78 Kingswood D #78 · Plantation Mobile Home Park, FL 33417

$99,000

1 bd · 1.0 ba · 570 sqft · Condo · 1098 Days on market

Built 1971 $504/mo HOA · 36% 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).

• Cash flow +9.2/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced for a quick sale. Century Village is a quiet, well maintained community in West Palm Beach. 55+ community with 24 hour security, club house, pool and many activities for an active lifestyle. Easy to show. Property is sold AS-IS with the right to inspect. No leasing first 2 years owned. No corporate buyer. Water, sewage and electric paid separately. Condo fee includes internet, cable and reserves. Roof recently replaced and building freshly painted. Don't miss out on this great opportunity.

Key facts

• $504 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Annual tax listed (excluded from feature details)
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes common areas and pool(s); Community amenities: clubhouse, laundry, pool; Senior community

Exterior

• Parking: 1 covered parking space; Garage with 1 space
• Security: Complex is fenced
• Home design: Attached property; 2-story building; Entry on level 2
• Construction: Block construction; Year built: Unknown
• Exterior features: Balcony; Screened balcony; Fenced complex; Association pool

Interior

• Bedrooms: Bedroom located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Second-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-74 ($-894/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (10.9% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% 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: schools F, amenities F, commute 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.
• 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 $684 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 1098 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask is 7233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% 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 1098 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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: 1.42% ✓
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 5.9

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: -27.6%
• Equity multiple: 0.11×
• Total profit: $-24,559
• Equity at exit: $14,761

10-year hold

• IRR: -65.6%
• Equity multiple: -0.52×
• Total profit: $-42,017
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$504
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-74

Break-even live

Break-even rent $1,504

Max offer price $88,225

Occupancy floor —

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	8d	1	0.10mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.21mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.21mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.22mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.24mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	8d	1	0.25mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.25mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	24d	1	0.30mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	24d	1	0.30mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.45mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.46mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.46mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.46mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	0.51mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.54mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.54mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	24d	1	0.54mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.55mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.55mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.55mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.55mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	24d	1	0.56mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.57mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	24d	1	0.57mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.57mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.58mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	19d	1	0.58mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	24d	1	0.58mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.58mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.59mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.60mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	8d	1	0.62mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	24d	1	0.65mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,250	$1.78	17d	1	0.65mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	24d	1	0.65mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.65mi
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.67mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.68mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.68mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	24d	1	0.68mi

HOA detail condo

• Monthly dues: $504 · $6,048/yr
• Likely covers: waterelectricinternetcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $99,000 Active 1098 DOM
2. 2026-06-17
   days on market $99,000 Active 1097 DOM
3. 2026-06-16
   days on market $99,000 Active 1096 DOM
4. 2026-06-15
   days on market $99,000 Active 1095 DOM
5. 2026-06-13
   days on market $99,000 Active 1093 DOM
6. 2026-06-09
   days on market $99,000 Active 1089 DOM
7. 2026-06-07
   days on market $99,000 Active 1087 DOM
8. 2026-06-04
   days on market $99,000 Active 1084 DOM
9. 2026-06-03
   days on market $99,000 Active 1083 DOM
10. 2026-06-01
    days on market $99,000 Active 1081 DOM
11. 2026-05-31
    days on market $99,000 Active 1080 DOM
12. 2025-09-11
    historical $1,100
13. 2025-07-06
    price $1,100
14. 2025-07-05
    price $99,000
15. 2025-04-09
    price $1,250
16. 2025-03-09
    price $1,300
17. 2025-02-27
    price $1,400
18. 2025-01-25
    price $1,500
19. 2025-01-18
    listed $1,350
20. 2024-09-17
    price $79,000
21. 2024-08-31
    price $89,000
22. 2023-08-08
    price $99,000
23. 2023-06-16
    listed $105,000 Active
24. 2023-06-13
    soldstatus $72,500 Closed 508-char remark

    Show marketing remark (508 chars)

    Price reduced for a quick sale. Century Village is a quiet, well maintained community in West Palm Beach. 55+ community with 24 hour security, club house, pool and many activities for an active lifestyle. Easy to show. Property is sold AS-IS with the right to inspect. No leasing first 2 years owned. No corporate buyer. Water, sewage and electric paid separately. Condo fee includes internet, cable and reserves. Roof recently replaced and building freshly painted. Don't miss out on this great opportunity.

25. 2023-04-07
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    Price reduced for a quick sale. Century Village is a quiet, well maintained community in West Palm Beach. 55+ community with 24 hour security, club house, pool and many activities for an active lifestyle. Easy to show. Property is sold AS-IS with the right to inspect. No leasing first 2 years owned. No corporate buyer. Water, sewage and electric paid separately. Condo fee includes internet, cable and reserves. Roof recently replaced and building freshly painted. Don't miss out on this great opportunity.

26. 2023-04-03
    price $75,000 508-char remark

    Show marketing remark (508 chars)

    Price reduced for a quick sale. Century Village is a quiet, well maintained community in West Palm Beach. 55+ community with 24 hour security, club house, pool and many activities for an active lifestyle. Easy to show. Property is sold AS-IS with the right to inspect. No leasing first 2 years owned. No corporate buyer. Water, sewage and electric paid separately. Condo fee includes internet, cable and reserves. Roof recently replaced and building freshly painted. Don't miss out on this great opportunity.

27. 2023-03-11
    listed $79,000 Active 508-char remark

    Show marketing remark (508 chars)

    Price reduced for a quick sale. Century Village is a quiet, well maintained community in West Palm Beach. 55+ community with 24 hour security, club house, pool and many activities for an active lifestyle. Easy to show. Property is sold AS-IS with the right to inspect. No leasing first 2 years owned. No corporate buyer. Water, sewage and electric paid separately. Condo fee includes internet, cable and reserves. Roof recently replaced and building freshly painted. Don't miss out on this great opportunity.

28. 2006-11-30
    soldstatus $36,000 127-char remark

    Show marketing remark (127 chars)

    EXCELLENT BUY FOR THIS FURNISHED CONDO. NEWER A/C UNIT - SCREENED PATIO - HUTCH DOES NOT CONVEY. QUIET AREA, WALK TO WEST GATE.

29. 2006-10-23
    historical 127-char remark

    Show marketing remark (127 chars)

    EXCELLENT BUY FOR THIS FURNISHED CONDO. NEWER A/C UNIT - SCREENED PATIO - HUTCH DOES NOT CONVEY. QUIET AREA, WALK TO WEST GATE.

30. 2006-10-02
    listed $39,900 127-char remark

    Show marketing remark (127 chars)

    EXCELLENT BUY FOR THIS FURNISHED CONDO. NEWER A/C UNIT - SCREENED PATIO - HUTCH DOES NOT CONVEY. QUIET AREA, WALK TO WEST GATE.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,917
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − HOA: −$6,048
• − Depreciation: −$2,880
• Taxable loss: −$2,243
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $-355/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
• City population: 222,012
• 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

-97.2% since first listed

19 events — show timeline

• 2025-09-11 Rental Removed $1,100 MARMLS
• 2025-07-06 Price Changed $1,100 MARMLS
• 2025-07-05 Price Changed $99,000 MARMLS
• 2025-04-09 Price Changed $1,250 MARMLS
• 2025-03-09 Price Changed $1,300 MARMLS
• 2025-02-27 Price Changed $1,400 MARMLS
• 2025-01-25 Price Changed $1,500 MARMLS
• 2025-01-18 Listed for Rent $1,350 MARMLS
• 2024-09-17 Price Changed $79,000 MARMLS
• 2024-08-31 Price Changed $89,000 MARMLS
• 2023-08-08 Price Changed $99,000 MARMLS
• 2023-06-16 Listed $105,000 MARMLS
• 2023-06-13 Sold (MLS) $72,500 MARMLS
• 2023-04-07 Contingent — MARMLS
• 2023-04-03 Price Changed $75,000 MARMLS
• 2023-03-11 Listed $79,000 MARMLS
• 2006-11-30 Sold (MLS) $36,000 Beaches MLS
• 2006-10-23 Listing Removed — Beaches MLS
• 2006-10-02 Listed $39,900 Beaches MLS