104 Paradise Harbour Blvd #114 · North Palm Beach, FL 33408

$398,000

2 bd · 2.0 ba · 976 sqft · Condo public records · 118 Days on market

Built 1980 $710/mo HOA · 18% 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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Paradise Villas was built in 1980 and consists of two CBC constructed buildings with five floors all overlooking the Earman River in North Palm Beach. Sit back on your porch and watch the boats go by or soak up the sun by the pool. This unit is priced to finish to your liking. Community amenities include a pool, clubhouse, BBQ area, extra storage, common laundry, and access to boat slips with shore power and water. Great access to the intracoastal and all that the Florida lifestyle has to offer.

Key facts

• Dock spaces
• Community pool
• Boater's paradise

Tags

• GROUND-FLOOR CONDO
• BOATER'S PARADISE
• DOCK SPACES
• UPGRADED MASTER BATHROOM
• DEDICATED PARKING SPACE
• COMMUNITY POOL

Property features AI

Finance

• Other: Multifamily/income-specific financial details not provided
• Financial info: Pets are not allowed
• HOA & community: Community amenities include billiard room, fitness center, game room, pool, and spa/hot tub; Monthly HOA fee of 710

Exterior

• Parking: Assigned parking
• Security: No security features listed
• Utilities: Public sewer; Sewer available
• Home design: Condominium; Resale property; Faces south; 5-story building; Entry level information not provided
• Construction: Stucco construction; Pre-stressed roof; Building area approximately 1,158 (total); living area approximately 976; Built year not provided
• Exterior features: Porch; Intracoastal waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Concrete; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (central building); Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $398k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (8.4% below list).
• Meets the 1% rule at list price ($4k rent vs $398k).
• Recommended offer: $362k (9.0% 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: 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 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 400 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $4,057/mo this rent would consume 53% of the median local household income ($92k/yr) (locally 835% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 118 days — a 9% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $139k; list at $398k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $362,180 (9.0% 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 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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: 1.02% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 8.2

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-86,868
• Equity at exit: $59,343

10-year hold

• IRR: -31.2%
• Equity multiple: -0.18×
• Total profit: $-131,367
• Equity at exit: $34,412

Cash invested: $111,440 (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: 8.2×

Monthly cashflow live

• Estimated rent: $4,057 high
• Mortgage (P&I): −$2,087
• Tax from tax record: −$430 /mo · $5,161/yr
• Insurance: −$166
• HOA: −$710
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $-188

Break-even live

Break-even rent $4,295

Max offer price $364,763

Occupancy floor 100%

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	24d	1	0.28mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	24d	1	0.28mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	24d	1	0.29mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	0.54mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	0.68mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	0.75mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	5d	18	1.03mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	24d	1	1.21mi
5400 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.0–2.0	1300	$6,500	$5.00	22d	3	1.26mi
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	24d	1	1.39mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.44mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	24d	1	1.48mi

HOA detail condo

• Monthly dues: $710 · $8,520/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $398,000 Active 118 DOM
2. 2026-06-17
   days on market $398,000 Active 117 DOM
3. 2026-06-16
   days on market $398,000 Active 116 DOM
4. 2026-06-15
   days on market $398,000 Active 115 DOM
5. 2026-06-13
   days on market $398,000 Active 113 DOM
6. 2026-06-09
   days on market $398,000 Active 109 DOM
7. 2026-06-07
   days on market $398,000 Active 107 DOM
8. 2026-06-04
   days on market $398,000 Active 104 DOM
9. 2026-06-03
   days on market $398,000 Active 103 DOM
10. 2026-06-01
    days on market $398,000 Active 101 DOM
11. 2026-05-31
    days on market $398,000 Active 100 DOM
12. 2026-05-20
    status Active
13. 2026-05-19
    historical
14. 2026-05-06
    price $398,000
15. 2026-02-18
    listed $410,000 Active
16. 2017-06-21
    soldstatus $139,000
17. 2017-06-20
    soldstatus $139,000 503-char remark

    Show marketing remark (503 chars)

    Paradise Villas was built in 1980 and consists of two CBC constructed buildings with five floors all overlooking the Earman River in North Palm Beach. Sit back on your porch and watch the boats go by or soak up the sun by the pool. This unit is priced to finish to your liking. Community amenities include a pool, clubhouse, BBQ area, extra storage, common laundry, and access to boat slips with shore power and water. Great access to the intracoastal and all that the Florida lifestyle has to offer.

18. 2017-06-16
    soldstatus $139,000 Closed 500-char remark

    Show marketing remark (500 chars)

    Paradise Villas was built in 1980 and consists of two CBC constructed buildings with five floors all overlooking the Earman River in North Palm Beach. Sit back on your porch and watch the boats go by or soak up the sun by the pool. This unit is priced to finish to your liking. Community amenities include a pool, clubhouse, BBQ area, extra storage, common laundry, and access to boat slips with shore power and water. Great access to the intracoastal and all that the Florida lifestyle has to offer.

19. 2017-04-18
    status Pending 500-char remark

    Show marketing remark (500 chars)

    Paradise Villas was built in 1980 and consists of two CBC constructed buildings with five floors all overlooking the Earman River in North Palm Beach. Sit back on your porch and watch the boats go by or soak up the sun by the pool. This unit is priced to finish to your liking. Community amenities include a pool, clubhouse, BBQ area, extra storage, common laundry, and access to boat slips with shore power and water. Great access to the intracoastal and all that the Florida lifestyle has to offer.

20. 2017-03-28
    price $150,000 500-char remark

    Show marketing remark (500 chars)

    Paradise Villas was built in 1980 and consists of two CBC constructed buildings with five floors all overlooking the Earman River in North Palm Beach. Sit back on your porch and watch the boats go by or soak up the sun by the pool. This unit is priced to finish to your liking. Community amenities include a pool, clubhouse, BBQ area, extra storage, common laundry, and access to boat slips with shore power and water. Great access to the intracoastal and all that the Florida lifestyle has to offer.

21. 2017-03-10
    listed $170,000 Active 500-char remark

    Show marketing remark (500 chars)

    Paradise Villas was built in 1980 and consists of two CBC constructed buildings with five floors all overlooking the Earman River in North Palm Beach. Sit back on your porch and watch the boats go by or soak up the sun by the pool. This unit is priced to finish to your liking. Community amenities include a pool, clubhouse, BBQ area, extra storage, common laundry, and access to boat slips with shore power and water. Great access to the intracoastal and all that the Florida lifestyle has to offer.

ⓘ 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: $5,161 · $430/mo
• Projected year-2 tax: $5,161 · $430/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) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $48,682
• − Mortgage interest: −$22,294
• − Property taxes: −$5,161
• − Insurance: −$1,990
• − Repairs & maintenance: −$3,895
• − Management: −$3,895
• − HOA: −$8,520
• − Depreciation: −$11,578
• Taxable loss: −$8,650
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-182/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

+134.1% since first listed

10 events — show timeline

• 2026-05-20 Relisted — Beaches MLS
• 2026-05-19 Listing Removed — Beaches MLS
• 2026-05-06 Price Changed $398,000 Beaches MLS
• 2026-02-18 Listed $410,000 Beaches MLS
• 2017-06-21 Sold (Public Records) $139,000 Public Records
• 2017-06-20 Sold (MLS) $139,000 MARMLS
• 2017-06-16 Sold (MLS) $139,000 Beaches MLS
• 2017-04-18 Pending — Beaches MLS
• 2017-03-28 Price Changed $150,000 Beaches MLS
• 2017-03-10 Listed $170,000 Beaches MLS

Property tax history

+6.6%/yr

Latest (2025): $5,161 · +3.0% YoY. Source: county tax records.