3601 S Ocean Blvd #406 · South Palm Beach, FL 33480

$288,873

2 bd · 2.5 ba · 1,408 sqft · Condo public records · 10 Days on market

Built 1984 $837/mo HOA · 17% of rent

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Why this score? — see what drove the B+ 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Wake up to the rhythm of the ocean and end your days with warm coastal breezes in this beautifully renovated 2-bedroom, 2.5-bath condo. Steps across A1A, the beach becomes an extension of your lifestyle, morning walks, sunset strolls, and endless seaside moments. Inside, two private suites offer walk-in closets and elegant baths with frameless glass showers. The open kitchen shines with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into bright living spaces with engineered wood flooring and crown molding. Enjoy tranquil mornings or breezy evenings on the south-facing balcony. Hurricane-impact windows, in-unit washer/dryer, storage room. Maintenance

Key facts

• Renovated condo
• South-facing balcony
• Walk-in closets

Tags

• RENOVATED CONDO
• PRIVATE SUITES
• WALK-IN CLOSETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOUTH-FACING BALCONY

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: No land lease
• HOA & community: Monthly HOA fee; Community pool; HOA fees include insurance, trash, water, common area maintenance, and roof repairs

Exterior

• Utilities: Cable available
• Home design: Condominium; 2 stories; Second floor entry; East of US-1
• Construction: CBS construction
• Exterior features: Second-floor entry

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Paddle fans
• Interior features: Walk-in closets; Blinds

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $289k).

Location & tenants

• Location reads 72/100 on livability (#340 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools 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.
• Market conditions: Rents rising (+3.9%/yr); 447 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 40% of the median local income ($151k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (5.1% 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 (5.1% appreciation + 3.9% rent growth), your $81k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 26y 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.
• Current owner paid $235k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,873

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.40×
• Total profit: $113,436
• Equity at exit: $165,721

10-year hold

• IRR: 22.1%
• Equity multiple: 4.95×
• Total profit: $319,343
• Equity at exit: $287,695

Cash invested: $80,884 (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 33480

• Home prices YoY: 1.1%
• Rents YoY: 3.9%
• Active inventory: 447
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $5,028 high
• Mortgage (P&I): −$1,515
• Tax from tax record: −$455 /mo · $5,463/yr
• Insurance: −$120
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$837
• Vacancy / Maint / Mgmt: −$1,056
• Net cashflow: $618

Break-even live

Break-even rent $4,246

Max offer price $288,873

Occupancy floor 83%

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: $72,218
• Closing costs: $8,666
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 S Ocean Blvd Palm Beach, FL	2.0	2.5	1408	$2,900	$2.06	20d	2	0.01mi
3601 S Ocean Blvd #308 Palm Beach, FL	2.0	2.5	1408	$3,250	$2.31	19d	1	0.02mi
3589 S Ocean Blvd #614 Palm Beach, FL	2.0	2.0	1541	$4,200	$2.73	21d	1	0.04mi
3589 S Ocean Blvd #314 Palm Beach, FL	2.0	2.5	1541	$3,000	$1.95	24d	1	0.04mi
3589 S Ocean Blvd #614 Palm Beach, FL	2.0	2.0	1541	$4,200	$2.73	24d	1	0.04mi
3589 S Ocean Blvd #801 Palm Beach, FL	2.0	2.0	1541	$6,000	$3.89	12d	1	0.04mi
3605 S Ocean Blvd #319 Palm Beach, FL	2.0	2.0	1121	$4,000	$3.57	4d	1	0.05mi
3605 S Ocean Blvd Palm Beach, FL	2.0	2.0	1162	$3,350	$2.88	24d	2	0.07mi
3581 S Ocean Blvd Unit 2B Palm Beach, FL	1.0	1.5	940	$2,900	$3.09	17d	1	0.08mi
3581 S Ocean Blvd Unit 9A Palm Beach, FL	2.0	2.0	1192	$2,600	$2.18	17d	1	0.08mi
3610 S Ocean Blvd Palm Beach, FL	1.0–3.0	1.5–2.0	1490	$8,348	$5.60	24d	4	0.13mi
3580 S Ocean Blvd Unit 6B Palm Beach, FL	1.0	1.5	1013	$2,500	$2.47	15d	1	0.16mi
4200 S Ocean Blvd #503 Palm Beach, FL	2.0	2.5	1645	$4,800	$2.92	21d	1	0.17mi
3560 S Ocean Blvd #706 Palm Beach, FL	2.0	2.0	1340	$12,000	$8.96	21d	1	0.20mi
3560 S Ocean Blvd #502 Palm Beach, FL	2.0	2.0	1340	$9,500	$7.09	24d	1	0.20mi
3560 S Ocean Blvd #306 Palm Beach, FL	2.0	2.0	1380	$7,000	$5.07	19d	1	0.20mi
3560 S Ocean Blvd #4 Palm Beach, FL	2.0	2.0	1340	$7,950	$5.93	24d	1	0.20mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,800	$5.82	11d	1	0.20mi
3560 S Ocean Blvd #907 Palm Beach, FL	2.0	2.0	1340	$7,500	$5.60	11d	1	0.20mi
3540 S Ocean Blvd #608 Palm Beach, FL	2.0	2.0	983	$2,950	$3.00	24d	1	0.29mi
3540 S Ocean Blvd #216 Palm Beach, FL	2.0	2.0	983	$2,550	$2.59	22d	1	0.29mi
3540 S Ocean Blvd Palm Beach, FL	1.0	2.0	983	$4,000	$4.07	24d	1	0.29mi
3540 S Ocean Blvd #208 Palm Beach, FL	2.0	2.0	983	$2,750	$2.80	4d	1	0.29mi
3540 S Ocean Blvd #612 Palm Beach, FL	2.0	2.0	983	$4,700	$4.78	8d	1	0.29mi
3520 S Ocean Blvd Unit H404 Palm Beach, FL	2.0	2.0	1176	$5,900	$5.02	24d	1	0.32mi
3475 S Ocean Blvd #3020 Palm Beach, FL	2.0	2.0	1395	$5,000	$3.58	24d	1	0.42mi
3475 S Ocean Blvd #6110 Palm Beach, FL	1.0	1.5	891	$3,500	$3.93	24d	1	0.42mi
3475 S Ocean Blvd #6150 Palm Beach, FL	2.0	2.0	1395	$8,750	$6.27	24d	1	0.42mi
3475 S Ocean Blvd #1030 Palm Beach, FL	1.0	2.0	1395	$5,500	$3.94	3d	1	0.42mi
3475 S Ocean Blvd #3110 Palm Beach, FL	1.0	1.5	891	$2,600	$2.92	24d	1	0.42mi
3475 S Ocean Blvd Palm Beach, FL	2.0	2.0	1395	$5,850	$4.19	24d	3	0.43mi
400 S Ocean Blvd Unit 103a Manalapan, FL	3.0	3.5	1399	$21,000	$15.01	24d	1	0.44mi
3460 S Ocean Blvd #4150 Palm Beach, FL	2.0	2.0	1436	$10,500	$7.31	24d	1	0.48mi
3456 S Ocean Blvd Apt 705 Palm Beach, FL	2.0	2.0	1457	$3,500	$2.40	24d	1	0.49mi
3456 S Ocean Blvd #105 Palm Beach, FL	2.0	2.0	1482	$12,000	$8.10	24d	1	0.50mi
3456 S Ocean Blvd #6050 Palm Beach, FL	2.0	2.0	1482	$4,650	$3.14	24d	1	0.50mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	3d	10	0.54mi
3450 S Ocean Blvd Palm Beach, FL	1.0–2.0	1.0–2.0	1236	$9,500	$7.69	8d	9	0.54mi
3450 S Ocean Blvd #4270 Palm Beach, FL	1.0	1.0	924	$3,250	$3.52	24d	1	0.54mi
3450 S Ocean Blvd #1050 Palm Beach, FL	1.0	1.0	952	$2,950	$3.10	24d	1	0.54mi

HOA detail condo

• Monthly dues: $837 · $10,044/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $288,873 Active 10 DOM
2. 2026-06-17
   days on market $288,873 Active 9 DOM
3. 2026-06-16
   days on market $288,873 Active 8 DOM
4. 2026-06-15
   days on market $288,873 Active 7 DOM
5. 2026-06-13
   days on market $288,873 Active 5 DOM
6. 2026-06-08
   pricedays on marketlisting id $288,873 Active 1 DOM
7. 2026-06-04
   days on market $298,873 Active 85 DOM
8. 2026-06-03
   days on market $298,873 Active 84 DOM
9. 2026-06-02
   days on market $298,873 Active 83 DOM
10. 2026-06-01
    days on market $298,873 Active 82 DOM
11. 2026-05-31
    days on market $298,873 Active 81 DOM
12. 2025-12-29
    listed $298,873 Active
13. 2025-11-28
    historical
14. 2025-11-05
    price $299,000
15. 2025-10-07
    price $315,000
16. 2025-09-06
    listed $325,000 Active
17. 2025-06-01
    historical
18. 2025-02-01
    status Active
19. 2024-05-27
    price $329,000
20. 2024-05-05
    listed $330,000 Active
21. 2024-05-01
    historical $2,250
22. 2024-05-01
    historical
23. 2024-04-10
    price $2,250
24. 2024-04-10
    price $330,000
25. 2024-04-01
    price $2,300
26. 2024-03-30
    price $2,350
27. 2024-03-30
    price $335,000
28. 2024-03-21
    price $2,400
29. 2024-03-03
    listed $2,500
30. 2024-02-27
    price $340,000
31. 2024-02-14
    historical $2,650
32. 2024-02-09
    price $2,650
33. 2024-02-09
    price $350,000
34. 2024-02-01
    price $359,000
35. 2024-01-26
    price $365,000
36. 2024-01-23
    listed $2,750
37. 2024-01-04
    price $375,000
38. 2023-12-04
    price $380,000
39. 2023-10-28
    price $370,000
40. 2023-09-12
    price $371,000
41. 2023-09-02
    price $373,000
42. 2023-08-17
    listed $375,000 Active
43. 2023-08-15
    historical
44. 2023-08-07
    status Active
45. 2023-08-06
    price $380,000
46. 2023-07-17
    price $381,000
47. 2023-06-24
    price $383,000
48. 2023-06-05
    price $384,000
49. 2023-04-14
    price $385,000
50. 2023-03-24
    status Active

ⓘ 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: $5,463 · $455/mo
• Projected year-2 tax: $5,463 · $455/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,332
• − Mortgage interest: −$16,181
• − Property taxes: −$5,463
• − Insurance: −$6,563
• − Repairs & maintenance: −$4,827
• − Management: −$4,827
• − HOA: −$10,044
• − Depreciation: −$8,404
• Taxable income: $4,024
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $6,448/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 — South Palm Beach

• Score: 72/100
• State rank: #340
• US rank: #5907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 10,924
• Household income: $150,633
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 213.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 1%
• Common ancestry: Scotch-Irish 7% Romanian 5% Italian 3%
• Foreign-born: 20% · Canada, Dominican Republic, China
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 5.12%
• Current HPI: 464.2769
• Rent YoY: ▲ 3.92%
• 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

+237.7% since first listed

52 events — show timeline

• 2025-12-29 Listed $298,873 Beaches MLS
• 2025-11-28 Listing Removed — MARMLS
• 2025-11-05 Price Changed $299,000 MARMLS
• 2025-10-07 Price Changed $315,000 MARMLS
• 2025-09-06 Listed $325,000 MARMLS
• 2025-06-01 Listing Removed — MARMLS
• 2025-02-01 Relisted — MARMLS
• 2024-05-27 Price Changed $329,000 MARMLS
• 2024-05-05 Listed $330,000 MARMLS
• 2024-05-01 Rental Removed $2,250 MARMLS
• 2024-05-01 Listing Removed — MARMLS
• 2024-04-10 Price Changed $2,250 MARMLS
• 2024-04-10 Price Changed $330,000 MARMLS
• 2024-04-01 Price Changed $2,300 MARMLS
• 2024-03-30 Price Changed $2,350 MARMLS
• 2024-03-30 Price Changed $335,000 MARMLS
• 2024-03-21 Price Changed $2,400 MARMLS
• 2024-03-03 Listed for Rent $2,500 MARMLS
• 2024-02-27 Price Changed $340,000 MARMLS
• 2024-02-14 Rental Removed $2,650 MARMLS
• 2024-02-09 Price Changed $2,650 MARMLS
• 2024-02-09 Price Changed $350,000 MARMLS
• 2024-02-01 Price Changed $359,000 MARMLS
• 2024-01-26 Price Changed $365,000 MARMLS
• 2024-01-23 Listed for Rent $2,750 MARMLS
• 2024-01-04 Price Changed $375,000 MARMLS
• 2023-12-04 Price Changed $380,000 MARMLS
• 2023-10-28 Price Changed $370,000 MARMLS
• 2023-09-12 Price Changed $371,000 MARMLS
• 2023-09-02 Price Changed $373,000 MARMLS
• 2023-08-17 Listed $375,000 MARMLS
• 2023-08-15 Listing Removed — MARMLS
• 2023-08-07 Relisted — MARMLS
• 2023-08-06 Price Changed $380,000 MARMLS
• 2023-07-17 Price Changed $381,000 MARMLS
• 2023-06-24 Price Changed $383,000 MARMLS
• 2023-06-05 Price Changed $384,000 MARMLS
• 2023-04-14 Price Changed $385,000 MARMLS
• 2023-03-24 Relisted — MARMLS
• 2023-03-19 Contingent — MARMLS
• 2023-03-09 Listed $399,000 MARMLS
• 2023-01-31 Listing Removed — MARMLS
• 2022-10-20 Listed $408,000 MARMLS
• 2021-04-08 Sold (Public Records) $235,000 Public Records
• 2012-11-15 Sold (Public Records) $147,000 Public Records
• 2012-08-10 Sold (MLS) $147,000 Beaches MLS
• 2012-07-18 Listing Removed — Beaches MLS
• 2012-05-26 Listed $150,000 Beaches MLS
• 2001-02-23 Sold (Public Records) $85,500 Public Records
• 2001-02-22 Sold (MLS) $85,500 Beaches MLS
• 2001-02-01 Listing Removed — Beaches MLS
• 2000-11-14 Listed $88,500 Beaches MLS

Property tax history

+4.8%/yr

Latest (2025): $5,463 · +5.0% YoY. Source: county tax records.