24 Golfs Edge Unit D · Plantation Mobile Home Park, FL 33417

$124,900

2 bd · 2.0 ba · 948 sqft · Condo public records · 64 Days on market

Built 1970 $460/mo HOA · 29% of rent

---

Why this score? — see what drove the D 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 +10.7/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the good life at Golf's Edge, a charming residence nestled within the renowned Century Village, one of South Florida's most celebrated 55+ gated communities in West Palm Beach. This bright and inviting 2-bedroom, 2 bath corner unit offers serene garden views and an abundance of natural light, the perfect setting to enjoy a relaxed Florida lifestyle. Water is included in the monthly maintenance, adding ease and value to everyday living. Golf's Edge also features its own private heated swimming pool, exclusively for its residents. As part of Century Village, you'll enjoy an exceptional array of resort-style amenities. At the heart of the community sits a magnificent 2-acre clubhous

Key facts

• Gated community
• 2 acre clubhouse
• Garden views

Tags

• GATED COMMUNITY
• GARDEN VIEWS
• PRIVATE HEATED SWIMMING POOL
• RESORT-STYLE AMENITIES
• 2 ACRE CLUBHOUSE
• FITNESS

Property features AI

Finance

• Other: Senior community
• HOA & community: Monthly association fee of $460; Association maintains cable TV, insurance, security, sewer, trash, water, common areas, legal/accounting, reserve funds, roof repairs, recreation facility, and pool service; Community amenities include boating, billiard room, clubhouse, fitness center, game room, indoor pool, jogging path, management, picnic area, parking, pool, sauna, shuffleboard court, storage, on-site manager, bike storage, courtesy bus, heated pool, hobby room, maintained community, pickleball courts, sidewalks, street lights, gated entry, and security

Exterior

• Parking: Assigned open parking (asphalt) with guest spaces; 1 open parking space
• Security: Security gate; Community security
• Utilities: Public water; Public sewer; Electric service (Three Phase); Cable available; Underground utilities
• Home design: Condominium; One level; Faces west; Resale property
• Construction: CBS construction; Tile roof; 2 total stories in building
• Exterior features: Not waterfront; Gated community

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Partially furnished
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-60 ($-718/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (8.5% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (8.5% below list) — sets the bar for cash-flow.

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: 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; 473 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 37% 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 $864 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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $114,334 (8.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.27% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 6.6

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: -24.8%
• Equity multiple: 0.19×
• Total profit: $-28,369
• Equity at exit: $18,623

10-year hold

• IRR: -45.9%
• Equity multiple: -0.32×
• Total profit: $-46,255
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$655
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$52
• HOA: −$460
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-60

Break-even live

Break-even rent $1,663

Max offer price $114,334

Occupancy floor 99%

Sensitivity live

Price	-10% $11	-5% $-24	+0% $-60	+5% $-95	+10% $-131
Rent	-10% $-185	-5% $-123	+0% $-60	+5% $3	+10% $66
Rate	-1.0pp $3	-0.5pp $-28	base $-60	+0.5pp $-92	+1.0pp $-125

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: $31,225
• Closing costs: $3,747
• 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	8d	1	0.16mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.26mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.26mi
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	17d	1	0.27mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.28mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.30mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.31mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.31mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	25d	1	0.36mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	25d	1	0.36mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	25d	1	0.36mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	25d	1	0.36mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	21d	1	0.37mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	21d	1	0.39mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	2d	1	0.44mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.49mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.49mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.49mi
1883 Breezy Ln West Palm Beach, FL	2.0	2.0	856	$2,500	$2.92	25d	1	0.50mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.51mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	0.53mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	25d	1	0.53mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.58mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	2d	1	0.59mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.60mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	25d	1	0.60mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	25d	1	0.60mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.60mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.61mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.61mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.61mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	25d	1	0.62mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.63mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.63mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	25d	1	0.63mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.64mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.64mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.64mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	19d	1	0.64mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	25d	1	0.64mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $124,900 Active 64 DOM
2. 2026-06-17
   days on market $124,900 Active 63 DOM
3. 2026-06-16
   days on market $124,900 Active 62 DOM
4. 2026-06-15
   days on market $124,900 Active 61 DOM
5. 2026-06-13
   days on market $124,900 Active 59 DOM
6. 2026-06-09
   days on market $124,900 Active 55 DOM
7. 2026-06-08
   days on market $124,900 Active 54 DOM
8. 2026-06-07
   days on market $124,900 Active 53 DOM
9. 2026-06-04
   days on market $124,900 Active 50 DOM
10. 2026-06-03
    days on market $124,900 Active 49 DOM
11. 2026-06-02
    days on market $124,900 Active 48 DOM
12. 2026-06-01
    days on market $124,900 Active 47 DOM
13. 2026-05-31
    days on market $124,900 Active 46 DOM
14. 2026-05-24
    price $124,900
15. 2026-04-15
    listed $129,900 Active
16. 2026-03-31
    historical $1,650
17. 2026-03-13
    historical
18. 2026-02-25
    listed $1,650
19. 2026-02-23
    listed $150,000 Active
20. 2020-05-24
    historical
21. 2020-03-17
    listed $69,900 Active
22. 2020-02-01
    historical
23. 2019-10-08
    listed $79,000 Active
24. 2017-01-30
    soldstatus $55,000
25. 2017-01-26
    soldstatus $55,000 Closed
26. 2016-12-30
    status Pending
27. 2016-11-28
    listed $59,900 Active
28. 2016-08-17
    historical
29. 2016-02-17
    listed $59,900 Active
30. 1999-07-15
    soldstatus $34,000

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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 1/10 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: $19,048
• − Mortgage interest: −$6,996
• − Property taxes: −$1,762
• − Insurance: −$624
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − HOA: −$5,520
• − Depreciation: −$3,633
• Taxable loss: −$2,535
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $-109/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

+267.4% since first listed

17 events — show timeline

• 2026-05-24 Price Changed $124,900 Beaches MLS
• 2026-04-15 Listed $129,900 Beaches MLS
• 2026-03-31 Rental Removed $1,650 RMLSFL
• 2026-03-13 Listing Removed — Beaches MLS
• 2026-02-25 Listed for Rent $1,650 RMLSFL
• 2026-02-23 Listed $150,000 Beaches MLS
• 2020-05-24 Listing Removed — Beaches MLS
• 2020-03-17 Listed $69,900 Beaches MLS
• 2020-02-01 Listing Removed — Beaches MLS
• 2019-10-08 Listed $79,000 Beaches MLS
• 2017-01-30 Sold (Public Records) $55,000 Public Records
• 2017-01-26 Sold (MLS) $55,000 Beaches MLS
• 2016-12-30 Pending — Beaches MLS
• 2016-11-28 Listed $59,900 Beaches MLS
• 2016-08-17 Listing Removed — Beaches MLS
• 2016-02-17 Listed $59,900 Beaches MLS
• 1999-07-15 Sold (Public Records) $34,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,762 · -5.9% YoY. Source: county tax records.