113 E Waltham E · Schall Circle, FL 33417

$99,000

1 bd · 1.5 ba · 684 sqft · Condo public records · 41 Days on market

Built 1969 $332/mo HOA · 23% of rent

---

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 +19.7/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located near the clubhouse and Haverhill gate, this desirable corner 1 bedroom / 1.5 bath residence offers comfortable South Florida living in a classic Century Village garden-style building. Features include central air conditioning, furnished turnkey convenience, updated bathrooms, an ensuite full bath, and two walk-in closets. Recent laminate flooring enhances the living room and bedroom suite, while the enclosed balcony provides additional living space and relaxing views. Additional upgrades include a new electrical panel and access to a wonderful resident patio area. Residents enjoy the exceptional amenities of the gated 55+ Century Village West Palm Beach community, including pools, c

Key facts

• Gated community
• Enclosed balcony
• Ensuite full bath

Tags

• UPDATED BATHROOMS
• ENSUITE FULL BATH
• TWO WALK-IN CLOSETS
• ENCLOSED BALCONY
• NEW ELECTRICAL PANEL
• GATED COMMUNITY

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Has association (WALTHAM E); HOA dues of $332 monthly; HOA includes cable TV, insurance, pest control, sewer, trash, common areas, common real estate tax; Community amenities: clubhouse, fitness center, indoor pool, heated pool, spa/hot tub, sauna, tennis courts, pickleball court(s), shuffleboard, bocce ball, jogging path, picnic area, pool, recreation facilities, community room, library, courtesy bus, street lights, gated, laundry, workshop area

Exterior

• Parking: Assigned parking (1 open space)
• Security: Gated community with guard; Security patrol; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable connected; Sewer connected; Water available
• Home design: Condominium; One level (entry level living within a 2-story building); Faces north
• Construction: CBS construction; Other roof
• Exterior features: Entry level living area; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (individual); Central air (individual); Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished; Blinds; Single-hung metal windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $99k.

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 $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#762 in FL) — a middle-class / working-renter tenant base. Strengths: housing A, cost of living 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; 479 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 41 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 9y 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 $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.43% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 5.8

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: -13.1%
• Equity multiple: 0.55×
• Total profit: $-12,566
• Equity at exit: $14,761

10-year hold

• IRR: -12.4%
• Equity multiple: 0.41×
• Total profit: $-16,475
• 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: 479
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$519
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$41
• HOA: −$332
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $116

Break-even live

Break-even rent $1,266

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $172	-5% $144	+0% $116	+5% $88	+10% $60
Rent	-10% $4	-5% $60	+0% $116	+5% $172	+10% $227
Rate	-1.0pp $166	-0.5pp $141	base $116	+0.5pp $90	+1.0pp $64

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
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	0.24mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.31mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.32mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.32mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.45mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	8d	1	0.47mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	8d	1	0.49mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.50mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.51mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.53mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	4d	1	0.53mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.53mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.53mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.53mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.55mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.56mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.56mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.57mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.58mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.60mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.60mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	25d	1	0.60mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	13d	1	0.61mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	15d	1	0.62mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.62mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.62mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	25d	1	0.62mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.62mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.65mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.65mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.65mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.66mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.66mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.67mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.67mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	25d	1	0.69mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.70mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	25d	1	0.71mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	8d	1	0.73mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.73mi

HOA detail condo

• Monthly dues: $332 · $3,984/yr
• Likely covers: electricpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $99,000 Active 41 DOM
2. 2026-06-18
   days on market $99,000 Active 38 DOM
3. 2026-06-17
   days on market $99,000 Active 37 DOM
4. 2026-06-16
   days on market $99,000 Active 36 DOM
5. 2026-06-15
   days on market $99,000 Active 35 DOM
6. 2026-06-13
   days on market $99,000 Active 33 DOM
7. 2026-06-09
   days on market $99,000 Active 29 DOM
8. 2026-06-08
   days on market $99,000 Active 28 DOM
9. 2026-06-07
   days on market $99,000 Active 27 DOM
10. 2026-06-04
    days on market $99,000 Active 24 DOM
11. 2026-06-03
    days on market $99,000 Active 23 DOM
12. 2026-06-02
    days on market $99,000 Active 22 DOM
13. 2026-06-01
    days on market $99,000 Active 21 DOM
14. 2026-05-31
    days on market $99,000 Active 20 DOM
15. 2026-05-11
    listed $99,000 Active
16. 2026-01-25
    historical $1,450
17. 2025-12-12
    price $1,450
18. 2025-12-10
    price $1,500
19. 2025-11-12
    price $1,750
20. 2025-11-04
    listed $1,800
21. 2025-07-01
    historical $1,600
22. 2025-07-01
    historical
23. 2025-05-23
    price $99,000
24. 2025-04-21
    listed $112,000 Active
25. 2025-03-19
    listed $1,600
26. 2024-05-01
    historical
27. 2024-04-27
    historical $1,400
28. 2024-03-19
    listed $1,400
29. 2024-03-19
    historical $1,400
30. 2024-02-13
    listed $1,400
31. 2024-02-13
    historical $1,800
32. 2024-01-14
    listed $135,000 Active
33. 2023-12-30
    listed $1,800
34. 2023-12-29
    historical
35. 2023-12-27
    listed $1,800 Active
36. 2023-12-13
    historical
37. 2023-08-25
    status Active
38. 2023-08-23
    historical
39. 2023-08-08
    price $129,900
40. 2023-06-01
    listed $135,000 Active
41. 2021-10-27
    historical
42. 2021-01-29
    historical
43. 2021-01-22
    listed $55,000 Active
44. 2020-11-08
    price $55,000
45. 2020-11-08
    status Active
46. 2020-11-07
    historical
47. 2020-05-07
    listed $58,000 Active
48. 2020-05-04
    historical
49. 2020-02-06
    listed $58,950 Active
50. 2019-04-20
    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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 · 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: $16,956
• − Mortgage interest: −$5,546
• − Property taxes: −$1,297
• − Insurance: −$495
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − HOA: −$3,984
• − Depreciation: −$2,880
• Taxable income: $42
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,379/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 — Schall Circle

• Score: 62/100
• State rank: #762
• US rank: #16849

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment F Housing A Health & safety D- 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

+371.4% since first listed

46 events — show timeline

• 2026-05-11 Listed $99,000 Beaches MLS
• 2026-01-25 Rental Removed $1,450 GFLMLS
• 2025-12-12 Price Changed $1,450 GFLMLS
• 2025-12-10 Price Changed $1,500 GFLMLS
• 2025-11-12 Price Changed $1,750 GFLMLS
• 2025-11-04 Listed for Rent $1,800 GFLMLS
• 2025-07-01 Rental Removed $1,600 RMLSFL
• 2025-07-01 Listing Removed — Beaches MLS
• 2025-05-23 Price Changed $99,000 Beaches MLS
• 2025-04-21 Listed $112,000 Beaches MLS
• 2025-03-19 Listed for Rent $1,600 RMLSFL
• 2024-05-01 Listing Removed — Beaches MLS
• 2024-04-27 Rental Removed $1,400 GFLMLS
• 2024-03-19 Listed for Rent $1,400 GFLMLS
• 2024-03-19 Rental Removed $1,400 RMLSFL
• 2024-02-13 Listed for Rent $1,400 RMLSFL
• 2024-02-13 Rental Removed $1,800 RMLSFL
• 2024-01-14 Listed $135,000 Beaches MLS
• 2023-12-30 Listed for Rent $1,800 RMLSFL
• 2023-12-29 Listing Removed — Beaches MLS
• 2023-12-27 Listed $1,800 Beaches MLS
• 2023-12-13 Listing Removed — Beaches MLS
• 2023-08-25 Relisted — Beaches MLS
• 2023-08-23 Listing Removed — Beaches MLS
• 2023-08-08 Price Changed $129,900 Beaches MLS
• 2023-06-01 Listed $135,000 Beaches MLS
• 2021-10-27 Listing Removed — Beaches MLS
• 2021-01-29 Listing Removed — Beaches MLS
• 2021-01-22 Listed $55,000 Beaches MLS
• 2020-11-08 Price Changed $55,000 Beaches MLS
• 2020-11-08 Relisted — Beaches MLS
• 2020-11-07 Listing Removed — Beaches MLS
• 2020-05-07 Listed $58,000 Beaches MLS
• 2020-05-04 Listing Removed — Beaches MLS
• 2020-02-06 Listed $58,950 Beaches MLS
• 2019-04-20 Listing Removed — Beaches MLS
• 2018-12-19 Listed $59,999 Beaches MLS
• 2018-03-28 Sold (Public Records) $49,900 Public Records
• 2018-03-15 Sold (MLS) $49,900 Beaches MLS
• 2018-02-07 Pending — Beaches MLS
• 2017-12-12 Listed $49,900 Beaches MLS
• 2017-08-11 Sold (Public Records) $44,000 Public Records
• 2008-02-05 Sold (Public Records) $32,000 Public Records
• 2003-04-23 Sold (Public Records) $16,000 Public Records
• 1998-11-06 Sold (Public Records) $15,500 Public Records
• 1989-04-10 Sold (Public Records) $21,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,297 · +4.6% YoY. Source: county tax records.