621 50th St · West Palm Beach, FL 33407

$300,000

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 197 Days on market

Built 1956 Est $249k · 20% over

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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).

• Cash flow +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

Key facts

• Spacious yard
• No hoa fees
• New a/c

Tags

• NO HOA FEES
• ROOF INSTALLED IN 2022
• NEW A/C
• SPACIOUS YARD
• PRIME LOCATION
• EASY ACCESS TO MAJOR ROADS

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Sewer available; Water available
• Home design: Single family residence; 1 story; Resale condition; Faces south
• Construction: CBS construction; Built on a foundation consistent with CBS construction
• Exterior features: Not on waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Bedroom layout is stacked; Unfurnished
• Laundry & utility: Laundry closet inside the home; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (5.0% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: West Riviera Elementary School (math 26% / reading 22%, grade F, #2,057 of 2,144 statewide, top 96%, 487 students, 83% FRL); John F. Kennedy Middle School (math 28% / reading 29%, grade F, #482 of 571 statewide, top 85%, 826 students, 78% 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 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-25 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 (+3.1%/yr); 305 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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

• It's been on market 197 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y 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 $245k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $249,210
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 53rd St	0.12mi	2/1.0	676 (-4%)	15mo	$240,000	$355	76

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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-26,081
• Equity at exit: $44,731

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $6,776
• Equity at exit: $25,939

Cash invested: $84,000 (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 33407

• Rents YoY: 3.1%
• Active inventory: 305
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $351

Break-even live

Break-even rent $2,406

Max offer price $300,000

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 32nd St Unit 1 West Palm Beach, FL	1.0	1.0	700	$3,600	$5.14	24d	1	1.01mi
2585 Spruce Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	841	$3,225	$3.83	1d	122	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $300,000 Active 197 DOM
2. 2026-06-17
   days on market $300,000 Active 196 DOM
3. 2026-06-16
   days on market $300,000 Active 195 DOM
4. 2026-06-15
   days on market $300,000 Active 194 DOM
5. 2026-06-13
   days on market $300,000 Active 192 DOM
6. 2026-06-09
   days on market $300,000 Active 188 DOM
7. 2026-06-07
   days on market $300,000 Active 186 DOM
8. 2026-06-04
   days on market $300,000 Active 183 DOM
9. 2026-06-03
   days on market $300,000 Active 182 DOM
10. 2026-06-01
    days on market $300,000 Active 180 DOM
11. 2026-05-31
    days on market $300,000 Active 179 DOM
12. 2026-04-07
    price $300,000
13. 2025-12-02
    listed $310,000 Active
14. 2022-10-07
    historical
15. 2022-08-29
    price $270,000
16. 2022-08-22
    price $280,000
17. 2022-08-11
    listed $295,000 Active
18. 2022-03-23
    soldstatus $245,000
19. 2022-03-14
    soldstatus $245,000 Closed 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

20. 2022-03-14
    soldstatus $245,000 Closed

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

21. 2022-02-14
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

22. 2022-02-14
    status Pending

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

23. 2022-01-16
    price $249,000

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

24. 2022-01-16
    status Active

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

25. 2022-01-16
    status Active 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

26. 2022-01-16
    price $249,000 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

27. 2022-01-03
    price $229,000

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

28. 2022-01-03
    price $230,000

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

29. 2022-01-03
    historical

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

30. 2022-01-03
    price $229,000 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

31. 2022-01-03
    price $230,000 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

32. 2022-01-03
    price $235,000 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

33. 2022-01-03
    listed $199,900 Active

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

34. 2022-01-03
    listed $199,900 Active 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

35. 2021-12-31
    historical $199,900 228-char remark

    Show marketing remark (228 chars)

    Hidden Northwood Gem! This Home Features Two Bedrooms, One Bath, Tile Flooring, Central A/C, Appliances and More. Dual Driveways Provide Ample Off-Street Parking. All Sizes Approximate. Situated on Back of Lot with Privacy Hedge

36. 2021-12-28
    historical $199,900
37. 2018-11-25
    historical
38. 2018-09-25
    price $139,900
39. 2018-09-21
    listed $144,900 Active
40. 2012-11-21
    soldstatus $43,750
41. 2012-10-17
    historical
42. 2012-08-24
    listed $47,621
43. 2011-06-25
    historical
44. 2011-03-24
    listed $47,500
45. 2010-12-16
    soldstatus $17,500
46. 2010-12-01
    historical
47. 2010-07-19
    listed $19,900
48. 2009-11-20
    historical
49. 2008-11-30
    listed $23,900
50. 2008-11-20
    historical

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$62/yr (+$5/mo · 2.5%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,204
• − Mortgage interest: −$16,805
• − Property taxes: −$2,428
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$8,727
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $4,389/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): 34,851
• Household income: $59,993
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2157.0

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 0.62)
• Race & ethnicity: Black 54% White 21% Hispanic / Latino 20% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Hispanic 8% Lithuanian 1% Romanian 1%
• Foreign-born: 26% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 17% French/Haitian/Cajun 8% 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: ▼ -299.26%
• Current HPI: 363.3995
• Rent YoY: ▲ 3.08%
• 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

+500.0% since first listed

42 events — show timeline

• 2026-04-07 Price Changed $300,000 Beaches MLS
• 2025-12-02 Listed $310,000 Beaches MLS
• 2022-10-07 Listing Removed — Beaches MLS
• 2022-08-29 Price Changed $270,000 Beaches MLS
• 2022-08-22 Price Changed $280,000 Beaches MLS
• 2022-08-11 Listed $295,000 Beaches MLS
• 2022-03-23 Sold (Public Records) $245,000 Public Records
• 2022-03-14 Sold (MLS) $245,000 Beaches MLS
• 2022-03-14 Sold (MLS) $245,000 MCRTC
• 2022-02-14 Pending — MCRTC
• 2022-02-14 Pending — Beaches MLS
• 2022-01-16 Price Changed $249,000 Beaches MLS
• 2022-01-16 Relisted — Beaches MLS
• 2022-01-16 Relisted — MCRTC
• 2022-01-16 Price Changed $249,000 MCRTC
• 2022-01-03 Price Changed $229,000 Beaches MLS
• 2022-01-03 Listing Removed — Beaches MLS
• 2022-01-03 Price Changed $230,000 Beaches MLS
• 2022-01-03 Price Changed $229,000 MCRTC
• 2022-01-03 Price Changed $230,000 MCRTC
• 2022-01-03 Price Changed $235,000 MCRTC
• 2022-01-03 Listed $199,900 Beaches MLS
• 2022-01-03 Listed $199,900 MCRTC
• 2021-12-31 Coming Soon $199,900 MCRTC
• 2021-12-28 Coming Soon $199,900 Beaches MLS
• 2018-11-25 Listing Removed — Beaches MLS
• 2018-09-25 Price Changed $139,900 Beaches MLS
• 2018-09-21 Listed $144,900 Beaches MLS
• 2012-11-21 Sold (MLS) $43,750 Beaches MLS
• 2012-10-17 Listing Removed — Beaches MLS
• 2012-08-24 Listed $47,621 Beaches MLS
• 2011-06-25 Listing Removed — Beaches MLS
• 2011-03-24 Listed $47,500 Beaches MLS
• 2010-12-16 Sold (MLS) $17,500 Beaches MLS
• 2010-12-01 Listing Removed — Beaches MLS
• 2010-07-19 Listed $19,900 Beaches MLS
• 2009-11-20 Listing Removed — Beaches MLS
• 2008-11-30 Listed $23,900 Beaches MLS
• 2008-11-20 Listing Removed — Beaches MLS
• 2008-06-01 Listed $49,900 Beaches MLS
• 2003-05-28 Sold (Public Records) $150,000 Public Records
• 1992-07-02 Sold (Public Records) $50,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,428 · +3.6% YoY. Source: county tax records.