110 Shore Ct Unit 111b · North Palm Beach, FL 33408

$225,000

1 bd · 1.0 ba · 672 sqft · Condo public records · 152 Days on market

Built 1967 $497/mo HOA · 17% 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 +23.0/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great building on the Intracoastal waterway near awesome shopping centers and parks, This is an active 55+ community with a social clubhouse, heated salt system pool and bbq grills, Minutes to the beautiful NPB golf and country club, fabulous restaurants, shopping, I-95, and PBIA,

Key facts

• Bbq grills
• $497 HOA
• Parking

Tags

• INTRACOASTAL WATERWAY
• HEATED SALT SYSTEM POOL
• BBQ GRILLS
• NPB GOLF AND COUNTRY CLUB

Property features AI

Finance

• HOA & community: Community association (monthly HOA fee); Monthly HOA fee applies; Association amenities include clubhouse, elevators, game room, pool, community room, library, street lights; Senior community

Exterior

• Parking: 1 open parking space
• Utilities: Public water; Three-phase electric; Cable available; Water available
• Home design: Condominium; Resale; Faces south; 3-story building
• Construction: Concrete/CBS construction
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Furnished; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#184 in FL, #2,894 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Market conditions: Rents flat; 400 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 38% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y ago; this cycle's ask is 12062% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $225k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.29% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-18,441
• Equity at exit: $33,548

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-12,291
• Equity at exit: $19,454

Cash invested: $63,000 (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 33408

• Rents YoY: 0.3%
• Active inventory: 400
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,897 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$94
• HOA: −$497
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $401

Break-even live

Break-even rent $2,390

Max offer price $225,000

Occupancy floor 81%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$2,263	$2.12	2d	9	0.40mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$3,995	$2.54	4d	18	0.88mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	0.90mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $225,000 Active 152 DOM
2. 2026-06-17
   days on market $225,000 Active 151 DOM
3. 2026-06-16
   days on market $225,000 Active 150 DOM
4. 2026-06-15
   days on market $225,000 Active 149 DOM
5. 2026-06-13
   days on market $225,000 Active 147 DOM
6. 2026-06-09
   days on market $225,000 Active 143 DOM
7. 2026-06-07
   days on market $225,000 Active 141 DOM
8. 2026-06-04
   days on market $225,000 Active 138 DOM
9. 2026-06-03
   days on market $225,000 Active 137 DOM
10. 2026-06-01
    days on market $225,000 Active 135 DOM
11. 2026-05-31
    days on market $225,000 Active 134 DOM
12. 2026-04-18
    price $225,000
13. 2026-03-31
    listed $1,850
14. 2026-01-16
    listed $195,000 Active
15. 2026-01-01
    historical
16. 2025-10-28
    historical $2,000
17. 2025-10-04
    price $2,000
18. 2025-08-01
    listed $2,500
19. 2025-08-01
    historical $2,500
20. 2025-07-31
    listed $2,500
21. 2025-07-31
    historical $1,850
22. 2025-07-09
    price $1,850
23. 2025-07-04
    listed $205,000 Active
24. 2025-05-14
    price $2,125
25. 2025-04-15
    price $1,800
26. 2025-03-26
    historical
27. 2025-03-18
    price $2,050
28. 2025-02-21
    listed $1,800
29. 2025-02-21
    historical $2,500
30. 2025-01-12
    listed $2,500
31. 2025-01-11
    listed $195,000 Active
32. 2024-12-29
    historical $2,500
33. 2024-08-29
    historical $2,500
34. 2024-08-28
    listed $2,500
35. 2024-04-28
    listed $2,500
36. 2019-07-11
    historical
37. 2019-05-23
    price $145,000
38. 2019-02-15
    listed $149,000 Active
39. 2016-04-22
    historical
40. 2016-03-05
    price $105,000
41. 2016-01-25
    listed $110,000 Active
42. 2014-12-18
    soldstatus $45,000
43. 2007-03-16
    soldstatus $130,000
44. 1997-01-17
    soldstatus $32,500
45. 1997-01-01
    soldstatus $32,500

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$455/yr (+$38/mo · 32.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $34,770
• − Mortgage interest: −$12,603
• − Property taxes: −$1,412
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − HOA: −$5,964
• − Depreciation: −$6,545
• Taxable income: $1,557
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $4,434/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 — North Palm Beach

• Score: 77/100
• State rank: #184
• US rank: #2894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 18,817
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,817
• Household income: $92,216
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 835.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Guatemala
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -223.14%
• Current HPI: 365.2913
• Rent YoY: ▲ 0.27%
• 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

+592.3% since first listed

34 events — show timeline

• 2026-04-18 Price Changed $225,000 Beaches MLS
• 2026-03-31 Listed for Rent $1,850 RMLSFL
• 2026-01-16 Listed $195,000 Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-10-28 Rental Removed $2,000 RMLSFL
• 2025-10-04 Price Changed $2,000 RMLSFL
• 2025-08-01 Listed for Rent $2,500 RMLSFL
• 2025-08-01 Rental Removed $2,500 GFLMLS
• 2025-07-31 Listed for Rent $2,500 GFLMLS
• 2025-07-31 Rental Removed $1,850 RMLSFL
• 2025-07-09 Price Changed $1,850 RMLSFL
• 2025-07-04 Listed $205,000 Beaches MLS
• 2025-05-14 Price Changed $2,125 RMLSFL
• 2025-04-15 Price Changed $1,800 RMLSFL
• 2025-03-26 Listing Removed — Beaches MLS
• 2025-03-18 Price Changed $2,050 RMLSFL
• 2025-02-21 Listed for Rent $1,800 RMLSFL
• 2025-02-21 Rental Removed $2,500 RMLSFL
• 2025-01-12 Listed for Rent $2,500 RMLSFL
• 2025-01-11 Listed $195,000 Beaches MLS
• 2024-12-29 Rental Removed $2,500 RMLSFL
• 2024-08-29 Rental Removed $2,500 GFLMLS
• 2024-08-28 Listed for Rent $2,500 GFLMLS
• 2024-04-28 Listed for Rent $2,500 RMLSFL
• 2019-07-11 Listing Removed — Beaches MLS
• 2019-05-23 Price Changed $145,000 Beaches MLS
• 2019-02-15 Listed $149,000 Beaches MLS
• 2016-04-22 Listing Removed — Beaches MLS
• 2016-03-05 Price Changed $105,000 Beaches MLS
• 2016-01-25 Listed $110,000 Beaches MLS
• 2014-12-18 Sold (Public Records) $45,000 Public Records
• 2007-03-16 Sold (Public Records) $130,000 Public Records
• 1997-01-17 Sold (Public Records) $32,500 Public Records
• 1997-01-01 Sold (Public Records) $32,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,412 · +4.4% YoY. Source: county tax records.