4001 S Ocean Blvd #304 · South Palm Beach, FL 33480

$174,900

1 bd · 1.0 ba · 525 sqft · Condo public records · 334 Days on market

Built 1958 $779/mo HOA · 32% of rent

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Why this score? — see what drove the C- 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 +11.5/30.0
• 1% rule +9.1/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

South Palm Beach - 1 bedroom, furnished apt. for under $100K, ocean across the Blvd (A1A) and Intracoastal just at pool's edge. This corner apt has a great floor plan w/ lots of natural light, and easy access to elevator and assigned front parking spot. Lg. electric storm shutter, High Impact Hurricane front entry door and windows. The Tropicana community is located between Palm Beach and Manalapan. Walking distance to dining, shops, and ocean. Recently renovated Huge, heated, pool and deck, in a private setting. Outside painting project and other improvements already included in the monthly fee.

Key facts

• Private setting
• Heated pool
• Impact windows

Tags

• WALKING DISTANCE TO BEACH
• EASY ACCESS TO ELEVATOR
• ASSIGNED FRONT PARKING
• HEATED POOL
• PRIVATE SETTING
• IMPACT WINDOWS

Property features AI

Finance

• Other: Directions reference: Lantana to S Ocean
• Financial info: Pets not allowed
• HOA & community: Condo association with monthly fee (amount provided in records); Association amenities: Elevator(s), Laundry, Storage; Association fee includes water; Senior community

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale unit; Faces east; 4-story building
• Construction: Concrete and stucco construction; Built by Renar Homes; Originally constructed prior to current records (year not provided)
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Parquet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling; Wall/Window AC unit(s)
• Interior features: No interior features listed
• Laundry & utility: Building laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (49.0% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $89k (49.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#340 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: 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: 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k 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 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $175k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 32% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,144 (49.0% 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 334 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 5.9

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: 4.2%
• Equity multiple: 1.28×
• Total profit: $13,640
• Equity at exit: $100,337

10-year hold

• IRR: 7.7%
• Equity multiple: 2.50×
• Total profit: $73,655
• Equity at exit: $174,187

Cash invested: $48,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$917
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$779
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-485

Break-even live

Break-even rent $3,082

Max offer price $89,144

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-436	+0% $-485	+5% $-535	+10% $-584
Rent	-10% $-680	-5% $-583	+0% $-485	+5% $-388	+10% $-290
Rate	-1.0pp $-397	-0.5pp $-441	base $-485	+0.5pp $-531	+1.0pp $-577

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 S Ocean Blvd Unit K2 Palm Beach, FL	1.0	1.5	714	$2,299	$3.22	9d	1	0.04mi
3500 S Ocean Blvd Palm Beach, FL	1.0	1.0	580	$1,950	$3.36	3d	3	0.44mi
301 Croton Ave #302 Lantana, FL	1.0	1.0	702	$1,900	$2.71	26d	1	0.59mi
315 N Lake Dr Unit 6 Lantana, FL	1.0	1.0	590	$1,495	$2.53	19d	1	0.67mi
200 Croton Ave Lantana, FL	1.0–2.0	1.0	695	$1,675	$2.41	16d	2	0.67mi
119 Sunrise Ave Unit A Lantana, FL	1.0	1.0	555	$2,400	$4.32	22d	1	0.70mi
115 E Lantana Rd Lantana, FL	1.0	1.0	600	$1,600	$2.67	12d	1	0.70mi
115 Palm St Unit 117 Lantana, FL	—	1.0	450	$1,600	$3.56	26d	1	0.70mi
115 Palm St Unit 117 Lantana, FL	1.0	1.0	450	$1,575	$3.50	20d	1	0.70mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	20d	1	0.92mi
1609 S Federal Hwy Apt 102 Lake Worth Beach, FL	1.0	1.0	672	$1,459	$2.17	26d	1	1.01mi
605 E Coast Ave Unit 2 Lantana, FL	—	1.0	360	$1,200	$3.33	1d	1	1.02mi
112 Milton St Unit 112 Lantana, FL	2.0	1.0	682	$2,300	$3.37	9d	1	1.04mi
112 Milton St Unit 112 Lantana, FL	2.0	1.0	682	$2,300	$3.37	26d	1	1.04mi
1100 S Lake Dr Unit 09 Lantana, FL	2.0	1.0	700	$1,750	$2.50	26d	1	1.04mi
601 Latona Ave Lake Worth Beach, FL	1.0	1.0	500	$1,895	$3.79	26d	1	1.05mi
525 S Broadway Unit M Lantana, FL	1.0	1.0	600	$1,575	$2.62	26d	1	1.14mi
612 W Drew St Unit E Lantana, FL	1.0	1.0	550	$1,900	$3.45	4d	1	1.21mi
1115 S Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	1	1.29mi
1100 S Broadway Lantana, FL	1.0	1.0	650	$1,650	$2.54	20d	1	1.31mi
1200 S Broadway Lantana, FL	1.0	1.0	642	$1,525	$2.38	9d	1	1.35mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$2,118	$1.80	0d	19	1.36mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,897	$1.93	26d	25	1.38mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,934	$1.97	0d	24	1.38mi
1001 S Federal Hwy #1 Lake Worth Beach, FL	1.0	1.0	650	$1,995	$3.07	9d	1	1.38mi
928 S Federal Hwy Lake Worth, FL	1.0	1.0	700	$1,475	$2.11	1d	1	1.38mi
1001 S M St Unit 5 Lake Worth Beach, FL	1.0	1.0	600	$1,395	$2.33	23d	1	1.45mi
605 S 12th St Lantana, FL	2.0	1.0	700	$1,950	$2.79	5d	1	1.47mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	1	1.47mi

HOA detail condo

• Monthly dues: $779 · $9,348/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-04-01
   price $174,900
2. 2025-11-07
   price $175,000
3. 2025-06-30
   listed $189,000 Active
4. 2022-01-28
   soldstatus $92,500 Closed 603-char remark

   Show marketing remark (603 chars)

   South Palm Beach - 1 bedroom, furnished apt. for under $100K, ocean across the Blvd (A1A) and Intracoastal just at pool's edge. This corner apt has a great floor plan w/ lots of natural light, and easy access to elevator and assigned front parking spot. Lg. electric storm shutter, High Impact Hurricane front entry door and windows. The Tropicana community is located between Palm Beach and Manalapan. Walking distance to dining, shops, and ocean. Recently renovated Huge, heated, pool and deck, in a private setting. Outside painting project and other improvements already included in the monthly fee.

5. 2022-01-11
   historical Active Under Contract 603-char remark

   Show marketing remark (603 chars)

   South Palm Beach - 1 bedroom, furnished apt. for under $100K, ocean across the Blvd (A1A) and Intracoastal just at pool's edge. This corner apt has a great floor plan w/ lots of natural light, and easy access to elevator and assigned front parking spot. Lg. electric storm shutter, High Impact Hurricane front entry door and windows. The Tropicana community is located between Palm Beach and Manalapan. Walking distance to dining, shops, and ocean. Recently renovated Huge, heated, pool and deck, in a private setting. Outside painting project and other improvements already included in the monthly fee.

6. 2022-01-09
   listed $92,500 Active 603-char remark

   Show marketing remark (603 chars)

   South Palm Beach - 1 bedroom, furnished apt. for under $100K, ocean across the Blvd (A1A) and Intracoastal just at pool's edge. This corner apt has a great floor plan w/ lots of natural light, and easy access to elevator and assigned front parking spot. Lg. electric storm shutter, High Impact Hurricane front entry door and windows. The Tropicana community is located between Palm Beach and Manalapan. Walking distance to dining, shops, and ocean. Recently renovated Huge, heated, pool and deck, in a private setting. Outside painting project and other improvements already included in the monthly fee.

7. 2022-01-08
   historical
8. 2021-10-12
   status Active
9. 2021-10-10
   historical Active Under Contract
10. 2021-09-09
    listed $99,500 Active
11. 2021-08-30
    historical
12. 2021-05-01
    listed $99,500 Active
13. 2003-07-10
    soldstatus $45,000
14. 2003-05-28
    historical
15. 2003-02-15
    listed $48,000

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $2,875 · $240/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $29,616
• − Mortgage interest: −$9,797
• − Property taxes: −$2,875
• − Insurance: −$5,993
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − HOA: −$9,348
• − Depreciation: −$5,088
• Taxable loss: −$8,223
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $-3,852/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 — South Palm Beach

• Score: 72/100
• State rank: #340
• US rank: #5907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• 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

+264.4% since first listed

15 events — show timeline

• 2026-04-01 Price Changed $174,900 Beaches MLS
• 2025-11-07 Price Changed $175,000 Beaches MLS
• 2025-06-30 Listed $189,000 Beaches MLS
• 2022-01-28 Sold (MLS) $92,500 Beaches MLS
• 2022-01-11 Contingent — Beaches MLS
• 2022-01-09 Listed $92,500 Beaches MLS
• 2022-01-08 Listing Removed — Beaches MLS
• 2021-10-12 Relisted — Beaches MLS
• 2021-10-10 Contingent — Beaches MLS
• 2021-09-09 Listed $99,500 Beaches MLS
• 2021-08-30 Listing Removed — Beaches MLS
• 2021-05-01 Listed $99,500 Beaches MLS
• 2003-07-10 Sold (MLS) $45,000 Beaches MLS
• 2003-05-28 Listing Removed — Beaches MLS
• 2003-02-15 Listed $48,000 Beaches MLS

Property tax history

+7.6%/yr

Latest (2025): $2,875 · +8.5% YoY. Source: county tax records.