3533 Florida Blvd · Cabana Colony, FL 33410

$380,000

3 bd · 1.5 ba · 925 sqft · SingleFamily public records · 291 Days on market

Built 1961 6,000 sqft lot

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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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking to own this darling single family home in Cabana Colony. This home has been lovingly cared for by the same owners since the 1960's. The home features a large living room with laminate flooring, a dining area off the kitchen with neutral tile flooring and a spacious kitchen with wood cabinets, full appliance package and cream colored countertops. The home has all new impact glass doors and windows installed throughout and features a large fenced backyard with a oversized concrete patio and a jacuzzi hot tub to enjoy! The home has a utility room which houses the washer/dryer and an additional utility room that is for storage in the carport area. This is a large space approx. 8x8. The bathroom features a retro look and a half bath rounds out the home.

Key facts

• 6,000 sq ft lot
• Parking
• Built 1961

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Association amenities: None, Workshop area

Exterior

• Parking: Carport (1 covered space)
• Utilities: Public water; Water service available
• Home design: Single-family residence; One story; Faces south; Resale property
• Construction: Brick, concrete, CBS construction
• Exterior features: Not waterfront; No waterfront features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom (total: 2 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $0 ($-3/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (14.4% below list).
• Recommended offer: $325k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#346 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D, 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 (+2.5%/yr); 303 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($95k/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 $3k of loan paydown is wiped out by about $11k 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 291 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $325,293 (14.4% 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 291 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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 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: 0.86% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-63,238
• Equity at exit: $56,659

10-year hold

• IRR: -9.7%
• Equity multiple: 0.42×
• Total profit: $-61,772
• Equity at exit: $32,855

Cash invested: $106,400 (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 33410

• Rents YoY: 2.5%
• Active inventory: 303
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,253 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$419 /mo · $5,027/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-0

Break-even live

Break-even rent $3,253

Max offer price $379,958

Occupancy floor 95%

Sensitivity live

Price	-10% $215	-5% $107	+0% $0	+5% $-108	+10% $-215
Rent	-10% $-257	-5% $-129	+0% $0	+5% $128	+10% $257
Rate	-1.0pp $191	-0.5pp $96	base $0	+0.5pp $-99	+1.0pp $-199

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	24d	1	0.18mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	22d	1	0.18mi
3745 Atlantic Rd Unit 3745 Palm Beach Gardens, FL	4.0	2.0	1119	$2,900	$2.59	24d	1	0.27mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$3,002	$3.06	1d	18	0.34mi
2802 Sarento Pl #204 Palm Beach Gardens, FL	2.0	2.0	1092	$3,500	$3.21	24d	1	0.74mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$4,108	$4.12	2d	25	1.16mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	1d	30	1.31mi
4045 Central Gardens Way Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1175	$3,772	$3.21	2d	18	1.39mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	24d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $380,000 Active 291 DOM
2. 2026-06-17
   days on market $380,000 Active 290 DOM
3. 2026-06-16
   days on market $380,000 Active 289 DOM
4. 2026-06-15
   days on market $380,000 Active 288 DOM
5. 2026-06-13
   days on market $380,000 Active 286 DOM
6. 2026-06-09
   days on market $380,000 Active 282 DOM
7. 2026-06-07
   days on market $380,000 Active 280 DOM
8. 2026-06-04
   days on market $380,000 Active 277 DOM
9. 2026-06-03
   days on market $380,000 Active 276 DOM
10. 2026-06-01
    days on market $380,000 Active 274 DOM
11. 2026-05-31
    days on market $380,000 Active 273 DOM
12. 2026-05-07
    price $380,000
13. 2025-12-21
    price $390,000
14. 2025-10-20
    price $390,999
15. 2025-09-30
    price $410,000
16. 2025-08-31
    listed $430,000 Active
17. 2022-12-20
    soldstatus $350,000
18. 2022-12-15
    soldstatus $350,000 Closed 788-char remark

    Show marketing remark (788 chars)

    Opportunity is knocking to own this darling single family home in Cabana Colony. This home has been lovingly cared for by the same owners since the 1960's. The home features a large living room with laminate flooring, a dining area off the kitchen with neutral tile flooring and a spacious kitchen with wood cabinets, full appliance package and cream colored countertops. The home has all new impact glass doors and windows installed throughout and features a large fenced backyard with a oversized concrete patio and a jacuzzi hot tub to enjoy! The home has a utility room which houses the washer/dryer and an additional utility room that is for storage in the carport area. This is a large space approx. 8x8. The bathroom features a retro look and a half bath rounds out the home.

19. 2022-10-17
    status Pending 788-char remark

    Show marketing remark (788 chars)

    Opportunity is knocking to own this darling single family home in Cabana Colony. This home has been lovingly cared for by the same owners since the 1960's. The home features a large living room with laminate flooring, a dining area off the kitchen with neutral tile flooring and a spacious kitchen with wood cabinets, full appliance package and cream colored countertops. The home has all new impact glass doors and windows installed throughout and features a large fenced backyard with a oversized concrete patio and a jacuzzi hot tub to enjoy! The home has a utility room which houses the washer/dryer and an additional utility room that is for storage in the carport area. This is a large space approx. 8x8. The bathroom features a retro look and a half bath rounds out the home.

20. 2022-10-11
    listed $347,500 Active 788-char remark

    Show marketing remark (788 chars)

    Opportunity is knocking to own this darling single family home in Cabana Colony. This home has been lovingly cared for by the same owners since the 1960's. The home features a large living room with laminate flooring, a dining area off the kitchen with neutral tile flooring and a spacious kitchen with wood cabinets, full appliance package and cream colored countertops. The home has all new impact glass doors and windows installed throughout and features a large fenced backyard with a oversized concrete patio and a jacuzzi hot tub to enjoy! The home has a utility room which houses the washer/dryer and an additional utility room that is for storage in the carport area. This is a large space approx. 8x8. The bathroom features a retro look and a half bath rounds out the home.

21. 2022-10-08
    historical $347,500 788-char remark

    Show marketing remark (788 chars)

    Opportunity is knocking to own this darling single family home in Cabana Colony. This home has been lovingly cared for by the same owners since the 1960's. The home features a large living room with laminate flooring, a dining area off the kitchen with neutral tile flooring and a spacious kitchen with wood cabinets, full appliance package and cream colored countertops. The home has all new impact glass doors and windows installed throughout and features a large fenced backyard with a oversized concrete patio and a jacuzzi hot tub to enjoy! The home has a utility room which houses the washer/dryer and an additional utility room that is for storage in the carport area. This is a large space approx. 8x8. The bathroom features a retro look and a half bath rounds out the home.

ⓘ 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: $5,027 · $419/mo
• Projected year-2 tax: $5,027 · $419/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,035
• − Mortgage interest: −$21,286
• − Property taxes: −$5,027
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,123
• − Management: −$3,123
• − Depreciation: −$11,055
• Taxable loss: −$6,478
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $1,552/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 — Cabana Colony

• Score: 72/100
• State rank: #346
• US rank: #5999

Category grades

Amenities F Commute F Cost of living B- 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: Cabana Colony, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,759
• Household income: $94,530
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1429.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 13% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 13% French/Haitian/Cajun 3% 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: ▼ -346.12%
• Current HPI: 375.5381
• Rent YoY: ▲ 2.49%
• 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

+9.4% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $380,000 Beaches MLS
• 2025-12-21 Price Changed $390,000 Beaches MLS
• 2025-10-20 Price Changed $390,999 Beaches MLS
• 2025-09-30 Price Changed $410,000 Beaches MLS
• 2025-08-31 Listed $430,000 Beaches MLS
• 2022-12-20 Sold (Public Records) $350,000 Public Records
• 2022-12-15 Sold (MLS) $350,000 Beaches MLS
• 2022-10-17 Pending — Beaches MLS
• 2022-10-11 Listed $347,500 Beaches MLS
• 2022-10-08 Coming Soon $347,500 Beaches MLS

Property tax history

+10.5%/yr

Latest (2025): $5,027 · -3.6% YoY. Source: county tax records.