12008 Poinciana Blvd #206 · Royal Palm Beach, FL 33411

$85,000

1 bd · 1.5 ba · 660 sqft · Condo public records · 367 Days on market

Built 1974 Fair condition $129/sqft · 28% below area Est $118k · 28% under $319/mo HOA · 19% of rent

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

MRS CLEAN LIVES HERE! SPOTLESS AND WELL MAINTAINED CORNER UNIT . NEWER FURNITURE INCLUDED, JUST BRING YOUR TOOTHBRUSH & SWIMSUIT. GREAT VIEW OF CLUBHOUSE AND POOL, CLOSE TO MALL & SHOPPING AREAS.

Key facts

• View of clubhouse
• Corner unit
• Walk in closet

Tags

• CUL-DE-SAC
• CORNER UNIT
• WALK IN CLOSET
• ENCLOSED PATIO
• STEP SHOWER
• VIEW OF CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.0% in Royal 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 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: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% 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 54% FRL track the district average.
• Market conditions: Rents flat; 788 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 days. Have you received any prior offers? Is the seller open to a 12% 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 1974 — 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. 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?
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: 1.99% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 4.2

CMA / ARV

• ARV (median comp): $118,062
• List price: $85,000
• Delta: -28.00%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12020 W Greenway Dr #102	0.12mi	1/1.5	660 (0%)	2mo	$115,560	$175	93
12009 Poinciana Blvd #103	0.05mi	1/1.5	660 (0%)	32mo	$125,000	$189	78
96 East Ct	0.12mi	1/1.0	608 (-8%)	9mo	$105,000	$173	72
141 West Ct	0.12mi	1/1.0	764 (+16%)	1mo	$150,000	$196	66
12014 W Greenway Cir S #108	0.11mi	1/1.5	600 (-9%)	30mo	$100,000	$167	60
2 N Greenway Vlg N #112	0.19mi	1/1.5	780 (+18%)	35mo	$154,000	$197	46
94 E East Ct	0.07mi	2/2.0 (+1)	801 (+21%)	33mo	$150,000	$187	44
757 Orchid Dr	0.50mi	2/1.0 (+1)	725 (+10%)	17mo	$315,000	$434	39
120 Sparrow Dr #105	0.51mi	2/2.0 (+1)	793 (+20%)	35mo	$205,000	$259	24

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: 38.0%
• Equity multiple: 3.88×
• Total profit: $68,537
• Equity at exit: $76,575

10-year hold

• IRR: 31.7%
• Equity multiple: 8.38×
• Total profit: $175,551
• Equity at exit: $165,136

Cash invested: $23,800 (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: 1 active · 2 under contract
• Median asking: $199,000 ($251/sqft)
• Median days on market: 300 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -28.7% vs current asking $/sqft

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

ZIP-level market 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 788
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$446
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$35
• HOA: −$319
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $402

Break-even live

Break-even rent $1,179

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $450	-5% $426	+0% $402	+5% $378	+10% $354
Rent	-10% $268	-5% $335	+0% $402	+5% $468	+10% $535
Rate	-1.0pp $444	-0.5pp $423	base $402	+0.5pp $380	+1.0pp $357

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12009 Poinciana Blvd #102 Royal Palm Beach, FL	1.0	1.0	660	$1,500	$2.27	120d	1	0.02mi
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,700	$2.62	62d	1	0.08mi
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,800	$2.78	94d	1	0.08mi
149 West Ct #149 Royal Palm Beach, FL	1.0	1.0	648	$1,700	$2.62	48d	1	0.08mi
12021 W Greenway Dr #101 Royal Palm Beach, FL	1.0	1.5	660	$1,400	$2.12	120d	1	0.15mi
126 Sparrow Dr Unit 11B Royal Palm Beach, FL	1.0	1.5	750	$1,500	$2.00	42d	1	0.54mi
11020 Town Cir Wellington, FL	1.0–3.0	1.0–2.0	1006	$2,145	$2.13	0d	11	1.38mi
135 Ponce de Leon St Royal Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	74d	1	1.44mi

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community association with monthly feeHOA amenities include clubhouse, fitness center, game room, pool, and shuffleboard courtHOA fee covers cable TV, insurance, water, common area maintenance, and grounds maintenance

Exterior

• Parking: Assigned parking
• Utilities: Public waterPublic sewerSewer and water available
• Home design: CondominiumTwo-story buildingFaces northResale property
• Construction: CBS construction
• Exterior features: Patio, screened patio, porchGlass-enclosed porchLocated on a cul-de-sac with sidewalksNot waterfront

Interior

• Kitchen: Electric rangeDishwasherRefrigeratorElectric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Central electric heatingCentral air conditioningCeiling fans
• Interior features: Walk-in closetsBlinds and sliding window treatmentsScreened and glass-enclosed patio/porch areas
• Laundry & utility: Utilities: water and sewer available (public)

HOA detail $319/mo · $3,828/yr condo

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

Listing history 50 events

1. 2026-08-11
   days on market $85,000 Active 367 DOM
2. 2026-08-10
   days on market $85,000 Active 366 DOM
3. 2026-08-09
   days on market $85,000 Active 365 DOM
4. 2026-08-08
   days on market $85,000 Active 364 DOM
5. 2026-08-06
   days on market $85,000 Active 362 DOM
6. 2026-08-05
   days on market $85,000 Active 361 DOM
7. 2026-08-03
   days on market $85,000 Active 359 DOM
8. 2026-07-31
   days on market $85,000 Active 356 DOM
9. 2026-07-24
   days on market $85,000 Active 349 DOM
10. 2026-07-23
    days on market $85,000 Active 348 DOM
11. 2026-07-22
    days on market $85,000 Active 347 DOM
12. 2026-07-21
    days on market $85,000 Active 346 DOM
13. 2026-07-18
    days on market $85,000 Active 343 DOM
14. 2026-07-16
    days on market $85,000 Active 341 DOM
15. 2026-07-15
    days on market $85,000 Active 340 DOM
16. 2026-07-14
    days on market $85,000 Active 339 DOM
17. 2026-07-13
    days on market $85,000 Active 338 DOM
18. 2026-07-13
    days on market $85,000 Active 337 DOM
19. 2026-07-12
    days on market $85,000 Active 336 DOM
20. 2026-07-10
    days on market $85,000 Active 335 DOM
21. 2026-07-09
    days on market $85,000 Active 334 DOM
22. 2026-07-07
    days on market $85,000 Active 332 DOM
23. 2026-07-06
    days on market $85,000 Active 331 DOM
24. 2026-07-06
    days on market $85,000 Active 330 DOM
25. 2026-07-05
    days on market $85,000 Active 329 DOM
26. 2026-07-04
    days on market $85,000 Active 328 DOM
27. 2026-07-02
    days on market $85,000 Active 327 DOM
28. 2026-07-01
    days on market $85,000 Active 326 DOM
29. 2026-06-30
    days on market $85,000 Active 325 DOM
30. 2026-06-29
    days on market $85,000 Active 324 DOM
31. 2026-06-28
    days on market $85,000 Active 323 DOM
32. 2026-06-27
    days on market $85,000 Active 322 DOM
33. 2026-06-26
    days on market $85,000 Active 321 DOM
34. 2026-06-24
    days on market $85,000 Active 319 DOM
35. 2026-06-22
    days on market $85,000 Active 317 DOM
36. 2026-06-21
    pricedays on market $85,000 Active 316 DOM
37. 2026-06-18
    days on market $90,000 Active 313 DOM
38. 2026-06-17
    days on market $90,000 Active 312 DOM
39. 2026-06-16
    days on market $90,000 Active 311 DOM
40. 2026-06-15
    days on market $90,000 Active 310 DOM
41. 2026-06-13
    days on market $90,000 Active 308 DOM
42. 2026-06-09
    days on market $90,000 Active 304 DOM
43. 2026-06-07
    days on market $90,000 Active 302 DOM
44. 2026-06-04
    days on market $90,000 Active 299 DOM
45. 2026-06-03
    days on market $90,000 Active 298 DOM
46. 2026-06-01
    days on market $90,000 Active 296 DOM
47. 2026-05-31
    days on market $90,000 Active 295 DOM
48. 2025-12-03
    price $90,000
49. 2025-08-09
    listed $99,000 Active
50. 2004-06-03
    soldstatus $63,000

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,576 · $131/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $20,250
• − Mortgage interest: −$4,761
• − Property taxes: −$1,576
• − Insurance: −$425
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$3,828
• − Depreciation: −$2,473
• Taxable income: $3,947
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $3,872/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $16,500–$29,700 screening

This 1-bedroom, 1.5-bathroom condo requires moderate renovations to improve its condition and appeal to buyers. Key areas for improvement include the kitchen, bathroom, and exterior. Painting and landscaping will also enhance the home's curb appeal.

Components & finishes AI

Roof tile

Repairs flagged

• Major Kitchen cabinets — Older cabinets in poor condition.
• Major Kitchen countertops — Worn and outdated.
• Major Bathroom fixtures — Older and dated.
• Major Paint — Needs touch-up and fresh paint.
• Major Landscaping — Needs painting and landscaping improvements.

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers. ↑
• Resale New bathroom fixtures — Upgrading the bathroom will improve the home's appeal. ↑
• Both Painting and landscaping — Enhances curb appeal and interior aesthetics. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 46/100

Zoned Schools

Elementary Cypress Trails Elementary School C+ FL #781/2,144 Nat'l #8,534/41,679 Middle Crestwood Community Middle C FL #246/571 Nat'l #3,367/14,009 High Royal Palm Beach High School F FL #441/667 Nat'l #10,947/17,239

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

B Composite livability gradescore 79/100

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 · 1,637,487 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: 16% 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 0.70)
• 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%

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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: ▲ 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

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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: Senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community association with monthly feeHOA amenities include clubhouse, fitness center, game room, pool, and shuffleboard courtHOA fee covers cable TV, insurance, water, common area maintenance, and grounds maintenance

Exterior

• Parking: Assigned parking
• Utilities: Public waterPublic sewerSewer and water available
• Home design: CondominiumTwo-story buildingFaces northResale property
• Construction: CBS construction
• Exterior features: Patio, screened patio, porchGlass-enclosed porchLocated on a cul-de-sac with sidewalksNot waterfront

Interior

• Kitchen: Electric rangeDishwasherRefrigeratorElectric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Central electric heatingCentral air conditioningCeiling fans
• Interior features: Walk-in closetsBlinds and sliding window treatmentsScreened and glass-enclosed patio/porch areas
• Laundry & utility: Utilities: water and sewer available (public)

Price history

+305.4% since first listed

11 events — show timeline

• 2025-12-03 Price Changed $90,000 Beaches MLS
• 2025-08-09 Listed $99,000 Beaches MLS
• 2004-06-03 Sold (Public Records) $63,000 Public Records
• 2004-05-28 Sold (MLS) $63,000 Beaches MLS
• 2004-04-13 Listing Removed — Beaches MLS
• 2004-02-20 Listed $64,900 Beaches MLS
• 2002-06-06 Sold (Public Records) $38,000 Public Records
• 2002-05-31 Sold (MLS) $38,000 Beaches MLS
• 2002-05-04 Listing Removed — Beaches MLS
• 2002-02-06 Listed $42,000 Beaches MLS
• 1974-01-01 Sold (Public Records) $22,200 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,576 · +9.4% YoY. Source: county tax records.