98 E Kingswood E Unit E · Plantation Mobile Home Park, FL 33417

$74,900

1 bd · 1.0 ba · 645 sqft · Condo · 76 Days on market

Built 1983 $550/mo HOA · 39% of rent ↓ 15% since listing

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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 +16.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Fantastic Opportunity in 55+ Community! This is your chance to own a unit with unlimited potential in a desirable active adult community. Selling agent is offering $5,000 toward buyer's closing costs with full-price offers ONLY. The property does require a full kitchen interior remodeling has been already approved by building department it a great opportunity for customization. Association approval is required. We're excited to move forward!! Must see

Key facts

• $550 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $47 ($565/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% 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 $518 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 76 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.88% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 4.4

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: -18.5%
• Equity multiple: 0.39×
• Total profit: $-12,886
• Equity at exit: $11,168

10-year hold

• IRR: -35.0%
• Equity multiple: -0.04×
• Total profit: $-21,781
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$550
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $47

Break-even live

Break-even rent $1,351

Max offer price $74,900

Occupancy floor 92%

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: $18,725
• Closing costs: $2,247
• 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	7d	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	7d	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	18d	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	18d	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	20d	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	2d	1	0.55mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	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	20d	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	18d	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	7d	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	2d	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: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-03-11
   status Pending
2. 2025-07-30
   status Pending
3. 2025-06-05
   price $74,900
4. 2025-05-15
   listed $88,000 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 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: $16,933
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − HOA: −$6,600
• − Depreciation: −$2,179
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $625/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

-14.9% since first listed

4 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2025-07-30 Pending — Beaches MLS
• 2025-06-05 Price Changed $74,900 Beaches MLS
• 2025-05-15 Listed $88,000 Beaches MLS