47 Berkshire B Cres Unit B · Plantation Mobile Home Park, FL 33417

$89,000

1 bd · 1.0 ba · 635 sqft · Condo · 121 Days on market

Built 1972 Good condition $560/mo HOA · 40% of rent

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Why this score? — see what drove the D 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).

• 1% rule +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL LAKE VIEW 55+ Community. Beautifully kept adorable 1 bed room and 1 bath 2nd floor condo that over looks a relaxing lake and patio w/ a grill. Building has an elevator/lift . Condo is in immaculate condition and ready for you to move right in fully furnished with an open kitchen that overlooks the living and dinning room. No work needed. Two window/ wall air conditioners, electric fireplace and extra storage on the closed in balcony . Condo is a MUST SEE it wont last long. This 24 hour guard gated community has 17 swimming pools, fitness center, clubhouse with 1200 seat theatre, on and off site free transportation to mall, grocery stores etc. . This community offers everything

Key facts

• $560 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee (approx.): $560; Association amenities: Boating, Billiard Room, Clubhouse, Elevator(s), Fitness Center, Game Room, Indoor Pool, Picnic Area, Outdoor Pool, Sauna, Shuffleboard Court, Bocce Ball, Community Room, Courtesy Bus, Library, Pickleball Court(s); Senior community

Exterior

• Parking: 1 open parking space
• Security: Gated with guard; Security guard
• Utilities: Public water; Public sewer; Three phase electric; Cable available
• Home design: Condominium; 2 stories; Unit B; Faces east
• Construction: CBS construction
• Exterior features: Waterfront property; Gated community with guard; Accessible elevator installed

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Built-in features; Closet cabinetry; Decorative fireplace; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-929/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (12.6% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.6% below list) — sets the bar for cash-flow.

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; 481 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $615 of loan paydown is wiped out by about $3k 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 121 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,795 (12.6% 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 121 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.56% ✓
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 5.3

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: -29.2%
• Equity multiple: 0.08×
• Total profit: $-23,034
• Equity at exit: $13,270

10-year hold

• IRR: -78.5%
• Equity multiple: -0.63×
• Total profit: $-40,565
• Equity at exit: $7,695

Cash invested: $24,920 (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: 481
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$560
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-77

Break-even live

Break-even rent $1,487

Max offer price $77,795

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-47	+0% $-77	+5% $-108	+10% $-139
Rent	-10% $-187	-5% $-132	+0% $-77	+5% $-23	+10% $32
Rate	-1.0pp $-33	-0.5pp $-55	base $-77	+0.5pp $-100	+1.0pp $-124

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	9d	1	0.07mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	26d	1	0.07mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	4d	1	0.07mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	22d	1	0.07mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	22d	1	0.08mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	26d	1	0.08mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	26d	1	0.09mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	26d	1	0.10mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	26d	1	0.13mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	20d	1	0.14mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	26d	1	0.14mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	26d	1	0.18mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	26d	1	0.18mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	26d	1	0.19mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	4d	1	0.21mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	26d	1	0.22mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	26d	1	0.22mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	26d	1	0.24mi
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	26d	1	0.25mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	1d	1	0.26mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	26d	1	0.26mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	26d	1	0.27mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	12d	1	0.28mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	26d	1	0.28mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	26d	1	0.29mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	26d	1	0.29mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	26d	1	0.29mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	1d	1	0.29mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	26d	1	0.29mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.29mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	26d	1	0.30mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	26d	1	0.31mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	20d	1	0.31mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	9d	1	0.31mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	26d	1	0.32mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	26d	1	0.33mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	26d	1	0.35mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	9d	1	0.35mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	3d	1	0.36mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	26d	1	0.36mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Likely covers: electricpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-13
   statusdays on market $89,000 Pending 121 DOM
2. 2026-06-09
   days on market $89,000 Active 120 DOM
3. 2026-06-07
   days on market $89,000 Active 118 DOM
4. 2026-06-04
   days on market $89,000 Active 115 DOM
5. 2026-06-03
   days on market $89,000 Active 114 DOM
6. 2026-06-01
   days on market $89,000 Active 112 DOM
7. 2026-05-31
   days on market $89,000 Active 111 DOM
8. 2026-02-09
   listed $89,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 26 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: $16,673
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$6,720
• − Depreciation: −$2,589
• Taxable loss: −$2,069
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $-433/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2nd floor condo is in good condition with a beautiful lake view and a well-maintained exterior. It has a good foundation and structure, and the interior walls and paint are in good condition. The kitchen and bathrooms show signs of wear and could be refreshed with new countertops, appliances, and fixtures. The landscaping and curb appeal are well-maintained, adding to the home's value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear, could be refreshed with paint or new hardware.
• Minor Kitchen countertops — Light wear and tear, could be refreshed with a new countertop material.
• Minor Bathroom fixtures — Light wear and tear, could be refreshed with new fixtures or paint.
• Minor Kitchen appliances — Light wear and tear, could be replaced with new appliances for a fresh look.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Resale Replace kitchen countertops — New countertops can improve functionality and aesthetics.
• Resale Replace kitchen appliances — Modern appliances can make the home more appealing to potential buyers.
• Resale Replace bathroom fixtures — Fresh fixtures can improve the home's functionality and appearance.
• Both Landscaping and curb appeal — Well-maintained landscaping can enhance the home's curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear, could be refreshed with paint or new hardware.	Minor	$500–3,000
Kitchen countertops · Light wear and tear, could be refreshed with a new countertop material.	Minor	$500–3,000
Bathroom fixtures · Light wear and tear, could be refreshed with new fixtures or paint.	Minor	$500–3,000
Kitchen appliances · Light wear and tear, could be replaced with new appliances for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Replace kitchen countertops — New countertops can improve functionality and aesthetics. ↑
• Resale Replace kitchen appliances — Modern appliances can make the home more appealing to potential buyers. ↑
• Resale Replace bathroom fixtures — Fresh fixtures can improve the home's functionality and appearance. ↑
• Both Landscaping and curb appeal — Well-maintained landscaping can enhance the home's curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-02-09 Listed $89,000 Beaches MLS