162 Easthampton G · Schall Circle, FL 33417

$64,000

2 bd · 1.0 ba · 819 sqft · Condo public records · 79 Days on market

Built 1969 $578/mo HOA · 37% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DON'T MISS OUT ON THIS VERY CLEAN LIGHT AND BRIGHT FRESHLY PAINTED 2 BED, 1 BATH UNIT ON THE SECOND FLOOR. PARTIALLY FURNISHED. FANTASTIC LOCATION CLOSE TO THE CLUBHOUSE AND THE HAVERHILL GATE. WELL MANAGED ASSOCIATION. 5 YR OLD ROOF AND NO ASSESSMENTS. RELAX ON THE ASSOCIATION'S PATIO AND ENJOY THE NATURE THAT SURROUNDS YOU. Roomy closets (one walk-in), screened-in lanai, laundry room, assigned parking spot plus visitor parking available; local bus for errands/shopping both within & outside the village. OME AND ENJOY RESORT STYLE LIVING IN THIS GATED COMMUNITY FOR ADULTS 55+ CLUBHOUSE features a theater, indoor pool, card room, community/party room, billiard room , shuffle board , te

Key facts

• Visitor parking
• Gated community
• Laundry room

Tags

• SCREENED-IN LANAI
• LAUNDRY ROOM
• ASSIGNED PARKING SPOT
• VISITOR PARKING
• GATED COMMUNITY
• CLUBHOUSE FEATURES

Property features AI

Finance

• Other: Building area reported from public records; Fruit trees on the lot
• HOA & community: Monthly HOA fee; Association amenities include boating, billiard room, clubhouse, indoor pool, jogging path, picnic area, parking, pool, sauna, shuffleboard court, tennis courts, bocce ball, courtesy bus, library, and pickleball courts; Has association; No pets allowed; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space total
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Condominium; Multi/split levels; 2 total stories; Resale property; Faces south
• Construction: CBS construction; Shingle roof
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Walk-in closets; Partially furnished
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $64k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $60k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#762 in FL) — a middle-class / working-renter tenant base. Strengths: housing A, cost of living 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 $442 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 79 days — a 6% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 37% 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 $60,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 D-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: 2.46% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 3.4

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-2,599
• Equity at exit: $9,543

10-year hold

• IRR: -3.4%
• Equity multiple: 0.83×
• Total profit: $-2,977
• Equity at exit: $5,534

Cash invested: $17,920 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$336
• Tax from tax record: −$118 /mo · $1,410/yr
• Insurance: −$27
• HOA: −$578
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $188

Break-even live

Break-even rent $1,339

Max offer price $64,000

Occupancy floor 83%

Sensitivity live

Price	-10% $224	-5% $206	+0% $188	+5% $170	+10% $152
Rent	-10% $63	-5% $126	+0% $188	+5% $250	+10% $312
Rate	-1.0pp $220	-0.5pp $204	base $188	+0.5pp $171	+1.0pp $154

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	0.42mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	25d	1	0.42mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	2d	1	0.44mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	25d	1	0.45mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.50mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.51mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.51mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	11d	1	0.56mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	0.56mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	8d	1	0.60mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	25d	1	0.62mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.62mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	8d	1	0.63mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	21d	1	0.63mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	25d	1	0.64mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.65mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.67mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.69mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.69mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.70mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.70mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.70mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.70mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.71mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.71mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.72mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	2d	1	0.72mi
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	17d	1	0.72mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.74mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.74mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	25d	1	0.74mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.75mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	25d	1	0.75mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	25d	1	0.76mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	21d	1	0.78mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	13d	1	0.79mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	25d	1	0.79mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	14d	1	0.79mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.79mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.79mi

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   statusdays on market $64,000 Active 79 DOM
2. 2026-06-17
   days on market $64,000 Active Under Contract 78 DOM
3. 2026-06-16
   days on market $64,000 Active Under Contract 77 DOM
4. 2026-06-15
   days on market $64,000 Active Under Contract 76 DOM
5. 2026-06-13
   days on market $64,000 Active Under Contract 74 DOM
6. 2026-06-09
   days on market $64,000 Active Under Contract 70 DOM
7. 2026-06-08
   days on market $64,000 Active Under Contract 69 DOM
8. 2026-06-07
   days on market $64,000 Active Under Contract 68 DOM
9. 2026-06-04
   days on market $64,000 Active Under Contract 65 DOM
10. 2026-06-03
    days on market $64,000 Active Under Contract 64 DOM
11. 2026-06-02
    days on market $64,000 Active Under Contract 63 DOM
12. 2026-06-01
    days on market $64,000 Active Under Contract 62 DOM
13. 2026-05-31
    days on market $64,000 Active Under Contract 61 DOM
14. 2026-05-14
    historical Active Under Contract
15. 2026-03-31
    listed $64,000 Active
16. 2026-03-31
    historical
17. 2026-02-20
    price $75,000
18. 2026-01-06
    listed $78,000 Active
19. 2026-01-03
    historical
20. 2025-10-28
    price $89,000
21. 2025-08-27
    listed $105,000 Active
22. 2013-09-22
    historical
23. 2006-02-07
    soldstatus $75,000
24. 2001-08-07
    soldstatus $18,500
25. 2001-07-20
    soldstatus $18,500
26. 2001-06-28
    historical
27. 2000-11-15
    listed $19,000
28. 2000-03-14
    listed $20,000
29. 1997-07-10
    soldstatus $17,000
30. 1989-02-01
    soldstatus $26,000

ⓘ 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: $1,410 · $118/mo
• Projected year-2 tax: $1,410 · $118/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 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: $18,921
• − Mortgage interest: −$3,585
• − Property taxes: −$1,410
• − Insurance: −$320
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − HOA: −$6,936
• − Depreciation: −$1,862
• Taxable income: $1,780
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $1,826/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 — Schall Circle

• Score: 62/100
• State rank: #762
• US rank: #16849

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment F Housing A Health & safety D- 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

+146.2% since first listed

17 events — show timeline

• 2026-05-14 Contingent — Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-03-31 Listed $64,000 Beaches MLS
• 2026-02-20 Price Changed $75,000 Beaches MLS
• 2026-01-06 Listed $78,000 Beaches MLS
• 2026-01-03 Listing Removed — Beaches MLS
• 2025-10-28 Price Changed $89,000 Beaches MLS
• 2025-08-27 Listed $105,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2006-02-07 Sold (Public Records) $75,000 Public Records
• 2001-08-07 Sold (Public Records) $18,500 Public Records
• 2001-07-20 Sold (MLS) $18,500 Beaches MLS
• 2001-06-28 Listing Removed — Beaches MLS
• 2000-11-15 Listed $19,000 Beaches MLS
• 2000-03-14 Listed $20,000 Beaches MLS
• 1997-07-10 Sold (Public Records) $17,000 Public Records
• 1989-02-01 Sold (Public Records) $26,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,410 · +12.5% YoY. Source: county tax records.