276 Beaver Dam Ct · Royal Palm Beach, FL 33411

$169,900

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 200 Days on market

Built 1981 $478/mo HOA · 22% 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 +12.7/30.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ALL MEASUREMENTS APPX. ACCORDIAN HURRICANE SHUTTERS, TILED THROUGHOUT, PATIO ENCLOSED WITH A/C. EAT-IN KITCHEN FEATURES TILED BACKSPLASH, PANTRY & PASSTHRU TO DINING AREA, UPDATED FRIDGE, WASHER/DRYER, AND A/C. IMMACULATE HOME. CLOSE TO SHOPPING, TURNPIKE AND HOSPITALS. COMMUNITY FEATURES CLUBHOUSE AND 2 POOLS. 20 MINUTES TO AIRPORT OR OCEAN.

Key facts

• Shopping center
• Veteran's park
• Enclosed patio

Tags

• ENCLOSED PATIO
• QUIET NEIGHBOURHOOD
• SHOPPING CENTER
• VETERAN'S PARK

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Homeowners association with monthly fee; HOA amenities include clubhouse, game room, pool, sauna, library, sidewalks; HOA fee paid monthly; fee amount listed in records

Exterior

• Parking: Assigned parking plus guest spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Villa; Single-story; Faces west; Resale property
• Construction: Built with concrete block (CBS); Composition/shingle roof; Building area approximately 1,234 (public records)
• Exterior features: No waterfront; Waterfront features: None; Lot dimensions approximately 0.06 acres; Sidewalks (community amenity)

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Custom mirrors; Unfurnished; Single-hung metal and sliding windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-18 ($-218/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

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; 574 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; list at $170k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% 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 200 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 6.5

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: 23.0%
• Equity multiple: 2.83×
• Total profit: $87,122
• Equity at exit: $153,059

10-year hold

• IRR: 19.8%
• Equity multiple: 6.25×
• Total profit: $249,631
• Equity at exit: $330,078

Cash invested: $47,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$891
• Tax from tax record: −$308 /mo · $3,698/yr
• Insurance: −$71
• HOA: −$478
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-18

Break-even live

Break-even rent $2,213

Max offer price $166,687

Occupancy floor 96%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	24d	1	0.08mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	24d	1	0.15mi
110 Weybridge Cir Unit A Royal Palm Beach, FL	2.0	2.5	1470	$2,350	$1.60	22d	1	0.25mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	11d	1	0.48mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$1,850	$1.68	15d	3	0.65mi
180 Heatherwood Dr Royal Palm Beach, FL	3.0	2.0	1462	$2,710	$1.85	5d	1	0.69mi
120 Sparrow Dr #205 Royal Palm Beach, FL	2.0	2.0	793	$2,200	$2.77	24d	1	0.72mi
120 Sparrow Dr Royal Palm Beach, FL	2.0	2.0–2.5	793	$2,200	$2.77	22d	2	0.73mi
1601 Lakeview Dr W Unit 1601 Royal Palm Beach, FL	3.0	2.5	1296	$2,375	$1.83	22d	1	0.73mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.75mi
43 Essex Ct Unit A Royal Palm Beach, FL	2.0	2.5	1398	$2,500	$1.79	24d	1	0.76mi
36 Danbury Ct Unit B Royal Palm Beach, FL	2.0	2.5	1398	$2,300	$1.65	10d	1	0.77mi
1407 Lakeview Dr E Royal Palm Beach, FL	2.0	2.0	1165	$2,300	$1.97	7d	1	0.77mi
7 Greenway Vlg N #107 Royal Palm Beach, FL	1.0	1.5	780	$1,650	$2.12	4d	1	0.78mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	16d	2	0.78mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.80mi
905 Palm Beach Trace Dr Royal Palm Beach, FL	1.0	2.0	1201	$1,700	$1.42	24d	1	0.85mi
1605 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,100	$1.75	12d	1	0.87mi
1803 Palm Beach Trace Dr Royal Palm Beach, FL	2.0	2.0	1201	$2,000	$1.67	18d	1	0.88mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	24d	1	0.88mi
145 Prestige Dr Royal Palm Beach, FL	3.0	2.0	1464	$2,900	$1.98	16d	1	0.92mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	15d	1	0.94mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	24d	1	0.96mi
4 W Greenway Dr Unit 201 Royal Palm Beach, FL	1.0	1.5	780	$1,450	$1.86	24d	1	0.98mi
202 Sparrow Dr #1 Royal Palm Beach, FL	3.0	2.0	1020	$2,400	$2.35	24d	1	1.13mi
81 Westecunk Dr Royal Palm Beach, FL	2.0	2.0	1347	$2,550	$1.89	17d	1	1.13mi
280 Crestwood Cir #204 Royal Palm Beach, FL	2.0	2.0	1024	$2,150	$2.10	15d	1	1.14mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	20d	1	1.15mi
830 Royal Palm Beach Blvd Royal Palm Beach, FL	3.0	2.0	1369	$2,766	$2.02	7d	1	1.30mi
330 Crestwood Cir #303 Royal Palm Beach, FL	2.0	2.0	1306	$2,150	$1.65	24d	1	1.34mi
340 Crestwood Cir #302 Royal Palm Beach, FL	3.0	2.0	1306	$2,550	$1.95	22d	1	1.39mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	3d	1	1.40mi
11823 Dahlia Dr Royal Palm Beach, FL	3.0	2.0	1385	$2,406	$1.74	7d	1	1.43mi
200 Crestwood Ct N #211 Royal Palm Beach, FL	3.0	2.0	1173	$2,400	$2.05	24d	1	1.43mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	18d	1	1.43mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	24d	1	1.43mi
300 Crestwood Ct N #310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	4d	1	1.44mi
216 Cordoba Cir Royal Palm Beach, FL	3.0	2.0	1461	$3,080	$2.11	7d	1	1.44mi
201 Seminole Lakes Dr Royal Palm Beach, FL	1.0	1.0	800	$1,400	$1.75	24d	1	1.46mi
600 Crestwood Ct N #609 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	15d	1	1.46mi

HOA detail

• Monthly dues: $478 · $5,736/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-04
   status $169,900 Pending 200 DOM
2. 2026-06-03
   days on market $169,900 Active 200 DOM
3. 2026-06-01
   days on market $169,900 Active 198 DOM
4. 2026-05-31
   days on market $169,900 Active 197 DOM
5. 2026-05-01
   status Active
6. 2026-04-29
   status Pending
7. 2026-03-14
   price $169,900
8. 2025-11-10
   listed $179,900 Active
9. 2008-06-20
   soldstatus $102,000
10. 2008-06-18
    soldstatus $102,000 350-char remark

    Show marketing remark (350 chars)

    ALL MEASUREMENTS APPX. ACCORDIAN HURRICANE SHUTTERS, TILED THROUGHOUT, PATIO ENCLOSED WITH A/C. EAT-IN KITCHEN FEATURES TILED BACKSPLASH, PANTRY & PASSTHRU TO DINING AREA, UPDATED FRIDGE, WASHER/DRYER, AND A/C. IMMACULATE HOME. CLOSE TO SHOPPING, TURNPIKE AND HOSPITALS. COMMUNITY FEATURES CLUBHOUSE AND 2 POOLS. 20 MINUTES TO AIRPORT OR OCEAN.

11. 2008-05-09
    historical 350-char remark

    Show marketing remark (350 chars)

    ALL MEASUREMENTS APPX. ACCORDIAN HURRICANE SHUTTERS, TILED THROUGHOUT, PATIO ENCLOSED WITH A/C. EAT-IN KITCHEN FEATURES TILED BACKSPLASH, PANTRY & PASSTHRU TO DINING AREA, UPDATED FRIDGE, WASHER/DRYER, AND A/C. IMMACULATE HOME. CLOSE TO SHOPPING, TURNPIKE AND HOSPITALS. COMMUNITY FEATURES CLUBHOUSE AND 2 POOLS. 20 MINUTES TO AIRPORT OR OCEAN.

12. 2008-02-25
    listed $115,500 350-char remark

    Show marketing remark (350 chars)

    ALL MEASUREMENTS APPX. ACCORDIAN HURRICANE SHUTTERS, TILED THROUGHOUT, PATIO ENCLOSED WITH A/C. EAT-IN KITCHEN FEATURES TILED BACKSPLASH, PANTRY & PASSTHRU TO DINING AREA, UPDATED FRIDGE, WASHER/DRYER, AND A/C. IMMACULATE HOME. CLOSE TO SHOPPING, TURNPIKE AND HOSPITALS. COMMUNITY FEATURES CLUBHOUSE AND 2 POOLS. 20 MINUTES TO AIRPORT OR OCEAN.

ⓘ 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: $3,698 · $308/mo
• Projected year-2 tax: $3,698 · $308/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $26,275
• − Mortgage interest: −$9,517
• − Property taxes: −$3,698
• − Insurance: −$850
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − HOA: −$5,736
• − Depreciation: −$4,943
• Taxable loss: −$2,672
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $423/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 — 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 · 1,438,312 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: 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

+47.1% since first listed

8 events — show timeline

• 2026-05-01 Relisted — Beaches MLS
• 2026-04-29 Pending — Beaches MLS
• 2026-03-14 Price Changed $169,900 Beaches MLS
• 2025-11-10 Listed $179,900 Beaches MLS
• 2008-06-20 Sold (Public Records) $102,000 Public Records
• 2008-06-18 Sold (MLS) $102,000 Beaches MLS
• 2008-05-09 Listing Removed — Beaches MLS
• 2008-02-25 Listed $115,500 Beaches MLS

Property tax history

+16.6%/yr

Latest (2025): $3,698 · -6.6% YoY. Source: county tax records.