3450 S Ocean Blvd #726 · Palm Beach, FL 33480

$525,000

2 bd · 2.0 ba · 1,292 sqft · Condo · 40 Days on market

Built 1971 Excellent condition $1824/mo HOA · 31% 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• 1% rule +6.3/10.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +1.2/10.0

Listing remarks

Brand New, never lived in, remodeled condo on the 7th floor with Direct Intracoastal Views! Porcelain tile through-out, Impact Glass on all windows, Quartz countertops and not a threshold into any room or even shower. From Top to Bottom, inside and out, all brand new. This is a must see for the most discerning buyer. The Patrician offers the best of beachfront living and is a newly Modernized Full amenity Building with 24 Hour Doorman, Resort Style Pool and BBQ on the Ocean deck, Fitness Center, Clubroom and more. Live as if you are on vacation all the time! All assessments have been paid in full.

Key facts

• Quartz countertops
• Fitness center
• Resort style pool

Tags

• DIRECT INTRACOASTAL VIEWS
• PORCELAIN TILE
• IMPACT GLASS
• QUARTZ COUNTERTOPS
• RESORT STYLE POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Part of a community with 213 units
• Financial info: No land lease
• HOA & community: Association with monthly fee (includes cable TV, gas, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, common real estate tax, elevator, hot water, reserve funds, roof repairs, pool service); Association amenities: beach access, clubhouse, car wash area, elevators, fitness center, hot water, jogging path, laundry, on-site management, picnic area, parking, pool (heated), storage, manager on site, trash chute, bike storage, community room, internet included, kitchen facilities, library, lobby, maintained community, sidewalks, street lights

Exterior

• Parking: Assigned parking and guest parking (1 parking space total)
• Security: Attended lobby
• Utilities: Public water; Public sewer; Electric service with generator; Cable connected; electricity, sewer and water connected
• Home design: Condominium; One level; Resale condition; Faces north; Located north of Lantana Bridge, oceanside
• Construction: Concrete/CBS construction; Other roof type; 8-story building (The Patrician)
• Exterior features: Wrought iron fencing; Many trees, sidewalks, and landscaped grounds; Direct ocean access and directly on sand

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric, individual); Central air conditioning (electric, building)
• Interior features: Built-in features; Walk-in closets; Closet cabinetry; Blinds; Double-hung metal windows
• Laundry & utility: Common area laundry; Multiple laundry locations

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $525k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-825 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (22.7% below list).
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $406k (22.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#530 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: amenities F, commute F, cost of living 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: Lantana Elementary School (math 30% / reading 33%, grade F, #1,841 of 2,144 statewide, top 86%, 484 students, 79% FRL); Lantana Middle School (math 21% / reading 36%, grade F, #482 of 571 statewide, top 85%, 801 students, 78% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% 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 rising (+3.9%/yr); 447 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $5,941/mo this rent would consume 47% of the median local household income ($151k/yr) (locally 213% 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 $30k of equity ($4k loan paydown + $27k appreciation (5.1% 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: severe 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 $405,584 (22.7% 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 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.13% ✓
• Cap rate: 4.56%
• Cash-on-cash: -6.19%
• DSCR: 0.72
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.54×
• Total profit: $78,696
• Equity at exit: $301,182

10-year hold

• IRR: 10.6%
• Equity multiple: 3.01×
• Total profit: $295,499
• Equity at exit: $522,860

Cash invested: $147,000 (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 33480

• Home prices YoY: 1.1%
• Rents YoY: 3.9%
• Active inventory: 447
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,941 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,824
• Vacancy / Maint / Mgmt: −$1,248
• Net cashflow: $-825

Break-even live

Break-even rent $6,986

Max offer price $405,584

Occupancy floor —

Sensitivity live

Price	-10% $-462	-5% $-644	+0% $-825	+5% $-1,007	+10% $-1,188
Rent	-10% $-1,295	-5% $-1,060	+0% $-825	+5% $-591	+10% $-356
Rate	-1.0pp $-561	-0.5pp $-692	base $-825	+0.5pp $-961	+1.0pp $-1,100

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3440 S Ocean Blvd Unit 307N Palm Beach, FL	2.0	2.0	1457	$8,500	$5.83	26d	1	0.02mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	4d	10	0.03mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	9d	9	0.03mi
3450 S Ocean Blvd #4270 Palm Beach, FL	1.0	1.0	924	$3,250	$3.52	26d	1	0.04mi
3450 S Ocean Blvd #3280 Palm Beach, FL	1.0	1.0	952	$2,500	$2.63	26d	1	0.04mi
3450 S Ocean Blvd #6010 Palm Beach, FL	2.0	2.0	1548	$5,500	$3.55	15d	1	0.04mi
3450 S Ocean Blvd #8120 Palm Beach, FL	1.0	1.5	1008	$3,500	$3.47	26d	1	0.04mi
3450 S Ocean Blvd #1050 Palm Beach, FL	1.0	1.0	952	$2,950	$3.10	26d	1	0.04mi
3460 S Ocean Blvd #4150 Palm Beach, FL	2.0	2.0	1436	$10,500	$7.31	26d	1	0.08mi
3456 S Ocean Blvd #6050 Palm Beach, FL	2.0	2.0	1482	$4,650	$3.14	26d	1	0.09mi
3456 S Ocean Blvd #105 Palm Beach, FL	2.0	2.0	1482	$12,000	$8.10	26d	1	0.09mi
3456 S Ocean Blvd Apt 705 Palm Beach, FL	2.0	2.0	1457	$3,500	$2.40	26d	1	0.09mi
3400 S Ocean Blvd Unit 1 C I Palm Beach, FL	2.0	2.0	1740	$12,000	$6.90	26d	1	0.12mi
3475 S Ocean Blvd Palm Beach, FL	2.0	2.0	1395	$5,850	$4.19	26d	3	0.14mi
3475 S Ocean Blvd #6150 Palm Beach, FL	2.0	2.0	1395	$8,750	$6.27	26d	1	0.16mi
3475 S Ocean Blvd #3110 Palm Beach, FL	1.0	1.5	891	$2,600	$2.92	26d	1	0.16mi
3475 S Ocean Blvd #1030 Palm Beach, FL	1.0	2.0	1395	$5,500	$3.94	4d	1	0.16mi
3475 S Ocean Blvd #6110 Palm Beach, FL	1.0	1.5	891	$3,500	$3.93	26d	1	0.16mi
3475 S Ocean Blvd #3020 Palm Beach, FL	2.0	2.0	1395	$5,000	$3.58	26d	1	0.16mi
3520 S Ocean Blvd Unit H404 Palm Beach, FL	2.0	2.0	1176	$5,900	$5.02	26d	1	0.25mi
3540 S Ocean Blvd #208 Palm Beach, FL	2.0	2.0	983	$2,750	$2.80	5d	1	0.29mi
3540 S Ocean Blvd #612 Palm Beach, FL	2.0	2.0	983	$4,700	$4.78	9d	1	0.29mi
3540 S Ocean Blvd #216 Palm Beach, FL	2.0	2.0	983	$2,550	$2.59	23d	1	0.29mi
3540 S Ocean Blvd Palm Beach, FL	1.0	2.0	983	$4,000	$4.07	26d	1	0.29mi
3540 S Ocean Blvd #608 Palm Beach, FL	2.0	2.0	983	$2,950	$3.00	26d	1	0.29mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,800	$5.82	13d	1	0.40mi
3560 S Ocean Blvd #706 Palm Beach, FL	2.0	2.0	1340	$12,000	$8.96	22d	1	0.40mi
3560 S Ocean Blvd #306 Palm Beach, FL	2.0	2.0	1380	$7,000	$5.07	20d	1	0.40mi
3560 S Ocean Blvd #4 Palm Beach, FL	2.0	2.0	1340	$7,950	$5.93	26d	1	0.40mi
3560 S Ocean Blvd #502 Palm Beach, FL	2.0	2.0	1340	$9,500	$7.09	26d	1	0.40mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,500	$5.60	13d	1	0.40mi
3250 S Ocean Blvd Unit 507N Palm Beach, FL	2.0	2.0	1478	$11,000	$7.44	26d	1	0.48mi
3580 S Ocean Blvd Unit 6B Palm Beach, FL	1.0	1.5	1013	$2,500	$2.47	16d	1	0.48mi
3581 S Ocean Blvd Unit 9A Palm Beach, FL	2.0	2.0	1192	$2,600	$2.18	18d	1	0.49mi
3581 S Ocean Blvd Unit 2B Palm Beach, FL	1.0	1.5	940	$2,900	$3.09	18d	1	0.49mi
3589 S Ocean Blvd #614 Palm Beach, FL	2.0	2.0	1541	$4,200	$2.73	22d	1	0.52mi
3589 S Ocean Blvd #614 Palm Beach, FL	2.0	2.0	1541	$4,200	$2.73	26d	1	0.52mi
3589 S Ocean Blvd #801 Palm Beach, FL	2.0	2.0	1541	$6,000	$3.89	13d	1	0.52mi
3589 S Ocean Blvd #314 Palm Beach, FL	2.0	2.5	1541	$3,000	$1.95	26d	1	0.52mi
3230 S Ocean Blvd Unit A602 Palm Beach, FL	2.0	2.0	1176	$3,800	$3.23	26d	1	0.53mi

HOA detail condo

• Monthly dues: $1,824 · $21,888/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $525,000 Active 40 DOM
2. 2026-06-18
   days on market $525,000 Active 37 DOM
3. 2026-06-17
   days on market $525,000 Active 36 DOM
4. 2026-06-16
   days on market $525,000 Active 35 DOM
5. 2026-06-15
   days on market $525,000 Active 34 DOM
6. 2026-06-13
   days on market $525,000 Active 32 DOM
7. 2026-06-09
   days on market $525,000 Active 28 DOM
8. 2026-06-08
   days on market $525,000 Active 27 DOM
9. 2026-06-07
   days on market $525,000 Active 26 DOM
10. 2026-06-04
    days on market $525,000 Active 23 DOM
11. 2026-06-03
    days on market $525,000 Active 22 DOM
12. 2026-06-02
    days on market $525,000 Active 21 DOM
13. 2026-06-01
    days on market $525,000 Active 20 DOM
14. 2026-05-31
    days on market $525,000 Active 19 DOM
15. 2026-05-11
    listed $525,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,292
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$3,422
• − Repairs & maintenance: −$5,703
• − Management: −$5,703
• − HOA: −$21,888
• − Depreciation: −$15,273
• Taxable loss: −$17,982
• Est. tax savings @ 24.0%: +$4,316
• After-tax cash flow: $-5,588/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This brand new, never lived in, remodeled condo on the 7th floor offers Direct Intracoastal Views and a luxurious lifestyle with resort amenities.

Value-add opportunities

• Both Direct Intracoastal Views — Enhances both resale and rental value
• Both Resort Style Pool and BBQ on the Ocean deck — Attracts buyers and renters
• Both 24 Hour Doorman — Enhances safety and appeal
• Both Fitness Center — Attracts health-conscious buyers and renters
• Both Clubroom — Enhances community and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Direct Intracoastal Views — Enhances both resale and rental value ↑
• Both Resort Style Pool and BBQ on the Ocean deck — Attracts buyers and renters ↑
• Both 24 Hour Doorman — Enhances safety and appeal ↑
• Both Fitness Center — Attracts health-conscious buyers and renters ↑
• Both Clubroom — Enhances community and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Palm Beach

• Score: 68/100
• State rank: #530
• US rank: #9896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 10,924
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 10,924
• Household income: $150,633
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 213.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 1%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 20% · Canada, Dominican Republic, China
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 5.12%
• Current HPI: 464.2769
• Rent YoY: ▲ 3.92%
• 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 event — show timeline

• 2026-05-11 Listed $525,000 Beaches MLS