9873 Baywinds Dr #5302 · West Palm Beach, FL 33411

$299,900

3 bd · 2.0 ba · 1,310 sqft · Condo public records · 677 Days on market

Built 2004 $488/mo HOA · 20% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

VERY Rare 3 bedroom 2 bath condo in Mezzano. Unit is in model condition and has a great view. Newer flooring and large gourmet kitchen. Oversized interior laundry room. Nice patio overlooking pool and common areas. Mezzano is a gated community and has plenty of assigned and guest parking. Super location close to both shopping and dining.

Key facts

• $488 HOA
• Community pool
• Built 2004

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Monthly HOA with amenities including clubhouse, fitness center, pool, playground, picnic area, business center, library, and street lighting

Exterior

• Parking: Assigned parking
• Security: Closed-circuit cameras; Key card entry; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; Resale condition; Faces west; Three total stories; Entry level unit (building total 3 stories)
• Construction: Block/CBS construction
• Exterior features: No waterfront; Barrel roof

Interior

• Kitchen: Dishwasher
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-721 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (42.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (17.0% below list).
• Recommended offer: $173k (42.5% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents flat; 574 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 32% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 677 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $90k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $300k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,562 (42.5% 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 677 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.30%
• DSCR: 0.54
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $112,565
• Equity at exit: $270,174

10-year hold

• IRR: 15.3%
• Equity multiple: 5.27×
• Total profit: $358,626
• Equity at exit: $582,640

Cash invested: $83,972 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$503 /mo · $6,031/yr
• Insurance: −$125
• HOA: −$488
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-721

Break-even live

Break-even rent $3,403

Max offer price $172,562

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9873 Baywinds Dr #5212 West Palm Beach, FL	3.0	2.0	1310	$2,450	$1.87	24d	1	0.02mi
9901 Baywinds Dr #3202 West Palm Beach, FL	3.0	2.0	1310	$1,200	$0.92	14d	1	0.07mi
9901 Baywinds Dr #3202 West Palm Beach, FL	3.0	2.0	1310	$2,500	$1.91	24d	1	0.07mi
9857 Baywinds Dr #9210 West Palm Beach, FL	2.0	2.0	1141	$2,600	$2.28	10d	1	0.10mi
9857 Baywinds Dr #9210 West Palm Beach, FL	2.0	2.0	1141	$2,395	$2.10	7d	1	0.10mi
9905 Baywinds Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1036	$2,250	$2.17	4d	2	0.12mi
9905 Baywinds Dr West Palm Beach, FL	2.0	2.0	1141	$2,400	$2.10	14d	2	0.12mi
9825 Baywinds Dr #1302 West Palm Beach, FL	2.0	2.0	1141	$2,295	$2.01	19d	1	0.12mi
9825 Baywinds Blvd Unit 1125 West Palm Beach, FL	2.0	2.0	1258	$1,925	$1.53	19d	1	0.12mi
9825 Baywinds Dr West Palm Beach, FL	2.0	2.0	1199	$2,110	$1.76	24d	2	0.12mi
9766 Galleon Dr West Palm Beach, FL	2.0	2.0	1259	$2,240	$1.78	2d	1	0.27mi
10276 Fox Trail Rd S #110 West Palm Beach, FL	2.0	2.0	1051	$2,000	$1.90	21d	1	0.34mi
10276 Fox Trail Rd S West Palm Beach, FL	2.0	2.0	1051	$1,900	$1.81	24d	2	0.35mi
10300 Fox Trail Rd S , FL	2.0	2.0	1048	$2,300	$2.19	24d	1	0.41mi
10360 Fox Trail Rd S #1602 West Palm Beach, FL	2.0	2.0	1048	$1,920	$1.83	20d	1	0.43mi
10354 Fox Trail Rd S #1501 West Palm Beach, FL	2.0	2.0	1048	$2,000	$1.91	16d	1	0.45mi
10336 Fox Trail Rd S #1305 West Palm Beach, FL	2.0	2.0	1048	$2,100	$2.00	24d	1	0.47mi
10324 Fox Trail Rd S Unit 324 Royal Palm Beach, FL	2.0	2.0	1048	$1,900	$1.81	24d	1	0.49mi
9391 Bridgeport Dr West Palm Beach, FL	3.0	2.0	1508	$4,200	$2.79	24d	1	0.53mi
9363 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,750	$2.01	4d	1	0.55mi
9315 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,600	$1.90	24d	1	0.58mi
151 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1421	$3,300	$2.32	24d	1	0.97mi
221 Bilbao St Royal Palm Beach, FL	3.0	2.0	1657	$3,700	$2.23	24d	1	1.01mi
179 Dove Cir Royal Palm Beach, FL	3.0	2.0	1642	$3,500	$2.13	24d	1	1.02mi
216 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1461	$3,080	$2.11	7d	1	1.04mi
240 Bilbao St Royal Palm Beach, FL	3.0	2.0	1440	$3,400	$2.36	24d	1	1.14mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	17d	1	1.23mi
2146 Man of War West Palm Beach, FL	2.0	2.0	1209	$3,000	$2.48	24d	1	1.23mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	20d	1	1.24mi
10863 Dalmany Way Royal Palm Beach, FL	3.0	2.0	1232	$3,500	$2.84	24d	1	1.27mi
202 Sparrow Dr #1 Royal Palm Beach, FL	3.0	2.0	1020	$2,400	$2.35	24d	1	1.28mi
296 Sandpiper Ave Royal Palm Beach, FL	3.0	2.0	1569	$3,100	$1.98	24d	1	1.37mi
2425 Pigeon Cay West Palm Beach, FL	3.0	2.0	1762	$3,540	$2.01	24d	1	1.40mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	24d	1	1.45mi

HOA detail condo

• Monthly dues: $488 · $5,856/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $299,900 Active 677 DOM
2. 2026-06-17
   days on market $299,900 Active 676 DOM
3. 2026-06-16
   days on market $299,900 Active 675 DOM
4. 2026-06-15
   days on market $299,900 Active 674 DOM
5. 2026-06-13
   days on market $299,900 Active 672 DOM
6. 2026-06-09
   days on market $299,900 Active 668 DOM
7. 2026-06-07
   days on market $299,900 Active 666 DOM
8. 2026-06-04
   days on market $299,900 Active 663 DOM
9. 2026-06-03
   days on market $299,900 Active 662 DOM
10. 2026-06-01
    days on market $299,900 Active 660 DOM
11. 2026-05-31
    days on market $299,900 Active 659 DOM
12. 2026-04-10
    price $299,900
13. 2025-10-12
    price $307,900
14. 2025-08-09
    price $314,900
15. 2025-06-04
    price $329,900
16. 2024-08-10
    listed $389,900 Active
17. 2024-07-29
    historical $389,900
18. 2018-02-16
    soldstatus $159,900
19. 2018-02-15
    soldstatus $157,000 Closed 339-char remark

    Show marketing remark (339 chars)

    VERY Rare 3 bedroom 2 bath condo in Mezzano. Unit is in model condition and has a great view. Newer flooring and large gourmet kitchen. Oversized interior laundry room. Nice patio overlooking pool and common areas. Mezzano is a gated community and has plenty of assigned and guest parking. Super location close to both shopping and dining.

20. 2018-01-16
    historical Contingent 339-char remark

    Show marketing remark (339 chars)

    VERY Rare 3 bedroom 2 bath condo in Mezzano. Unit is in model condition and has a great view. Newer flooring and large gourmet kitchen. Oversized interior laundry room. Nice patio overlooking pool and common areas. Mezzano is a gated community and has plenty of assigned and guest parking. Super location close to both shopping and dining.

21. 2017-11-25
    listed $159,900 Active 339-char remark

    Show marketing remark (339 chars)

    VERY Rare 3 bedroom 2 bath condo in Mezzano. Unit is in model condition and has a great view. Newer flooring and large gourmet kitchen. Oversized interior laundry room. Nice patio overlooking pool and common areas. Mezzano is a gated community and has plenty of assigned and guest parking. Super location close to both shopping and dining.

22. 2005-05-04
    soldstatus $235,000

ⓘ 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: $6,031 · $503/mo
• Projected year-2 tax: $6,031 · $503/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 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 21 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: $29,884
• − Mortgage interest: −$16,799
• − Property taxes: −$6,031
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$5,856
• − Depreciation: −$8,724
• Taxable loss: −$13,807
• Est. tax savings @ 24.0%: +$3,314
• After-tax cash flow: $-5,336/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 — 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 · 1,438,312 people
• City population: 222,012
• 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: 1870.0

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: 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%

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

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

+27.6% since first listed

11 events — show timeline

• 2026-04-10 Price Changed $299,900 Beaches MLS
• 2025-10-12 Price Changed $307,900 Beaches MLS
• 2025-08-09 Price Changed $314,900 Beaches MLS
• 2025-06-04 Price Changed $329,900 Beaches MLS
• 2024-08-10 Listed $389,900 Beaches MLS
• 2024-07-29 Coming Soon $389,900 Beaches MLS
• 2018-02-16 Sold (Public Records) $159,900 Public Records
• 2018-02-15 Sold (MLS) $157,000 Beaches MLS
• 2018-01-16 Contingent — Beaches MLS
• 2017-11-25 Listed $159,900 Beaches MLS
• 2005-05-04 Sold (Public Records) $235,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $6,031 · +142.1% YoY. Source: county tax records.