817 NW 7th St · West Palm Beach, FL 33401

$775,000

5 bd · 2.0 ba · 2,196 sqft · MultiFamily public records · 52 Days on market

Built 1935 6,098 sqft lot Est $652k · 19% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Discover this beautifully unique gem located in the heart of West Palm Beach. Built in 1935, 5-bedroom, 2-bathroom single family home plus a triplex building in the backyard with a 1 bedroom and bath, Studio and one bath and a 2 bedroom on one bath apartments. Roofs for both buildings were replaced in 2018. All units have electric meter and one water meter for each building. Situated just minutes from downtown West Palm Beach and the bright line this property offers easy access to Clematis Street, palm beach outlets and a variety of local dining and entertainment options. Its prime location in an up-and-coming area presents excellent investment potential, whether you're looking for long-term appreciation or rental income.

Key facts

• Easy access
• Roofs replaced
• Individually metered

Tags

• INVESTMENT OPPORTUNITY
• SEPARATE TRIPLEX
• INCOME PRODUCING POTENTIAL
• ROOFS REPLACED
• INDIVIDUALLY METERED
• EASY ACCESS

Property features AI

Finance

• Financial info: 4 total units; Gross income reported at $81,000; Net operating income reported at $66,120; Tenants pay cable, electricity, sewer, and water; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Natural gas available; Separate electric meter for each of 4 units
• Home design: Quadruplex; 2-story building; Resale condition
• Construction: Vinyl siding and wood siding; Composition/shingle roof; Built as multi-unit structure
• Exterior features: Sidewalks; Paved road access; Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Window/wall heating; Wall/window units and electric cooling; Ceiling fans
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $775k).
• Recommended offer: $752k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: U. B. Kinsey/Palmview Elementary (math 35% / reading 49%, grade F, #1,403 of 2,144 statewide, top 67%, 531 students, 79% FRL); Conniston Middle School (math 35% / reading 38%, grade F, #405 of 571 statewide, top 72%, 1,075 students, 74% FRL); Forest Hill Community High School (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,407 students, 66% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-13 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 (+5.2%/yr); 508 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $217k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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 $665k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $751,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.41%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $652,212
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 17th St	0.60mi	6/4.0 (+1)	1,922 (-12%)	7mo	$570,000	$297	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.62×
• Total profit: $133,824
• Equity at exit: $115,555

10-year hold

• IRR: 25.2%
• Equity multiple: 3.41×
• Total profit: $523,533
• Equity at exit: $67,008

Cash invested: $217,000 (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 33401

• Rents YoY: 5.2%
• Active inventory: 508
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $11,024 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$631 /mo · $7,569/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,315
• Net cashflow: $3,691

Break-even live

Break-even rent $6,352

Max offer price $775,000

Occupancy floor 62%

Sensitivity live

Price	-10% $4,130	-5% $3,910	+0% $3,691	+5% $3,472	+10% $3,252
Rent	-10% $2,820	-5% $3,256	+0% $3,691	+5% $4,127	+10% $4,562
Rate	-1.0pp $4,081	-0.5pp $3,888	base $3,691	+0.5pp $3,490	+1.0pp $3,286

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$6,604
1× unit	2	1	$4,420
Total (3 units)			$11,024

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 4th St #2 West Palm Beach, FL	5.0	2.0	2500	$3,000	$1.20	20d	1	0.22mi
101 N Clematis St West Palm Beach, FL	1.0–4.0	1.5–4.5	1906	$27,400	$14.37	26d	2	0.72mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	18d	1	0.81mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	10d	1	0.88mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	26d	1	0.88mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	7d	1	0.90mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	20d	1	0.90mi
411 26th St West Palm Beach, FL	4.0	3.5	1847	$6,900	$3.74	26d	1	1.26mi
230 Park Ave Palm Beach, FL	4.0	2.5	2764	$13,500	$4.88	26d	1	1.30mi
222 Park Ave Palm Beach, FL	4.0	3.5	2412	$14,500	$6.01	26d	1	1.31mi
590 Amador Ln #4 West Palm Beach, FL	4.0	3.5	2750	$3,795	$1.38	26d	1	1.33mi
500 Pacific Grove Dr #3 West Palm Beach, FL	4.0	3.5	2215	$3,800	$1.72	26d	1	1.45mi
500 Pacific Grove Dr #6 West Palm Beach, FL	4.0	3.5	2285	$3,795	$1.66	26d	1	1.45mi

Listing history 50 events

1. 2026-06-22
   days on market $775,000 Active 52 DOM
2. 2026-06-21
   days on market $775,000 Active 51 DOM
3. 2026-06-18
   days on market $775,000 Active 48 DOM
4. 2026-06-17
   days on market $775,000 Active 47 DOM
5. 2026-06-16
   days on market $775,000 Active 46 DOM
6. 2026-06-15
   days on market $775,000 Active 45 DOM
7. 2026-06-13
   days on market $775,000 Active 43 DOM
8. 2026-06-09
   days on market $775,000 Active 39 DOM
9. 2026-06-08
   days on market $775,000 Active 38 DOM
10. 2026-06-07
    days on market $775,000 Active 37 DOM
11. 2026-06-04
    days on market $775,000 Active 34 DOM
12. 2026-06-03
    days on market $775,000 Active 33 DOM
13. 2026-06-02
    days on market $775,000 Active 32 DOM
14. 2026-06-01
    days on market $775,000 Active 31 DOM
15. 2026-05-31
    days on market $775,000 Active 30 DOM
16. 2026-04-28
    listed $775,000 Active
17. 2025-10-09
    historical $2,200
18. 2025-09-14
    price $2,200
19. 2025-08-15
    price $2,800
20. 2025-07-01
    listed $3,500
21. 2025-03-26
    soldstatus $665,000
22. 2025-03-11
    soldstatus $665,000 Closed 735-char remark

    Show marketing remark (735 chars)

    Discover this beautifully unique gem located in the heart of West Palm Beach. Built in 1935, 5-bedroom, 2-bathroom single family home plus a triplex building in the backyard with a 1 bedroom and bath, Studio and one bath and a 2 bedroom on one bath apartments. Roofs for both buildings were replaced in 2018. All units have electric meter and one water meter for each building. Situated just minutes from downtown West Palm Beach and the bright line this property offers easy access to Clematis Street, palm beach outlets and a variety of local dining and entertainment options. Its prime location in an up-and-coming area presents excellent investment potential, whether you're looking for long-term appreciation or rental income.

23. 2025-02-24
    historical Active Under Contract 735-char remark

    Show marketing remark (735 chars)

    Discover this beautifully unique gem located in the heart of West Palm Beach. Built in 1935, 5-bedroom, 2-bathroom single family home plus a triplex building in the backyard with a 1 bedroom and bath, Studio and one bath and a 2 bedroom on one bath apartments. Roofs for both buildings were replaced in 2018. All units have electric meter and one water meter for each building. Situated just minutes from downtown West Palm Beach and the bright line this property offers easy access to Clematis Street, palm beach outlets and a variety of local dining and entertainment options. Its prime location in an up-and-coming area presents excellent investment potential, whether you're looking for long-term appreciation or rental income.

24. 2024-11-11
    listed $699,500 Active 735-char remark

    Show marketing remark (735 chars)

    Discover this beautifully unique gem located in the heart of West Palm Beach. Built in 1935, 5-bedroom, 2-bathroom single family home plus a triplex building in the backyard with a 1 bedroom and bath, Studio and one bath and a 2 bedroom on one bath apartments. Roofs for both buildings were replaced in 2018. All units have electric meter and one water meter for each building. Situated just minutes from downtown West Palm Beach and the bright line this property offers easy access to Clematis Street, palm beach outlets and a variety of local dining and entertainment options. Its prime location in an up-and-coming area presents excellent investment potential, whether you're looking for long-term appreciation or rental income.

25. 2024-04-09
    historical $1,100
26. 2024-03-17
    historical $1,100
27. 2024-02-22
    listed $1,100
28. 2024-02-22
    price $1,450
29. 2024-02-03
    historical $1,250
30. 2024-01-23
    listed $1,250
31. 2024-01-23
    historical $1,150
32. 2024-01-23
    listed $1,150
33. 2024-01-23
    listed $1,150
34. 2023-10-25
    historical $1,550
35. 2023-09-22
    listed $1,550
36. 2018-08-29
    soldstatus $210,000
37. 2018-08-17
    soldstatus $215,000 Closed 264-char remark

    Show marketing remark (264 chars)

    THIS 4 FAMILY CONSTIST OF 2 BUILDINGS. THE FRONT BULIDING HAS 5 BEDROOMS, 2 BATHS IS VACANT AND WILL NEED TO BE RENOVATED. THE BACK BUILDING HAS 3 OCCUPIED UNITS THAT WILL ALSO NEED SOME RENOVATIONS. GREAT INCOME POTENTIAL. SELLER IS MOTIVATED, LOOKING FOR OFFERS!

38. 2018-07-25
    historical Contingent 264-char remark

    Show marketing remark (264 chars)

    THIS 4 FAMILY CONSTIST OF 2 BUILDINGS. THE FRONT BULIDING HAS 5 BEDROOMS, 2 BATHS IS VACANT AND WILL NEED TO BE RENOVATED. THE BACK BUILDING HAS 3 OCCUPIED UNITS THAT WILL ALSO NEED SOME RENOVATIONS. GREAT INCOME POTENTIAL. SELLER IS MOTIVATED, LOOKING FOR OFFERS!

39. 2018-07-08
    listed $249,000 Active 264-char remark

    Show marketing remark (264 chars)

    THIS 4 FAMILY CONSTIST OF 2 BUILDINGS. THE FRONT BULIDING HAS 5 BEDROOMS, 2 BATHS IS VACANT AND WILL NEED TO BE RENOVATED. THE BACK BUILDING HAS 3 OCCUPIED UNITS THAT WILL ALSO NEED SOME RENOVATIONS. GREAT INCOME POTENTIAL. SELLER IS MOTIVATED, LOOKING FOR OFFERS!

40. 2018-06-26
    historical
41. 2017-10-04
    soldstatus $207,000
42. 2017-09-29
    soldstatus $190,000 Closed
43. 2017-08-09
    price $199,000
44. 2017-02-03
    price $229,000
45. 2017-01-10
    price $235,000
46. 2016-11-16
    price $239,000
47. 2016-10-26
    price $255,000
48. 2016-10-17
    listed $265,000 Active
49. 2008-04-05
    historical
50. 2007-07-12
    listed $310,000

ⓘ 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: $7,569 · $631/mo
• Projected year-2 tax: $7,569 · $631/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 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $132,288
• − Mortgage interest: −$43,412
• − Property taxes: −$7,569
• − Insurance: −$3,875
• − Repairs & maintenance: −$10,583
• − Management: −$10,583
• − Depreciation: −$22,545
• Taxable income: $33,721
• Est. tax owed @ 24.0%: −$8,093
• After-tax cash flow: $36,201/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): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

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 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• 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

+868.8% since first listed

39 events — show timeline

• 2026-04-28 Listed $775,000 Beaches MLS
• 2025-10-09 Rental Removed $2,200 GFLMLS
• 2025-09-14 Price Changed $2,200 GFLMLS
• 2025-08-15 Price Changed $2,800 GFLMLS
• 2025-07-01 Listed for Rent $3,500 GFLMLS
• 2025-03-26 Sold (Public Records) $665,000 Public Records
• 2025-03-11 Sold (MLS) $665,000 Beaches MLS
• 2025-02-24 Contingent — Beaches MLS
• 2024-11-11 Listed $699,500 Beaches MLS
• 2024-04-09 Rental Removed $1,100 RMLSFL
• 2024-03-17 Rental Removed $1,100 RMLSFL
• 2024-02-22 Listed for Rent $1,100 RMLSFL
• 2024-02-22 Price Changed $1,450 RMLSFL
• 2024-02-03 Rental Removed $1,250 RMLSFL
• 2024-01-23 Listed for Rent $1,250 RMLSFL
• 2024-01-23 Rental Removed $1,150 RMLSFL
• 2024-01-23 Listed for Rent $1,150 RMLSFL
• 2024-01-23 Listed for Rent $1,150 RMLSFL
• 2023-10-25 Rental Removed $1,550 RMLSFL
• 2023-09-22 Listed for Rent $1,550 RMLSFL
• 2018-08-29 Sold (Public Records) $210,000 Public Records
• 2018-08-17 Sold (MLS) $215,000 Beaches MLS
• 2018-07-25 Contingent — Beaches MLS
• 2018-07-08 Listed $249,000 Beaches MLS
• 2018-06-26 Listing Removed — Beaches MLS
• 2017-10-04 Sold (Public Records) $207,000 Public Records
• 2017-09-29 Sold (MLS) $190,000 Beaches MLS
• 2017-08-09 Price Changed $199,000 Beaches MLS
• 2017-02-03 Price Changed $229,000 Beaches MLS
• 2017-01-10 Price Changed $235,000 Beaches MLS
• 2016-11-16 Price Changed $239,000 Beaches MLS
• 2016-10-26 Price Changed $255,000 Beaches MLS
• 2016-10-17 Listed $265,000 Beaches MLS
• 2008-04-05 Listing Removed — Beaches MLS
• 2007-07-12 Listed $310,000 Beaches MLS
• 2006-11-11 Listed $495,000 Beaches MLS
• 2006-01-24 Sold (Public Records) $250,000 Public Records
• 1997-03-25 Sold (Public Records) $102,000 Public Records
• 1995-09-07 Sold (Public Records) $80,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $7,569 · +6.5% YoY. Source: county tax records.