2430 Westmont Dr · Royal Palm Beach, FL 33411

$640,000

5 bd · 2.5 ba · 2,778 sqft · SingleFamily public records · 62 Days on market

Built 2002 6,380 sqft lot Est $856k · 25% under $256/mo HOA · 6% of rent ↓ 2% since listing

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0

Listing remarks

Welcome to this beautifully maintained and spacious home located in the highly sought-after Madison Green community of Royal Palm Beach. Thoughtfully designed for both comfort and functionality, this residence features five bedrooms and multiple living areas, providing ample space for everyday living, entertaining, or working from home. The flexible layout easily adapts to your lifestyle, whether hosting guests or enjoying quiet time. Step outside to your own private backyard oasis, complete with a sparkling pool—perfect for relaxing on sunny Florida days—and a selection of desirable fruit trees that add both charm and a natural touch. This inviting outdoor space is ideal for en

Key facts

• 6,380 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Pets allowed with number limits
• HOA & community: Part of Ashford Village Association and Madison Green Master Association; Community amenities include clubhouse, fitness center, playground, basketball court, tennis courts, pickleball courts, and gated access; HOA fee paid quarterly (listed)

Exterior

• Parking: Attached 2-car garage; Driveway parking; Two covered spaces; Total parking capacity listed
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; Two stories; Resale property; North-facing
• Construction: Concrete block with stucco construction; Concrete and tile roof; Built by Minto Communities
• Exterior features: Private in-ground salt water pool (fenced); Back yard fully fenced; Fruit trees; Sidewalks; Concrete and paved roads

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms and one half bathroom; One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Entrance foyer; High ceilings; Kitchen island; Walk-in closets; Roman tub; Upstairs living area; Blinds on windows
• Laundry & utility: Main-level laundry room with sink

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $640k.

Deal economics

• At list price, monthly cash flow is $-750 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $508k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $444k (30.7% below list).
• Recommended offer: $444k (30.7% 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: Royal Palm Beach Elementary School (math 58% / reading 62%, grade B-, #680 of 2,144 statewide, top 32%, 662 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4,436/mo this rent would consume 57% of the median local household income ($93k/yr) (locally 1870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $68k of equity ($4k loan paydown + $64k 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.
• By year 2, paydown + projected appreciation supports a ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($602k) is reasonable based on typical stale-listing flexibility.

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 $443,613 (30.7% 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 62 days. Have you received any prior offers? Is the seller open to a 31% 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. 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 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?
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: 0.69% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $855,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Brinely Pl	0.63mi	5/3.0	2,385 (-14%)	3mo	$735,000	$308	43

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $291,383
• Equity at exit: $576,563

10-year hold

• IRR: 18.0%
• Equity multiple: 5.90×
• Total profit: $878,110
• Equity at exit: $1,243,379

Cash invested: $179,200 (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: 12.0×

Monthly cashflow live

• Estimated rent: $4,436 high
• Mortgage (P&I): −$3,356
• Tax from tax record: −$375 /mo · $4,504/yr
• Insurance: −$267
• HOA: −$256
• Vacancy / Maint / Mgmt: −$932
• Net cashflow: $-750

Break-even live

Break-even rent $5,385

Max offer price $507,571

Occupancy floor —

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: $160,000
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 Westmont Dr Royal Palm Beach, FL	4.0	3.0	2361	$4,950	$2.10	3d	1	0.07mi
2064 Reston Cir Royal Palm Beach, FL	4.0	2.5	2857	$3,990	$1.40	4d	1	0.50mi
2064 Reston Cir Royal Palm Beach, FL	4.0	2.5	2857	$3,990	$1.40	24d	1	0.50mi
1724 Annandale Cir Royal Palm Beach, FL	6.0	4.0	3974	$6,490	$1.63	24d	1	0.72mi
147 Alcazar St Royal Palm Beach, FL	4.0	3.0	2182	$3,950	$1.81	4d	1	0.82mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,300	$2.15	19d	1	0.93mi
147 Sunflower Cir Royal Palm Beach, FL	4.0	2.0	2000	$4,100	$2.05	1d	1	0.93mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	24d	1	0.98mi
1104 Oakwater Dr Royal Palm Beach, FL	4.0	2.5	2003	$3,896	$1.95	21d	1	0.98mi
104 Oxford Ct Royal Palm Beach, FL	4.0	3.0	2133	$4,500	$2.11	24d	1	1.14mi

HOA detail

• Monthly dues: $256 · $3,072/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $640,000 Active 62 DOM
2. 2026-06-17
   days on market $640,000 Active 61 DOM
3. 2026-06-16
   days on market $640,000 Active 60 DOM
4. 2026-06-15
   days on market $640,000 Active 59 DOM
5. 2026-06-13
   days on market $640,000 Active 57 DOM
6. 2026-06-09
   days on market $640,000 Active 53 DOM
7. 2026-06-08
   days on market $640,000 Active 52 DOM
8. 2026-06-07
   days on market $640,000 Active 51 DOM
9. 2026-06-04
   days on market $640,000 Active 48 DOM
10. 2026-06-03
    days on market $640,000 Active 47 DOM
11. 2026-06-02
    days on market $640,000 Active 46 DOM
12. 2026-06-01
    days on market $640,000 Active 45 DOM
13. 2026-05-31
    days on market $640,000 Active 44 DOM
14. 2026-05-18
    price $640,000
15. 2026-04-17
    listed $650,000 Active

ⓘ 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: $4,504 · $375/mo
• Projected year-2 tax: $5,312 · $443/mo
• Expected delta: +$808/yr (+$67/mo · 18.0%)

ⓘ 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: $53,234
• − Mortgage interest: −$35,850
• − Property taxes: −$4,504
• − Insurance: −$3,200
• − Repairs & maintenance: −$4,259
• − Management: −$4,259
• − HOA: −$3,072
• − Depreciation: −$18,618
• Taxable loss: −$20,528
• Est. tax savings @ 24.0%: +$4,927
• After-tax cash flow: $-4,069/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

-1.5% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $640,000 Beaches MLS
• 2026-04-17 Listed $650,000 Beaches MLS

Property tax history

+0.1%/yr

Latest (2025): $4,504 · +3.2% YoY. Source: county tax records.