185 Andover Unit H · Plantation Mobile Home Park, FL 33417

$65,900

1 bd · 1.0 ba · 602 sqft · Condo public records · 151 Days on market

Built 1971 $473/mo HOA · 33% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 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

Ground floor condo. Fully Furnished. 55+ with impact glass sliders and Sunroom Patio! Impeccably maintained, move in ready. The bathroom has an awesome walk in tub. A great condo at a great price with full use of all the amazing amenities this community offers.

Key facts

• Ground floor condo
• Impact glass sliders
• Walk in tub

Tags

• GROUND FLOOR CONDO
• IMPACT GLASS SLIDERS
• SUNROOM PATIO
• WALK IN TUB

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Monthly HOA fee reported
• HOA & community: Association with monthly fee; Association amenities include fitness center and pool; Senior community; Pets allowed

Exterior

• Parking: Assigned parking
• Security: Gated community with guard
• Utilities: Cable available
• Home design: Condominium; Single-story; Faces north; Resale condition
• Construction: Construction materials: Other; Building area reported from public records
• Exterior features: Not waterfront; No waterfront features

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: 1 bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Wall/window cooling units
• Interior features: Furnished; No additional interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $66k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (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 24d 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 $456 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 151 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.15% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 3.9

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: -6.3%
• Equity multiple: 0.78×
• Total profit: $-4,066
• Equity at exit: $9,826

10-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-4,741
• Equity at exit: $5,698

Cash invested: $18,452 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$346
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$27
• HOA: −$473
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $163

Break-even live

Break-even rent $1,209

Max offer price $65,900

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.08mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.08mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.10mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	24d	1	0.11mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	24d	1	0.13mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.13mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.17mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	7d	1	0.19mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.21mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	24d	1	0.32mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.32mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.34mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	24d	1	0.34mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	24d	1	0.36mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.37mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	24d	1	0.40mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	20d	1	0.41mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.42mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	18d	1	0.43mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	24d	1	0.43mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,250	$1.78	17d	1	0.43mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	2d	1	0.43mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.43mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.44mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.44mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.44mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	1d	1	0.44mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	24d	1	0.44mi
16 Windsor a West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	5d	1	0.44mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.46mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.47mi
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.48mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	24d	1	0.49mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	24d	1	0.50mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.53mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.55mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.55mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	2d	1	0.55mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.56mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.56mi

HOA detail condo

• Monthly dues: $473 · $5,676/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $65,900 Active 151 DOM
2. 2026-06-17
   days on market $65,900 Active 150 DOM
3. 2026-06-16
   days on market $65,900 Active 149 DOM
4. 2026-06-15
   days on market $65,900 Active 148 DOM
5. 2026-06-13
   days on market $65,900 Active 146 DOM
6. 2026-06-09
   days on market $65,900 Active 142 DOM
7. 2026-06-07
   days on market $65,900 Active 140 DOM
8. 2026-06-04
   days on market $65,900 Active 137 DOM
9. 2026-06-03
   days on market $65,900 Active 136 DOM
10. 2026-06-01
    days on market $65,900 Active 134 DOM
11. 2026-05-31
    days on market $65,900 Active 133 DOM
12. 2026-01-16
    listed $65,900 Active
13. 2025-11-17
    historical
14. 2025-05-19
    listed $67,900 Active
15. 2025-05-12
    historical
16. 2025-01-02
    price $65,000
17. 2024-12-10
    price $69,000
18. 2024-11-25
    price $79,000
19. 2024-11-12
    listed $89,000 Active
20. 2024-04-03
    soldstatus $92,000
21. 2024-03-28
    soldstatus $92,000 Closed
22. 2024-03-12
    historical Active Under Contract
23. 2024-01-30
    listed $92,000 Active
24. 2002-03-07
    soldstatus $15,500

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 9/10 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: $16,984
• − Mortgage interest: −$3,691
• − Property taxes: −$1,304
• − Insurance: −$330
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − HOA: −$5,676
• − Depreciation: −$1,917
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $1,637/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

+325.2% since first listed

13 events — show timeline

• 2026-01-16 Listed $65,900 Beaches MLS
• 2025-11-17 Listing Removed — Beaches MLS
• 2025-05-19 Listed $67,900 Beaches MLS
• 2025-05-12 Listing Removed — Beaches MLS
• 2025-01-02 Price Changed $65,000 Beaches MLS
• 2024-12-10 Price Changed $69,000 Beaches MLS
• 2024-11-25 Price Changed $79,000 Beaches MLS
• 2024-11-12 Listed $89,000 Beaches MLS
• 2024-04-03 Sold (Public Records) $92,000 Public Records
• 2024-03-28 Sold (MLS) $92,000 Beaches MLS
• 2024-03-12 Contingent — Beaches MLS
• 2024-01-30 Listed $92,000 Beaches MLS
• 2002-03-07 Sold (Public Records) $15,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,304 · -5.2% YoY. Source: county tax records.