2000 N Congress Ave #41 · Westgate, FL 33409

$129,900

4 bd · 3.0 ba · 1,150 sqft · Manufactured · 25 Days on market

Built 1972 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Mobile Home in a community for all ages in Palm Beach Colony, Beautiful and comfortable 4 bedrooms and 3 bathrooms, with elegant tray ceilings with wood accents, recessed lighting, and luxury laminate flooring, a private retreat with a double vanity spa-style bathroom, spacious covered front porch for relaxing, and private carport. All measurements are approximate. This property is available for purchase with Financing or Cash. Call the listing agent today to schedule your private tour.

Key facts

• Covered front porch
• Recessed lighting
• Private carport

Tags

• TRAY CEILINGS
• RECESSED LIGHTING
• LUXURY LAMINATE FLOORING
• COVERED FRONT PORCH
• PRIVATE CARPORT

Property features AI

Finance

• Other: Zero lot line
• Financial info: Land lease of $1,300 monthly (lease expires 2026-11-27); Pets allowed with breed restrictions

Exterior

• Parking: Total 2 parking spaces; Two-car garage (attached and detached mentioned); Attached carport and detached garage; Two carport spaces; Four covered spaces; Two open parking spaces
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Mobile home; Single-story; Entry level is 1; Northeast facing; Resale condition; Waterfront
• Construction: Metal siding with metal frame; Roof over
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Three full bathrooms (one on the main level)
• Heating & cooling: Heating present (other); Wall/window cooling units
• Interior features: Unfurnished; Dishwasher; Electric range; Microwave; Refrigerator
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#328 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: Belvedere Elementary School (math 33% / reading 37%, grade F, #1,697 of 2,144 statewide, top 80%, 477 students, 79% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 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 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-23 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 soft (-0.1%/yr); 194 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $3,652/mo this rent would consume 65% of the median local household income ($67k/yr) (locally 1333% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.81% ✓
• Cap rate: 24.66%
• Cash-on-cash: 65.58%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 61.4%
• Equity multiple: 3.61×
• Total profit: $94,903
• Equity at exit: $19,369

10-year hold

• IRR: 64.9%
• Equity multiple: 6.62×
• Total profit: $204,516
• Equity at exit: $11,231

Cash invested: $36,372 (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 33409

• Home prices YoY: -25.6%
• Rents YoY: -0.1%
• Active inventory: 194
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $3,652 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $1,988

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 41%

Sensitivity live

Price	-10% $2,078	-5% $2,033	+0% $1,988	+5% $1,943	+10% $1,898
Rent	-10% $1,699	-5% $1,843	+0% $1,988	+5% $2,132	+10% $2,276
Rate	-1.0pp $2,053	-0.5pp $2,021	base $1,988	+0.5pp $1,954	+1.0pp $1,920

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Longwood Rd West Palm Beach, FL	4.0	2.0	1112	$5,000	$4.50	26d	1	0.15mi
2018 Whitney Rd West Palm Beach, FL	3.0	2.0	1169	$3,100	$2.65	1d	1	0.29mi
2016 Kenwood Rd West Palm Beach, FL	4.0	2.0	1172	$3,900	$3.33	21d	1	0.31mi
2615 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	4d	1	0.74mi
2665 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	0.75mi
2671 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	0.76mi
2677 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	0.76mi
2683 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	26d	1	0.76mi
2689 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	4d	1	0.77mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$3,250	$3.04	21d	19	1.32mi
904 Ortega Rd West Palm Beach, FL	3.0	1.0	910	$3,500	$3.85	7d	1	1.39mi
833 Ardmore Rd West Palm Beach, FL	3.0	2.5	1132	$4,500	$3.98	18d	1	1.40mi
833 Ardmore Rd West Palm Beach, FL	3.0	2.5	1132	$4,500	$3.98	17d	1	1.40mi

Listing history 17 events

1. 2026-06-21
   days on market $129,900 Active 25 DOM
2. 2026-06-18
   days on market $129,900 Active 22 DOM
3. 2026-06-17
   days on market $129,900 Active 21 DOM
4. 2026-06-16
   days on market $129,900 Active 20 DOM
5. 2026-06-15
   days on market $129,900 Active 19 DOM
6. 2026-06-13
   days on market $129,900 Active 17 DOM
7. 2026-06-09
   days on market $129,900 Active 13 DOM
8. 2026-06-08
   days on market $129,900 Active 12 DOM
9. 2026-06-07
   days on market $129,900 Active 11 DOM
10. 2026-06-04
    days on market $129,900 Active 8 DOM
11. 2026-06-03
    days on market $129,900 Active 7 DOM
12. 2026-06-02
    days on market $129,900 Active 6 DOM
13. 2026-06-01
    days on market $129,900 Active 5 DOM
14. 2026-05-31
    days on market $129,900 Active 4 DOM
15. 2026-05-27
    listed $129,900 Active
16. 2021-04-14
    historical
17. 2021-04-06
    listed $48,000 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 23 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: $43,830
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$3,506
• − Management: −$3,506
• − Depreciation: −$3,779
• Taxable income: $23,164
• Est. tax owed @ 24.0%: −$5,559
• After-tax cash flow: $18,294/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming mobile home in Palm Beach Colony is move-in ready with a good condition score and minimal repairs needed. It offers a spacious layout, modern amenities, and a private retreat with a double vanity spa-style bathroom and a covered front porch. The home is well-maintained and ready for a new owner to enjoy.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and property value.
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and property value. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can add value to the home. ↑

ⓘ 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 — Westgate

• Score: 72/100
• State rank: #328
• US rank: #5745

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ 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): 33,489
• Household income: $67,073
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1333.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 36% Black 31% White 27% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 30% French/Haitian/Cajun 10% Other Indo-European 2%

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: ▼ -128.54%
• Current HPI: 374.2506
• Rent YoY: ▼ -0.15%
• 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

+170.6% since first listed

3 events — show timeline

• 2026-05-27 Listed $129,900 Beaches MLS
• 2021-04-14 Listing Removed — Beaches MLS
• 2021-04-06 Listed $48,000 Beaches MLS