312 Northlake Dr #104 · North Palm Beach, FL 33408

$210,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 55 Days on market

Built 1973 $836/mo HOA · 25% 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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

Wake up to incredible water views in this beautifully remodeled 1-bedroom, 1-bathroom condo. Designed with quality in mind, the home features brand-new stainless steel appliances, a fully updated bathroom, new flooring, and a spacious bedroom with a walk-in closet. Relax on your private screened-in porch and enjoy peaceful sunrises just steps from the pool. Conveniently located near Palm Beach Gardens Mall, downtown West Palm Beach, The Square, and PBI Airport. A rare opportunity to own a waterfront retreat with strong long-term value. Association requires a 5-year ownership period prior to leasing.

Key facts

• Remodeled condo
• Updated bathroom
• Conveniently located

Tags

• REMODELED CONDO
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• PRIVATE SCREENED-IN PORCH
• WATERFRONT RETREAT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee; HOA amenities include pool and other shared facilities; HOA pays for trash, common areas, reserve funds, and pool service

Exterior

• Parking: 1 parking space; No carport
• Utilities: Public water; Public sewer; No listed additional utilities
• Home design: Condominium; Updated/remodeled; Faces east; 3-story building; Entry level unit (unit on main level)
• Construction: CBS construction; Flat roof; Built prior to public records update
• Exterior features: Lake access; Pool (association amenity)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% 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.
• Zoned schools: Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% 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 flat; 400 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 43% 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 $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 5.3

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-21,467
• Equity at exit: $31,312

10-year hold

• IRR: -7.9%
• Equity multiple: 0.59×
• Total profit: $-23,899
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

ZIP-level market 33408

• Rents YoY: 0.3%
• Active inventory: 400
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,302 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$88
• HOA: −$836
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $327

Break-even live

Break-even rent $2,888

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $446	-5% $387	+0% $327	+5% $268	+10% $208
Rent	-10% $66	-5% $197	+0% $327	+5% $458	+10% $588
Rate	-1.0pp $433	-0.5pp $380	base $327	+0.5pp $273	+1.0pp $217

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	0.21mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$2,283	$2.14	0d	10	1.15mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$3,995	$2.54	0d	19	1.45mi

HOA detail condo

• Monthly dues: $836 · $10,032/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-09
   days on market $210,000 Active 55 DOM
2. 2026-06-08
   days on market $210,000 Active 54 DOM
3. 2026-06-07
   days on market $210,000 Active 53 DOM
4. 2026-06-04
   days on market $210,000 Active 50 DOM
5. 2026-06-03
   days on market $210,000 Active 49 DOM
6. 2026-06-02
   days on market $210,000 Active 48 DOM
7. 2026-06-01
   days on market $210,000 Active 47 DOM
8. 2026-05-31
   days on market $210,000 Active 46 DOM
9. 2026-04-23
   price $2,000
10. 2026-04-15
    listed $210,000 Active
11. 2026-04-14
    listed $2,100
12. 2025-11-19
    historical
13. 2025-10-30
    price $205,000
14. 2025-10-16
    price $208,000
15. 2025-08-11
    price $209,000
16. 2025-02-07
    status Active
17. 2024-11-18
    historical
18. 2024-10-09
    historical $2,000
19. 2024-09-26
    listed $2,000
20. 2024-09-08
    price $225,000
21. 2024-07-16
    listed $235,000 Active
22. 2024-06-27
    historical
23. 2024-06-05
    historical
24. 2024-03-05
    listed $250,000 Active
25. 2024-03-01
    historical
26. 2023-07-13
    historical
27. 2023-04-25
    listed $290,000 Active
28. 2022-05-11
    soldstatus $203,000
29. 2022-04-28
    soldstatus $203,000 Closed
30. 2022-03-02
    status Pending
31. 2022-02-04
    listed $210,000 Active
32. 2005-06-24
    soldstatus $175,000
33. 2004-03-08
    soldstatus $118,500
34. 1998-06-02
    soldstatus $49,900
35. 1996-11-01
    soldstatus $40,000

ⓘ 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: $3,083 · $257/mo
• Projected year-2 tax: $3,083 · $257/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $39,627
• − Mortgage interest: −$11,763
• − Property taxes: −$3,083
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,170
• − Management: −$3,170
• − HOA: −$10,032
• − Depreciation: −$6,109
• Taxable income: $1,249
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,625/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

-95.0% since first listed

27 events — show timeline

• 2026-04-23 Price Changed $2,000 GFLMLS
• 2026-04-15 Listed $210,000 Beaches MLS
• 2026-04-14 Listed for Rent $2,100 GFLMLS
• 2025-11-19 Listing Removed — Beaches MLS
• 2025-10-30 Price Changed $205,000 Beaches MLS
• 2025-10-16 Price Changed $208,000 Beaches MLS
• 2025-08-11 Price Changed $209,000 Beaches MLS
• 2025-02-07 Relisted — Beaches MLS
• 2024-11-18 Listing Removed — Beaches MLS
• 2024-10-09 Rental Removed $2,000 GFLMLS
• 2024-09-26 Listed for Rent $2,000 GFLMLS
• 2024-09-08 Price Changed $225,000 Beaches MLS
• 2024-07-16 Listed $235,000 Beaches MLS
• 2024-06-27 Coming Soon — Beaches MLS
• 2024-06-05 Listing Removed — Beaches MLS
• 2024-03-05 Listed $250,000 Beaches MLS
• 2024-03-01 Coming Soon — Beaches MLS
• 2023-07-13 Listing Removed — Beaches MLS
• 2023-04-25 Listed $290,000 Beaches MLS
• 2022-05-11 Sold (Public Records) $203,000 Public Records
• 2022-04-28 Sold (MLS) $203,000 Beaches MLS
• 2022-03-02 Pending — Beaches MLS
• 2022-02-04 Listed $210,000 Beaches MLS
• 2005-06-24 Sold (Public Records) $175,000 Public Records
• 2004-03-08 Sold (Public Records) $118,500 Public Records
• 1998-06-02 Sold (Public Records) $49,900 Public Records
• 1996-11-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,083 · -11.1% YoY. Source: county tax records.