822 Avenida Hermosa · West Palm Beach, FL 33405

$445,000

3 bd · 1.0 ba · 1,511 sqft · SingleFamily public records · 14 Days on market

Built 1950 6,211 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained single-family home 3-bedroom, 2-baths. NO HOA! Short Sale subject to lender approval. Property is being sold AS-IS.

Key facts

• 6,211 sq ft lot
• Parking
• Built 1950

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: One-story; Single-family zoning (SF7); Faces east
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Patio; City street frontage; Lot smaller than a quarter acre

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Other room types (unspecified)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Handicap access; Combined living and dining area
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $445k).
• Cap rate 8.1% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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 rising (+3.4%/yr); 212 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,778/mo this rent would consume 66% of the median local household income ($87k/yr) (locally 1055% 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 $3k of loan paydown is wiped out by about $13k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $445,000

Questions for the listing agent

1. Built in 1950 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-27,559
• Equity at exit: $66,351

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $39,687
• Equity at exit: $38,475

Cash invested: $124,600 (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 33405

• Rents YoY: 3.4%
• Active inventory: 212
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,778 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$591 /mo · $7,093/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $665

Break-even live

Break-even rent $3,937

Max offer price $445,000

Occupancy floor 81%

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 Robert Rd West Palm Beach, FL	4.0	2.0	1678	$3,146	$1.87	7d	1	0.24mi
712 Tuscaloosa St West Palm Beach, FL	4.0	2.0	1390	$4,495	$3.23	24d	1	0.25mi
748 Tallapoosa St West Palm Beach, FL	3.0	2.0	1877	$3,500	$1.86	24d	1	0.26mi
521 Hampton Rd West Palm Beach, FL	2.0	1.0	1188	$4,000	$3.37	24d	1	0.33mi
604 Piedmont Rd West Palm Beach, FL	4.0	2.0	1329	$3,500	$2.63	7d	1	0.38mi
423 Avenida Alegre West Palm Beach, FL	4.0	2.0	1700	$6,500	$3.82	3d	1	0.43mi
412 El Prado West Palm Beach, FL	4.0	3.5	2111	$11,000	$5.21	7d	1	0.44mi
2741 Parker Ave West Palm Beach, FL	2.0	2.0	1682	$3,750	$2.23	24d	1	0.44mi
3111 S Dixie Hwy West Palm Beach, FL	3.0	1.0–2.0	1024	$5,172	$5.05	5d	17	0.45mi
300 Buckingham Rd West Palm Beach, FL	3.0	2.0	1600	$15,000	$9.38	24d	1	0.57mi
236 Greymon Dr West Palm Beach, FL	3.0	2.0	1813	$8,500	$4.69	24d	1	0.62mi
340 Walton Blvd West Palm Beach, FL	3.0	2.5	1854	$4,000	$2.16	7d	1	0.64mi
945 Sunset Rd Unit 1 West Palm Beach, FL	3.0	3.0	1505	$5,300	$3.52	24d	1	0.67mi
605 Sunset Rd West Palm Beach, FL	3.0	2.0	1434	$4,000	$2.79	24d	1	0.68mi
240 Almeria Rd West Palm Beach, FL	3.0	3.0	1092	$9,000	$8.24	4d	1	0.71mi
3210 Vincent Rd West Palm Beach, FL	3.0	2.0	1551	$8,500	$5.48	24d	1	0.72mi
719 Briggs St West Palm Beach, FL	3.0	2.0	1328	$3,500	$2.64	20d	1	0.73mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	24d	1	0.73mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	20d	1	0.73mi
833 Ardmore Rd West Palm Beach, FL	3.0	2.5	1132	$4,500	$3.98	15d	1	0.76mi
833 Ardmore Rd West Palm Beach, FL	3.0	2.5	1132	$4,500	$3.98	17d	1	0.76mi
2233 Dock St West Palm Beach, FL	4.0	3.0	1926	$5,300	$2.75	24d	1	0.82mi
515 Ardmore Rd West Palm Beach, FL	2.0	2.5	1741	$6,895	$3.96	22d	1	0.83mi
3701 S Flagler Dr Unit B303 West Palm Beach, FL	2.0	2.0	1290	$3,850	$2.98	4d	1	0.85mi
110 Wilson Rd West Palm Beach, FL	3.0	1.0	1433	$8,000	$5.58	24d	1	0.87mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	20d	4	0.88mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	7d	5	0.88mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	2d	6	0.88mi
4015 Washington Rd West Palm Beach, FL	4.0	3.0	2199	$12,500	$5.68	24d	1	0.89mi
2109 Dock St West Palm Beach, FL	3.0	2.0	1593	$3,500	$2.20	3d	1	0.90mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,000	$2.65	3d	6	0.92mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,333	$2.79	22d	6	0.92mi
4110 Washington Rd West Palm Beach, FL	3.0	2.5	1971	$12,500	$6.34	24d	1	0.94mi
1911 Parker Ave West Palm Beach, FL	2.0	2.0	1135	$14,000	$12.33	24d	1	0.94mi
1041 W Lakewood Rd West Palm Beach, FL	3.0	2.5	1857	$4,300	$2.32	24d	1	0.95mi
4300 Washington Rd West Palm Beach, FL	3.0	2.5	1892	$9,800	$5.18	24d	1	0.97mi
733 Green St West Palm Beach, FL	2.0	1.0	1116	$3,400	$3.05	3d	1	0.97mi
832 Green St #1 West Palm Beach, FL	3.0	2.0	1700	$4,550	$2.68	11d	1	0.99mi
5008 Parker Ave West Palm Beach, FL	3.0	2.0	1318	$4,000	$3.03	24d	1	0.99mi
5003 Garden Ave West Palm Beach, FL	4.0	2.0	1220	$2,950	$2.42	14d	1	1.00mi

Listing history 22 events

1. 2026-05-21
   status Pending
2. 2026-05-04
   listed $445,000 Active
3. 2026-04-08
   historical
4. 2025-10-08
   listed $475,000 Active
5. 2025-10-07
   historical
6. 2025-09-06
   price $495,000
7. 2025-09-06
   price $490,000
8. 2025-08-31
   historical
9. 2025-07-23
   price $500,000
10. 2025-06-24
    price $515,000
11. 2025-02-10
    historical $2,300
12. 2024-12-21
    listed $529,111 Active
13. 2024-12-18
    price $2,300
14. 2024-11-09
    price $2,400
15. 2024-09-07
    listed $49,000 Active
16. 2024-08-29
    price $2,600
17. 2024-08-12
    listed $2,700
18. 2022-10-13
    soldstatus $420,000
19. 2022-09-22
    soldstatus $420,000 Closed
20. 2022-08-24
    historical Active Under Contract
21. 2022-08-04
    listed $420,000 Active
22. 2005-05-17
    soldstatus $160,000

ⓘ 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: $7,093 · $591/mo
• Projected year-2 tax: $7,093 · $591/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 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: $57,338
• − Mortgage interest: −$24,927
• − Property taxes: −$7,093
• − Insurance: −$2,225
• − Repairs & maintenance: −$4,587
• − Management: −$4,587
• − Depreciation: −$12,945
• Taxable income: $974
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $7,742/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

Amenities A- Commute A+ Cost of living B- Crime F Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 19,780
• Household income: $87,341
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1055.0

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: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Cuban 17% Dominican 2%
• Common ancestry: Scotch-Irish 2% Slovak 2% Romanian 2%
• Foreign-born: 37% · Canada, Guatemala, Jamaica
• Languages at home: 50% English-only · Spanish 44% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -662.68%
• Current HPI: 509.781
• Rent YoY: ▲ 3.44%
• 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

+178.1% since first listed

22 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-05-04 Listed $445,000 MARMLS
• 2026-04-08 Listing Removed — MARMLS
• 2025-10-08 Listed $475,000 MARMLS
• 2025-10-07 Listing Removed — MARMLS
• 2025-09-06 Price Changed $495,000 MARMLS
• 2025-09-06 Price Changed $490,000 MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2025-07-23 Price Changed $500,000 MARMLS
• 2025-06-24 Price Changed $515,000 MARMLS
• 2025-02-10 Rental Removed $2,300 MARMLS
• 2024-12-21 Listed $529,111 MARMLS
• 2024-12-18 Price Changed $2,300 MARMLS
• 2024-11-09 Price Changed $2,400 MARMLS
• 2024-09-07 Listed $49,000 MARMLS
• 2024-08-29 Price Changed $2,600 MARMLS
• 2024-08-12 Listed for Rent $2,700 MARMLS
• 2022-10-13 Sold (Public Records) $420,000 Public Records
• 2022-09-22 Sold (MLS) $420,000 Beaches MLS
• 2022-08-24 Contingent — Beaches MLS
• 2022-08-04 Listed $420,000 Beaches MLS
• 2005-05-17 Sold (Public Records) $160,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $7,093 · +0.8% YoY. Source: county tax records.