: Monthly association fee of $570 (includes common areas); Association present

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; Resale condition; 3-story building; Faces southeast
• Construction: Concrete, stucco, CBS construction
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Built-in features; Walk-in closet(s); Blinds

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Lake Park Elementary School (math 57% / reading 62%, grade B-, #690 of 2,144 statewide, top 34%, 389 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 38% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 152 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 6.3

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-24,359
• Equity at exit: $32,788

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-25,947
• Equity at exit: $19,013

Cash invested: $61,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,908 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$92
• HOA: −$570
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $294

Break-even live

Break-even rent $2,536

Max offer price $219,900

Occupancy floor 85%

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: $54,975
• Closing costs: $6,597
• 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	0.40mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	0.84mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$3,995	$2.54	5d	18	0.89mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: waterelectricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-09
   days on market $219,900 Active 152 DOM
2. 2026-06-07
   days on market $219,900 Active 150 DOM
3. 2026-06-04
   days on market $219,900 Active 147 DOM
4. 2026-06-03
   days on market $219,900 Active 146 DOM
5. 2026-06-01
   days on market $219,900 Active 144 DOM
6. 2026-05-31
   days on market $219,900 Active 143 DOM
7. 2026-02-15
   price $219,900
8. 2026-01-08
   listed $225,000 Active
9. 2024-07-29
   historical
10. 2024-06-10
    price $220,000
11. 2024-05-29
    price $225,000
12. 2024-05-21
    status Active
13. 2024-05-18
    historical Active Under Contract
14. 2024-05-10
    price $227,500
15. 2024-04-28
    price $230,000
16. 2024-04-22
    listed $235,000 Active
17. 2024-04-19
    historical
18. 2024-03-17
    price $245,000
19. 2024-02-17
    listed $250,000 Active
20. 2024-02-14
    historical
21. 2024-02-05
    listed $245,000 Active
22. 2024-01-25
    historical
23. 2022-04-04
    soldstatus $220,000
24. 2022-03-11
    soldstatus $220,000 Closed
25. 2022-02-08
    historical Active Under Contract
26. 2022-02-05
    listed $219,900 Active
27. 2020-02-21
    soldstatus $116,000
28. 2020-02-19
    soldstatus $116,000 Closed
29. 2020-02-18
    status Pending
30. 2020-01-27
    historical Active Under Contract
31. 2020-01-15
    price $124,900
32. 2020-01-14
    listed $119,000 Active
33. 2016-06-14
    soldstatus $80,500
34. 2016-06-09
    soldstatus $80,500 Closed
35. 2016-06-03
    status Pending
36. 2016-05-02
    historical Contingent
37. 2016-04-28
    historical
38. 2016-04-26
    status Active
39. 2016-04-26
    historical
40. 2016-04-21
    price $85,000
41. 2016-03-09
    price $89,900
42. 2016-03-03
    listed $94,900 Active
43. 2006-05-10
    historical
44. 2006-02-15
    listed $185,000
45. 2001-05-23
    soldstatus $53,000

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,268 · $189/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 · 26 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: $34,900
• − Mortgage interest: −$12,318
• − Property taxes: −$2,268
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − HOA: −$6,840
• − Depreciation: −$6,397
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $3,431/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

+314.9% since first listed

39 events — show timeline

• 2026-02-15 Price Changed $219,900 Beaches MLS
• 2026-01-08 Listed $225,000 Beaches MLS
• 2024-07-29 Listing Removed — Beaches MLS
• 2024-06-10 Price Changed $220,000 Beaches MLS
• 2024-05-29 Price Changed $225,000 Beaches MLS
• 2024-05-21 Relisted — Beaches MLS
• 2024-05-18 Contingent — Beaches MLS
• 2024-05-10 Price Changed $227,500 Beaches MLS
• 2024-04-28 Price Changed $230,000 Beaches MLS
• 2024-04-22 Listed $235,000 Beaches MLS
• 2024-04-19 Listing Removed — Beaches MLS
• 2024-03-17 Price Changed $245,000 Beaches MLS
• 2024-02-17 Listed $250,000 Beaches MLS
• 2024-02-14 Listing Removed — Beaches MLS
• 2024-02-05 Listed $245,000 Beaches MLS
• 2024-01-25 Coming Soon — Beaches MLS
• 2022-04-04 Sold (Public Records) $220,000 Public Records
• 2022-03-11 Sold (MLS) $220,000 Beaches MLS
• 2022-02-08 Contingent — Beaches MLS
• 2022-02-05 Listed $219,900 Beaches MLS
• 2020-02-21 Sold (Public Records) $116,000 Public Records
• 2020-02-19 Sold (MLS) $116,000 Beaches MLS
• 2020-02-18 Pending — Beaches MLS
• 2020-01-27 Contingent — Beaches MLS
• 2020-01-15 Price Changed $124,900 Beaches MLS
• 2020-01-14 Listed $119,000 Beaches MLS
• 2016-06-14 Sold (Public Records) $80,500 Public Records
• 2016-06-09 Sold (MLS) $80,500 Beaches MLS
• 2016-06-03 Pending — Beaches MLS
• 2016-05-02 Contingent — Beaches MLS
• 2016-04-28 Listing Removed — Beaches MLS
• 2016-04-26 Relisted — Beaches MLS
• 2016-04-26 Listing Removed — Beaches MLS
• 2016-04-21 Price Changed $85,000 Beaches MLS
• 2016-03-09 Price Changed $89,900 Beaches MLS
• 2016-03-03 Listed $94,900 Beaches MLS
• 2006-05-10 Listing Removed — Beaches MLS
• 2006-02-15 Listed $185,000 Beaches MLS
• 2001-05-23 Sold (Public Records) $53,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,268 · +3.7% YoY. Source: county tax records.