470 Executive Center Dr Unit 3b · West Palm Beach, FL 33401

$95,000

1 bd · 1.0 ba · 704 sqft · Condo public records · 61 Days on market

Built 1979 Poor condition $135/sqft · 35% below area Est $147k · 35% under $606/mo HOA · 18% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Direct lakeviews. Private balcony. Elevator to the 3rd floor, laundry in the building. Assigned parking, community pool, fitness center, tennis courts. Gated community located close to shopping and the airport.

Key facts

• Community pool
• Private balcony
• Lakeviews

Tags

• LAKEVIEWS
• PRIVATE BALCONY
• ELEVATOR TO THE 3RD FLOOR
• LAUNDRY IN THE BUILDING
• ASSIGNED PARKING
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 4.1% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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: Westward Elementary School (math 30% / reading 29%, grade F, #1,896 of 2,144 statewide, top 90%, 500 students, 81% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-24 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 fast (+5.2%/yr); 589 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,295/mo this rent would consume 58% of the median local household income ($68k/yr) (locally 18% 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($89k) 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.47% ✓
• Cap rate: 24.48%
• Cash-on-cash: 64.96%
• DSCR: 3.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $146,780
• List price: $95,000
• Delta: -35.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
480 Executive Center Dr Unit 1b	0.05mi	1/1.0	704 (0%)	17mo	$123,500	$175	84
500 Executive Center Dr Unit 5f	0.07mi	1/1.0	704 (0%)	16mo	$103,000	$146	83
651 Okeechobee Blvd #1006	1.29mi	1/1.0	706 (+0%)	0mo	$325,000	$460	64
651 Okeechobee Blvd #306	1.29mi	1/1.0	706 (+0%)	0mo	$275,000	$390	64
651 Okeechobee Blvd #1008	1.22mi	1/1.0	706 (+0%)	3mo	$345,000	$489	62
1326 8th St	0.73mi	2/1.0 (+1)	704 (0%)	1mo	$310,000	$440	60
639 Executive Center Dr Unit O-204	0.32mi	1/1.0	627 (-11%)	11mo	$165,000	$263	58
1830 Embassy Dr #503	1.12mi	1/1.0	725 (+3%)	4mo	$190,000	$262	57
630 S Sapodilla Ave #104	1.20mi	1/1.0	756 (+7%)	11mo	$320,000	$423	44
955 York St	1.48mi	2/1.0 (+1)	782 (+11%)	1mo	$599,000	$766	40
550 Okeechobee Blvd #1714	1.42mi	1/1.0	755 (+7%)	17mo	$447,000	$592	39
300 S Australian Ave #309	0.83mi	1/1.0	774 (+10%)	17mo	$292,500	$378	34

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

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 67.3%
• Equity multiple: 4.16×
• Total profit: $83,963
• Equity at exit: $14,165

10-year hold

• IRR: 72.3%
• Equity multiple: 9.42×
• Total profit: $223,901
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Median asking: $215,000 ($295/sqft)
• Median days on market: 88 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -29.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33401

• Rents YoY: 5.2%
• Active inventory: 589
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $3,295 high
• Mortgage (P&I): −$498
• Tax from tax record: −$19 /mo · $234/yr
• Insurance: −$40
• HOA: −$606
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $1,440

Break-even live

Break-even rent $1,472

Max offer price $95,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,494	-5% $1,467	+0% $1,440	+5% $1,413	+10% $1,386
Rent	-10% $1,180	-5% $1,310	+0% $1,440	+5% $1,570	+10% $1,700
Rate	-1.0pp $1,488	-0.5pp $1,464	base $1,440	+0.5pp $1,415	+1.0pp $1,390

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	731	$4,365	$5.97	41d	16	0.85mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	731	$4,566	$6.24	0d	9	0.85mi
1441 Brandywine Rd West Palm Beach, FL	1.0–3.0	1.0–2.0	881	$1,650	$1.87	9d	25	1.12mi
609 2nd St West Palm Beach, FL	1.0	1.0	592	$2,909	$4.91	42d	1	1.20mi
591 Evernia St West Palm Beach, FL	1.0–2.0	1.0–2.0	1124	$3,302	$2.94	0d	17	1.26mi
651 Okeechobee Blvd West Palm Beach, FL	1.0–2.0	1.0–2.5	887	$3,000	$3.38	63d	5	1.29mi
1500 Centrepark Blvd West Palm Beach, FL	3.0	1.0–2.0	959	$3,561	$3.71	0d	18	1.35mi
1050 Blanche St West Palm Beach, FL	1.0	1.0	633	$3,150	$4.97	3d	6	1.36mi
499 Evernia St West Palm Beach, FL	2.0	1.0–2.0	827	$3,621	$4.38	3d	19	1.43mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$3,725	$4.29	21d	3	1.44mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	829	$2,800	$3.38	7d	4	1.44mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$3,200	$3.69	29d	4	1.44mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.5–2.0	885	$3,495	$3.95	73d	3	1.44mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$3,600	$4.15	52d	4	1.44mi
333 Fern St West Palm Beach, FL	2.0	1.0–2.0	1121	$4,103	$3.66	0d	1	1.49mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$2,495	$2.06	73d	4	1.50mi

Property features AI

Finance

• Other: Living area reported as 704Building area reported as 704
• Financial info: No land lease
• HOA & community: Association (Breakwaters) with clubhouse, elevators, fitness center, laundry, pool, storage, and tennis courtsMonthly association fee payable (includes insurance, grounds and structure maintenance, sewer, trash, water, and common area maintenance)Pets allowed (possible restrictions)Community contains 165 units

Exterior

• Parking: One parking spaceNo carport
• Security: Security gate
• Utilities: Public waterPublic sewerCable availableWater availableSewer available
• Home design: CondominiumOne-level unitEntry located on level 3Faces eastResale property
• Construction: Built with CBS construction materialsRolled/hot mop roofFive-story building
• Exterior features: Entry via hallwayCity street frontagePublicly maintained asphalt roadNot waterfront

Interior

• Kitchen: DishwasherElectric range
• Bedrooms: One bedroom on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: No additional interior features listedOther window features
• Laundry & utility: Hallway laundryElectric water heater

HOA detail $606/mo · $7,272/yr condo

• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-08-08
   days on market $95,000 Active 61 DOM
2. 2026-08-06
   days on market $95,000 Active 59 DOM
3. 2026-08-05
   days on market $95,000 Active 58 DOM
4. 2026-08-03
   days on market $95,000 Active 56 DOM
5. 2026-07-31
   days on market $95,000 Active 53 DOM
6. 2026-07-26
   days on market $95,000 Active 48 DOM
7. 2026-07-24
   days on market $95,000 Active 46 DOM
8. 2026-07-23
   days on market $95,000 Active 45 DOM
9. 2026-07-22
   days on market $95,000 Active 44 DOM
10. 2026-07-21
    days on market $95,000 Active 43 DOM
11. 2026-07-20
    days on market $95,000 Active 42 DOM
12. 2026-07-18
    days on market $95,000 Active 40 DOM
13. 2026-07-18
    days on market $95,000 Active 39 DOM
14. 2026-07-16
    days on market $95,000 Active 38 DOM
15. 2026-07-15
    days on market $95,000 Active 37 DOM
16. 2026-07-14
    days on market $95,000 Active 36 DOM
17. 2026-07-13
    days on market $95,000 Active 35 DOM
18. 2026-07-13
    days on market $95,000 Active 34 DOM
19. 2026-07-11
    days on market $95,000 Active 33 DOM
20. 2026-07-10
    days on market $95,000 Active 32 DOM
21. 2026-07-09
    days on market $95,000 Active 31 DOM
22. 2026-07-07
    days on market $95,000 Active 29 DOM
23. 2026-07-06
    days on market $95,000 Active 28 DOM
24. 2026-07-06
    days on market $95,000 Active 27 DOM
25. 2026-07-05
    days on market $95,000 Active 26 DOM
26. 2026-07-03
    days on market $95,000 Active 25 DOM
27. 2026-07-02
    days on market $95,000 Active 24 DOM
28. 2026-07-01
    days on market $95,000 Active 23 DOM
29. 2026-06-30
    days on market $95,000 Active 22 DOM
30. 2026-06-29
    days on market $95,000 Active 21 DOM
31. 2026-06-28
    days on market $95,000 Active 20 DOM
32. 2026-06-27
    days on market $95,000 Active 19 DOM
33. 2026-06-26
    days on market $95,000 Active 18 DOM
34. 2026-06-24
    days on market $95,000 Active 16 DOM
35. 2026-06-22
    days on market $95,000 Active 14 DOM
36. 2026-06-21
    days on market $95,000 Active 13 DOM
37. 2026-06-18
    days on market $95,000 Active 10 DOM
38. 2026-06-17
    days on market $95,000 Active 9 DOM
39. 2026-06-16
    days on market $95,000 Active 8 DOM
40. 2026-06-15
    days on market $95,000 Active 7 DOM
41. 2026-06-13
    days on market $95,000 Active 5 DOM
42. 2026-06-08
    remarks 210-char remark
43. 2026-06-08
    listed $95,000 Active 1 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: $234 · $19/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$555/yr (+$46/mo · 237.4%)

ⓘ 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 ≥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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,543
• − Mortgage interest: −$5,321
• − Property taxes: −$234
• − Insurance: −$475
• − Repairs & maintenance: −$3,163
• − Management: −$3,163
• − HOA: −$7,272
• − Depreciation: −$2,764
• Taxable income: $17,150
• Est. tax owed @ 24.0%: −$4,116
• After-tax cash flow: $13,164/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $35,200–$63,360 screening

This townhouse requires extensive repairs and maintenance, including a new roof, exterior siding, HVAC systems, landscaping, and fencing. Significant improvements are needed to increase its resale and rental value.

Components & finishes AI

Roof flat membrane

Repairs flagged

• Major roof — Significant discoloration and dark patches suggest a major issue that needs immediate attention.
• Major exterior siding — The siding is visibly damaged and in poor condition, indicating a major repair is needed.
• Major HVAC/mechanicals — The roof and exterior condition suggest the HVAC systems may be old and in need of replacement.
• Major landscaping — The landscaping is overgrown and unkempt, indicating a major overhaul is needed to improve curb appeal.
• Major fencing — The fencing is in poor condition with visible damage and discoloration, indicating a major repair is needed.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality. ↑
• Both repair and replace exterior siding — New siding will enhance the home's curb appeal and increase its value. ↑
• Both repair and replace HVAC systems — Upgrading HVAC systems will improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both landscape and maintain exterior — A well-maintained exterior will improve curb appeal and increase the home's value. ↑
• Both repair and replace fencing — A new, well-maintained fence will enhance the home's security and curb appeal, increasing its value. ↑
• Both paint interior walls — Painting interior walls will improve the home's appearance and increase its value for both resale and rental purposes. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Westward Elementary School F FL #1,896/2,144 Nat'l #26,716/41,679 Middle Bear Lakes Middle School F FL #506/571 Nat'l #10,089/14,009 High Palm Beach Lakes High School F FL #546/667 Nat'l #13,899/17,239

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

A Composite livability gradescore 82/100

Livability — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,637,487 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 2%

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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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Living area reported as 704Building area reported as 704
• Financial info: No land lease
• HOA & community: Association (Breakwaters) with clubhouse, elevators, fitness center, laundry, pool, storage, and tennis courtsMonthly association fee payable (includes insurance, grounds and structure maintenance, sewer, trash, water, and common area maintenance)Pets allowed (possible restrictions)Community contains 165 units

Exterior

• Parking: One parking spaceNo carport
• Security: Security gate
• Utilities: Public waterPublic sewerCable availableWater availableSewer available
• Home design: CondominiumOne-level unitEntry located on level 3Faces eastResale property
• Construction: Built with CBS construction materialsRolled/hot mop roofFive-story building
• Exterior features: Entry via hallwayCity street frontagePublicly maintained asphalt roadNot waterfront

Interior

• Kitchen: DishwasherElectric range
• Bedrooms: One bedroom on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: No additional interior features listedOther window features
• Laundry & utility: Hallway laundryElectric water heater

Price history

+115.9% since first listed

4 events — show timeline

• 2026-06-05 Listed $95,000 Beaches MLS
• 2005-08-29 Sold (Public Records) $114,000 Public Records
• 1981-02-01 Sold (Public Records) $49,900 Public Records
• 1980-01-01 Sold (Public Records) $44,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $234 · +10.4% YoY. Source: county tax records.