9 Atrium Cir Unit A · Atlantis, FL 33462

$299,900

2 bd · 2.5 ba · 1,680 sqft · MultiFamily public records · 2 Days on market

Built 1979 1,629 sqft lot $566/mo HOA · 28% 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 +22.3/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this thoughtfully designed 2-story quadruplex residence located in the Atlantis Atriums community in Atlantis, Florida. This property offers 1,680 square feet of finished living space, providing comfortable accommodations with practical floor plan functionality. With master bedrooms upstairs and an additional den/bedroom space downstairs it offers plenty of space.

Key facts

• $566 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions; Community contains 44 units
• HOA & community: HOA with monthly fee; HOA amenities include basketball court, golf course access, parking, pool, and tennis courts; HOA fee billed monthly and includes grounds maintenance, trash, common area upkeep, and pool service

Exterior

• Parking: 2 total parking spaces; Detached carport (1 covered carport space and 1 open space)
• Security: Gated community with guard
• Utilities: Public water; Public sewer (also listed with septic); Three-phase electric; Cable available
• Home design: Townhouse with two levels; Entry level living area; Southeast-facing
• Construction: CBS construction; Concrete and tile roof; Block foundation; Built as a one-story building total (unit spans two levels)
• Exterior features: Open patio; Patio; Fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); One bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry closet inside unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).

Location & tenants

• Location reads 71/100 on livability (#390 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Starlight Cove Elementary School (math 40% / reading 31%, grade F, #1,684 of 2,144 statewide, top 79%, 737 students, 77% FRL); Tradewinds Middle School (math 25% / reading 35%, grade F, #468 of 571 statewide, top 82%, 912 students, 74% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 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 rising fast (+4.1%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,984/mo this rent would consume 65% of the median local household income ($74k/yr) (locally 1852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.
• Current owner paid $255k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $299,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-12,410
• Equity at exit: $44,716

10-year hold

• IRR: 7.4%
• Equity multiple: 1.59×
• Total profit: $49,792
• Equity at exit: $25,930

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 33462

• Rents YoY: 4.1%
• Active inventory: 385
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,984 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$391 /mo · $4,697/yr
• Insurance: −$125
• HOA: −$566
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $492

Break-even live

Break-even rent $3,361

Max offer price $299,900

Occupancy floor 83%

Sensitivity live

Price	-10% $662	-5% $577	+0% $492	+5% $407	+10% $322
Rent	-10% $178	-5% $335	+0% $492	+5% $650	+10% $807
Rate	-1.0pp $643	-0.5pp $569	base $492	+0.5pp $415	+1.0pp $335

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,984
Total (2 units)			$3,984

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Palm Cir Lake Worth, FL	3.0	2.5	2230	$3,000	$1.35	23d	1	0.03mi
250 John F Kennedy Dr #408 Lake Worth, FL	3.0	2.0	1734	$2,700	$1.56	26d	1	0.14mi
250 John F Kennedy Dr #308 Lake Worth, FL	3.0	2.0	1734	$2,300	$1.33	22d	1	0.14mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,100	$1.81	5d	1	0.20mi
300 John F Kennedy Dr #208 Lake Worth, FL	3.0	2.0	1548	$4,800	$3.10	26d	1	0.20mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,200	$1.87	4d	1	0.20mi
300 John F Kennedy Dr #101 Lake Worth, FL	3.0	2.0	1711	$3,500	$2.05	24d	1	0.20mi
3194 Prince Dr Unit 3196 Lake Worth Beach, FL	3.0	2.0	1736	$2,800	$1.61	17d	1	0.23mi
4863 Gulfstream Rd Lake Worth Beach, FL	3.0	1.0	1050	$2,200	$2.10	26d	1	0.63mi
4495 Emerald Vis Lake Worth, FL	2.0	2.0	1079	$2,343	$2.17	6d	1	0.67mi
4495 Emerald Vis Lake Worth, FL	3.0	3.0	1610	$3,055	$1.90	23d	1	0.67mi
4495 Emerald Vis Lake Worth, FL	1.0–3.0	1.0–2.0	1164	$2,642	$2.27	1d	1	0.67mi
3884 Melaleuca Ln Lake Worth, FL	3.0	3.0	1407	$2,750	$1.95	10d	1	0.78mi
3920 Melaleuca Ln Unit 303 Lake Worth Beach, FL	3.0	3.0	1407	$2,695	$1.92	26d	1	0.82mi
4234 Emerald Vis Lake Worth, FL	3.0	2.5	1674	$2,650	$1.58	21d	1	0.89mi
4234 Emerald Vis Lake Worth, FL	3.0	2.5	1674	$2,695	$1.61	26d	1	0.89mi
4616 Villas Santorini Dr Unit 4653 Lake Worth Beach, FL	3.0	2.0	1200	$2,450	$2.04	26d	1	0.99mi
423 Pine Tree Ct #23 Lake Worth, FL	2.0	2.0	1222	$2,300	$1.88	24d	1	1.07mi
4217 Gulfstream Rd Lake Worth Beach, FL	3.0	2.5	1528	$2,850	$1.87	5d	1	1.09mi
4217 Gulfstream Rd Lake Worth Beach, FL	3.0	2.5	1528	$2,850	$1.87	6d	1	1.09mi
5981 Via Vermilya #203 Lake Worth, FL	2.0	2.0	1130	$1,975	$1.75	26d	1	1.10mi
3883 Island Club Cir W Lake Worth, FL	3.0	2.5	1308	$2,400	$1.83	20d	1	1.13mi
3533 Joshua Tree St Lake Worth, FL	3.0	2.5	1485	$2,575	$1.73	26d	1	1.13mi
4171 Gulfstream Rd Lake Worth, FL	3.0	2.5	1194	$2,700	$2.26	26d	1	1.13mi
3537 Joshua Tree St Lake Worth, FL	3.0	2.5	1485	$2,550	$1.72	16d	1	1.13mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	1d	16	1.14mi
4026 Hot Springs Ave Lake Worth, FL	3.0	2.5	1485	$2,585	$1.74	26d	1	1.14mi
702 Sunset Dr Lake Worth Beach, FL	3.0	2.0	1609	$3,200	$1.99	26d	1	1.18mi
2022 Collier Ave Lake Worth, FL	3.0	2.0	1512	$3,500	$2.31	13d	1	1.20mi
2022 Collier Ave Lake Worth, FL	3.0	2.0	1512	$3,500	$2.31	1d	1	1.20mi
1505 High Ridge Rd Lake Worth, FL	3.0	2.0	1867	$3,850	$2.06	22d	1	1.23mi
1420 High Ridge Rd Lake Worth Beach, FL	3.0	2.0	1922	$4,200	$2.19	6d	1	1.24mi
493 Forestview Dr Lake Worth, FL	3.0	2.0	1701	$2,300	$1.35	7d	1	1.26mi
702 Grove St Lake Worth Beach, FL	3.0	2.0	1812	$5,500	$3.04	26d	1	1.30mi
4094 Kirk Rd Lake Worth, FL	2.0	1.5	1575	$2,100	$1.33	26d	1	1.31mi
100 Hemingway Ct Palm Springs, FL	3.0	2.5	1498	$2,400	$1.60	7d	1	1.34mi
113 Hemingway Ct Palm Springs, FL	3.0	2.5	1498	$2,400	$1.60	23d	1	1.36mi
2780 Norfolk Pine Ct Lake Worth, FL	2.0	2.0	1175	$2,400	$2.04	26d	1	1.37mi
100 Williams Ct Unit 120WL Palm Springs, FL	3.0	2.5	1700	$2,400	$1.41	19d	1	1.38mi
120 Williams Ct Palm Springs, FL	3.0	2.5	1498	$2,400	$1.60	19d	1	1.38mi

HOA detail

• Monthly dues: $566 · $6,792/yr

Listing history 2 events

1. 2026-06-07
   remarks 633-char remark
2. 2026-06-07
   listed $299,900 Active 2 DOM

ⓘ 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: $4,697 · $391/mo
• Projected year-2 tax: $4,697 · $391/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 1/10 Low
• 🌡 Heat 9/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,808
• − Mortgage interest: −$16,799
• − Property taxes: −$4,697
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,825
• − Management: −$3,825
• − HOA: −$6,792
• − Depreciation: −$8,724
• Taxable income: $1,646
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $5,512/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 — Atlantis

• Score: 71/100
• State rank: #390
• US rank: #6861

Category grades

Amenities F Commute F Cost of living F 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: Atlantis, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

+220.1% since first listed

33 events — show timeline

• 2026-06-05 Listed $299,900 Beaches MLS
• 2026-06-05 Listed $2,700 Beaches MLS
• 2026-05-03 Price Changed $285,000 Beaches MLS
• 2026-04-29 Relisted — Beaches MLS
• 2026-04-13 Pending — Beaches MLS
• 2026-04-10 Listing Removed — Beaches MLS
• 2026-04-01 Price Changed $299,900 Beaches MLS
• 2026-03-30 Price Changed $317,900 Beaches MLS
• 2026-03-05 Price Changed $318,899 Beaches MLS
• 2026-02-23 Relisted — Beaches MLS
• 2026-02-07 Pending — Beaches MLS
• 2026-01-20 Price Changed $318,900 Beaches MLS
• 2026-01-06 Price Changed $319,500 Beaches MLS
• 2025-12-08 Price Changed $322,499 Beaches MLS
• 2025-12-08 Price Changed $322,500 Beaches MLS
• 2025-11-17 Price Changed $323,000 Beaches MLS
• 2025-11-05 Price Changed $324,000 Beaches MLS
• 2025-10-14 Price Changed $325,000 Beaches MLS
• 2025-09-26 Price Changed $331,500 Beaches MLS
• 2025-09-16 Price Changed $332,000 Beaches MLS
• 2025-09-14 Price Changed $333,000 Beaches MLS
• 2025-08-22 Listed $335,000 Beaches MLS
• 2025-08-08 Coming Soon — Beaches MLS
• 2022-07-21 Sold (Public Records) $255,000 Public Records
• 2022-07-21 Sold (MLS) $255,000 Beaches MLS
• 2022-07-19 Listing Removed — Beaches MLS
• 2022-07-18 Listed $255,000 Beaches MLS
• 2022-05-16 Sold (Public Records) $255,000 Public Records
• 2022-05-10 Sold (MLS) $255,000 Beaches MLS
• 2022-04-14 Pending — Beaches MLS
• 2022-04-12 Contingent — Beaches MLS
• 2022-04-07 Listed $219,900 Beaches MLS
• 1990-08-15 Sold (Public Records) $93,700 Public Records

Property tax history

+10.0%/yr

Latest (2025): $4,697 · +16.3% YoY. Source: county tax records.