162 Windsor H · Plantation Mobile Home Park, FL 33417

$72,000

1 bd · 1.0 ba · 585 sqft · Condo public records · 23 Days on market

Built 1972 $501/mo HOA · 36% 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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your perfect slice of South Florida living in the highly sought-after, gated 55+ community of Century Village in West Palm Beach. Ideally located just steps from the Okeechobee Gate, this first-floor 1-bedroom, 1-bath residence offers unmatched convenience and effortless accessibility. This very clean, well-maintained, move-in-ready unit features a bright and comfortable layout with tile flooring throughout, creating a clean and cohesive feel. Professionally refreshed with Sherwin-Williams paint, the home offers a fresh and inviting atmosphere. The spacious bedroom includes a brand-new 2025 air-conditioning unit for comfort and efficiency, along with a beautiful Pottery Barn bed.

Key facts

• Garden view
• Newer appliances
• Tile flooring

Tags

• FIRST FLOOR RESIDENCE
• TILE FLOORING
• NEW AIR-CONDITIONING UNIT
• NEWER APPLIANCES
• UPDATED BATHROOM
• GARDEN VIEW

Property features AI

Finance

• Other: Building area reported from public records; Land lease not applicable
• Financial info: Pets not allowed
• HOA & community: Has association; Monthly HOA fee (paid monthly) includes cable TV, grounds and structure maintenance, pest control, security, sewer, trash, common areas, reserve funds, roof repairs, recreation facilities, and pool service; Community amenities: clubhouse, fitness center, jogging path, laundry, picnic area, parking, pool, storage, trails, courtesy bus, maintained community, sidewalks, street lights, gated, security, maintenance; Senior community

Exterior

• Parking: Assigned parking (1 space)
• Security: Gated community with guard; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Two levels; Faces west; Resale condition; Building name: Windsor H
• Construction: Block and stucco construction (concrete block with stucco); Shingle roof; Two-story building
• Exterior features: Covered patio and additional patio; Interior lot with many trees and sidewalks; Asphalt road access; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating with space heater and heat strip; Cooling via ceiling fans, electric and ENERGY STAR qualified equipment, wall/window units
• Interior features: Walk-in closet(s); Drapes and rods; Furnished
• Laundry & utility: Laundry in common area; Laundry available on main and upper levels

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $72k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#430 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment 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: Grassy Waters Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 739 students, 64% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 69% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% 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 flat; 473 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k 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

• It's been on market 23 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $72k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: 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 $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.95% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.60×
• Total profit: $-8,043
• Equity at exit: $10,735

10-year hold

• IRR: -13.8%
• Equity multiple: 0.41×
• Total profit: $-11,987
• Equity at exit: $6,225

Cash invested: $20,160 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 473
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$378
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$30
• HOA: −$501
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $116

Break-even live

Break-even rent $1,259

Max offer price $72,000

Occupancy floor 87%

Sensitivity live

Price	-10% $157	-5% $136	+0% $116	+5% $96	+10% $75
Rent	-10% $5	-5% $61	+0% $116	+5% $172	+10% $227
Rate	-1.0pp $152	-0.5pp $134	base $116	+0.5pp $97	+1.0pp $78

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	25d	1	0.01mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	2d	1	0.01mi
16 Windsor a West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	6d	1	0.02mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	8d	1	0.08mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	25d	1	0.08mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	0d	1	0.09mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	25d	1	0.09mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.10mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	25d	1	0.10mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.11mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	25d	1	0.13mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	25d	1	0.15mi
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.18mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.24mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	19d	1	0.25mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	25d	1	0.28mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	25d	1	0.28mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	25d	1	0.30mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.31mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.32mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.32mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.33mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.34mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.34mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.34mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	3d	2	0.35mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	15d	2	0.35mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.37mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	25d	1	0.39mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	25d	1	0.39mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.44mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.45mi
6482 Emerald Dunes Dr Unit 215 Royal Palm Beach, FL	1.0	1.0	745	$1,700	$2.28	25d	1	0.46mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.46mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.46mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.50mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.50mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.53mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.53mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.53mi

HOA detail condo

• Monthly dues: $501 · $6,012/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $72,000 Active 23 DOM
2. 2026-06-17
   days on market $72,000 Active 22 DOM
3. 2026-06-16
   days on market $72,000 Active 21 DOM
4. 2026-06-15
   days on market $72,000 Active 20 DOM
5. 2026-06-13
   days on market $72,000 Active 18 DOM
6. 2026-06-09
   days on market $72,000 Active 14 DOM
7. 2026-06-08
   days on market $72,000 Active 13 DOM
8. 2026-06-07
   days on market $72,000 Active 12 DOM
9. 2026-06-04
   days on market $72,000 Active 9 DOM
10. 2026-06-03
    days on market $72,000 Active 8 DOM
11. 2026-06-02
    days on market $72,000 Active 7 DOM
12. 2026-06-01
    days on market $72,000 Active 6 DOM
13. 2026-05-31
    days on market $72,000 Active 5 DOM
14. 2026-05-26
    listed $72,000 Active
15. 1992-10-28
    soldstatus $15,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,873
• − Mortgage interest: −$4,033
• − Property taxes: −$1,034
• − Insurance: −$360
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − HOA: −$6,012
• − Depreciation: −$2,095
• Taxable income: $640
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $1,239/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 — Plantation Mobile Home Park

• Score: 70/100
• State rank: #430
• US rank: #7700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

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: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• 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

+380.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $72,000 Beaches MLS
• 1992-10-28 Sold (Public Records) $15,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,034 · +0.7% YoY. Source: county tax records.