72 Fairway Ln · Royal Palm Beach, FL 33411

$375,000

4 bd · 2.5 ba · 2,042 sqft · SingleFamily public records · 7 Days on market

Built 2000 1,825 sqft lot Est $658k · 43% under $200/mo HOA · 6% 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Lovely 4 bedroom + loft, 3 full baths home with 1 car garage + 2 car driveway. First floor open floor plan. First floor bedroom has been converted to open office that can be easily converted back. Full bathroom on first floor. Enormous eat-in kitchen with big pantry, stainless appliances, breakfast bar and formal dining and opens to living room and sliders to patio. Upstairs, you'll find the laundry room and a luxurious primary suite with a massive custom walk-in closet. The spacious master bath includes double sinks, a Roman tub, and a glass-enclosed shower. Recent updates include a new roof (2026), A/C (2022), Fridge (2026), D/W (2026), and water heater (2024). The low HOA fee covers pool

Key facts

• Open floor plan
• Formal dining
• Big pantry

Tags

• OPEN FLOOR PLAN
• ENORMOUS EAT-IN KITCHEN
• BIG PANTRY
• STAINLESS APPLIANCES
• BREAKFAST BAR
• FORMAL DINING

Property features AI

Finance

• Other: Pets allowed (contact for details)
• HOA & community: Homeowners association with monthly fee; HOA amenities include parking and a pool; HOA fee paid monthly; fee amount disclosed

Exterior

• Parking: Three total parking spaces; Attached 1-car garage; One covered space; Two open/driveway/guest spaces; Asphalt driveway
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Underground utilities
• Home design: Single family residence; Two levels; Resale condition; Property faces east
• Construction: Stucco and CBS construction; Composition roof; One story (listed stories total: 1)
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile; Engineered wood
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Roman tub; Upstairs living area
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-66 ($-786/yr) — negative.
• To cash-flow at today's rent, offer at most $363k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (7.8% below list).
• Recommended offer: $346k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living 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.
• Zoned schools: H. L. Johnson Elementary School (math 70% / reading 69%, grade A-, #364 of 2,144 statewide, top 19%, 817 students, 40% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 37 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).
• This rent runs 45% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% 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 (10.0% appreciation + 0.8% rent growth), your $105k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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: 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 $345,834 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 0.92% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $657,524
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Royal Pine Cir W	0.35mi	3/2.0 (-1)	1,772 (-13%)	21mo	$570,000	$322	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.84×
• Total profit: $192,917
• Equity at exit: $337,830

10-year hold

• IRR: 20.0%
• Equity multiple: 6.32×
• Total profit: $558,149
• Equity at exit: $728,543

Cash invested: $105,000 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$475 /mo · $5,698/yr
• Insurance: −$156
• HOA: −$200
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-66

Break-even live

Break-even rent $3,541

Max offer price $363,426

Occupancy floor 97%

Sensitivity live

Price	-10% $147	-5% $41	+0% $-66	+5% $-172	+10% $-278
Rent	-10% $-339	-5% $-202	+0% $-66	+5% $71	+10% $208
Rate	-1.0pp $123	-0.5pp $30	base $-66	+0.5pp $-163	+1.0pp $-262

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Fairway Ln Royal Palm Beach, FL	3.0	2.5	1684	$3,300	$1.96	22d	1	0.06mi
180 Heatherwood Dr Royal Palm Beach, FL	3.0	2.0	1462	$2,710	$1.85	5d	1	0.19mi
145 Prestige Dr Royal Palm Beach, FL	3.0	2.0	1464	$2,900	$1.98	17d	1	0.24mi
212 Trace Ct Royal Palm Beach, FL	3.0	2.0	1740	$3,050	$1.75	5d	1	0.27mi
148 Ponce de Leon St Royal Palm Beach, FL	3.0	2.0	2022	$3,500	$1.73	24d	1	0.36mi
2064 Reston Cir Royal Palm Beach, FL	4.0	2.5	2857	$3,990	$1.40	24d	1	0.37mi
2064 Reston Cir Royal Palm Beach, FL	4.0	2.5	2857	$3,990	$1.40	5d	1	0.37mi
190 Parkwood Dr Royal Palm Beach, FL	3.0	2.0	1644	$3,200	$1.95	24d	1	0.52mi
191 Parkwood Dr Royal Palm Beach, FL	3.0	3.0	2200	$4,000	$1.82	24d	1	0.54mi
202 Lakeside Landing Dr Royal Palm Beach, FL	3.0	2.5	1532	$3,200	$2.09	4d	1	0.57mi
147 Alcazar St Royal Palm Beach, FL	4.0	3.0	2182	$3,950	$1.81	5d	1	0.58mi
2418 Westmont Dr Royal Palm Beach, FL	4.0	3.0	2361	$4,950	$2.10	4d	1	0.61mi
100 Miramar Ave Royal Palm Beach, FL	3.0	2.0	1812	$3,600	$1.99	24d	1	0.63mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	22d	1	0.67mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	24d	1	0.67mi
216 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1461	$3,080	$2.11	8d	1	0.72mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	24d	1	0.77mi
1222 Oakwater Dr Royal Palm Beach, FL	3.0	3.0	2109	$3,395	$1.61	14d	1	0.81mi
1222 Oakwater Dr Royal Palm Beach, FL	3.0	3.0	2109	$3,395	$1.61	24d	1	0.81mi
158 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1887	$3,850	$2.04	22d	1	0.83mi
111 Weybridge Cir Royal Palm Beach, FL	3.0	2.5	1710	$3,100	$1.81	5d	1	0.84mi
151 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1421	$3,300	$2.32	24d	1	0.85mi
240 Bilbao St Royal Palm Beach, FL	3.0	2.0	1440	$3,400	$2.36	24d	1	0.86mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	24d	1	0.88mi
113 Madrid St Royal Palm Beach, FL	4.0	3.0	1720	$4,500	$2.62	24d	1	0.92mi
113 Madrid St Royal Palm Beach, FL	3.0	3.0	1720	$4,500	$2.62	10d	1	0.92mi
221 Bilbao St Royal Palm Beach, FL	3.0	2.0	1657	$3,700	$2.23	24d	1	1.00mi
104 Oxford Ct Royal Palm Beach, FL	4.0	3.0	2133	$4,500	$2.11	24d	1	1.04mi
100 Sparrow Dr #14 Royal Palm Beach, FL	3.0	2.0	1737	$2,725	$1.57	24d	1	1.09mi
100 Sparrow Dr #2 Royal Palm Beach, FL	3.0	2.0	1824	$2,725	$1.49	19d	1	1.11mi
2106 Belcara Ct West Palm Beach, FL	3.0	2.0	1891	$3,400	$1.80	24d	1	1.13mi
112 Princess Ct Royal Palm Beach, FL	3.0	2.0	1884	$3,900	$2.07	24d	1	1.23mi
179 Dove Cir Royal Palm Beach, FL	3.0	2.0	1642	$3,500	$2.13	24d	1	1.25mi
2830 Bellarosa Cir West Palm Beach, FL	3.0	2.5	2046	$3,300	$1.61	24d	1	1.27mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	18d	1	1.33mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,100	$2.05	2d	1	1.34mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,300	$2.15	20d	1	1.34mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: waterpool

Listing history 6 events

1. 2026-06-18
   days on market $375,000 Active 7 DOM
2. 2026-06-17
   days on market $375,000 Active 6 DOM
3. 2026-06-16
   days on market $375,000 Active 5 DOM
4. 2026-06-15
   days on market $375,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $375,000 Active 2 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: $5,698 · $475/mo
• Projected year-2 tax: $5,698 · $475/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $41,500
• − Mortgage interest: −$21,006
• − Property taxes: −$5,698
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − HOA: −$2,400
• − Depreciation: −$10,909
• Taxable loss: −$7,028
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $900/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+206.1% since first listed

21 events — show timeline

• 2026-06-11 Listed $375,000 Beaches MLS
• 2025-07-04 Listing Removed — Beaches MLS
• 2025-05-23 Price Changed $455,000 Beaches MLS
• 2025-04-28 Price Changed $465,900 Beaches MLS
• 2025-04-22 Price Changed $474,895 Beaches MLS
• 2025-04-05 Listed $478,000 Beaches MLS
• 2025-04-02 Listing Removed — Beaches MLS
• 2025-03-25 Listed $475,000 Beaches MLS
• 2023-06-15 Sold (Public Records) $401,000 Public Records
• 2023-06-12 Sold (MLS) $401,000 Beaches MLS
• 2023-05-23 Pending — Beaches MLS
• 2023-05-08 Contingent — Beaches MLS
• 2023-05-02 Listed $395,000 Beaches MLS
• 2011-08-08 Sold (Public Records) $146,750 Public Records
• 2011-07-29 Sold (MLS) $146,750 Beaches MLS
• 2011-07-02 Listing Removed — Beaches MLS
• 2011-02-18 Listed $149,995 Beaches MLS
• 2002-10-02 Sold (Public Records) $134,000 Public Records
• 2001-10-08 Listing Removed — Beaches MLS
• 2001-08-25 Listed $129,000 Beaches MLS
• 2001-01-19 Sold (Public Records) $122,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $5,698 · +3.2% YoY. Source: county tax records.