625 W Avenue A · Belle Glade, FL 33430

$700,000

None bd · None ba · 3,894 sqft · MultiFamily · 24 Days on market

Built 1950 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 12 units. estimate disagrees with records

Listing remarks

Well-maintained 12-unit multifamily investment property located in Belle Glade. Strong income-producing asset with 11 of 12 units currently occupied and generating rental income, offering immediate cash flow for investors. One vacant unit provides opportunity for lease-up or value-add improvements. Property is well maintained and positioned for continued stable performance in a consistent rental market. Ideal for portfolio expansion or first-time multifamily investors seeking a turnkey income-producing asset.

Key facts

• 4 parking spots
• Built 1950
• Listed 24 days

Property features AI

Exterior

• Parking: 4 total parking spaces
• Utilities: Cable available; Public sewer
• Home design: Single-story; Block construction
• Construction: Block construction
• Exterior features: Lot smaller than a quarter acre; Zoned R3

Interior

• Heating & cooling: Wall/window air conditioning units
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/1-bath units multifamily listed at $700k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $252/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $700k).
• Recommended offer: $690k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#812 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities 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: 37 active listings in the ZIP; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 + 3.0% rent growth), your $196k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($690k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $689,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.51%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $79,304
• Equity at exit: $104,372

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $317,649
• Equity at exit: $60,523

Cash invested: $196,000 (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 33430

• Home prices YoY: -21.0%
• Active inventory: 37
• Price-to-rent: 70.3×

Monthly cashflow live

• Estimated rent: $9,951 medium
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,090
• Net cashflow: $3,024

Break-even live

Break-even rent $6,123

Max offer price $700,000

Occupancy floor 65%

12-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$9,948
Total (12 units)			$9,951

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $700,000 Active 24 DOM
2. 2026-06-17
   pricedays on market $700,000 Active 23 DOM
3. 2026-06-16
   days on market $720,000 Active 22 DOM
4. 2026-06-15
   days on market $720,000 Active 21 DOM
5. 2026-06-13
   days on market $720,000 Active 19 DOM
6. 2026-06-09
   days on market $720,000 Active 15 DOM
7. 2026-06-08
   days on market $720,000 Active 14 DOM
8. 2026-06-07
   days on market $720,000 Active 13 DOM
9. 2026-06-04
   days on market $720,000 Active 10 DOM
10. 2026-06-03
    days on market $720,000 Active 9 DOM
11. 2026-06-02
    days on market $720,000 Active 8 DOM
12. 2026-06-01
    days on market $720,000 Active 7 DOM
13. 2026-05-31
    days on market $720,000 Active 6 DOM
14. 2026-05-25
    listed $720,000 Active
15. 2024-06-05
    historical
16. 2024-05-20
    status Active
17. 2023-06-27
    status Pending
18. 2022-09-17
    listed $725,000 Active
19. 2022-05-27
    historical
20. 2022-05-04
    price $725,000
21. 2021-12-27
    listed $625,000 Active
22. 2016-12-31
    historical
23. 2016-06-08
    listed $340,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 29 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: $119,412
• − Mortgage interest: −$39,211
• − Property taxes: −$10,500
• − Insurance: −$3,500
• − Repairs & maintenance: −$9,553
• − Management: −$9,553
• − Depreciation: −$20,364
• Taxable income: $26,732
• Est. tax owed @ 24.0%: −$6,416
• After-tax cash flow: $29,869/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 75/100 Cosmetic rehab

This 12-unit multifamily property is well-maintained and ready for immediate occupancy, with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Replace light fixture in kitchen — Improves kitchen aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Replace light fixture in kitchen — Improves kitchen aesthetics and functionality. ↑

ⓘ 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 — Belle Glade

• Score: 59/100
• State rank: #812
• US rank: #19736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Glade, FL
• Population (ZIP): 19,773

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 53% Hispanic / Latino 31% Two or more races 13% White 12% Asian 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1% Cuban 4%
• Common ancestry: Hispanic 13%
• Foreign-born: 28% · Canada, Guatemala
• Languages at home: 56% English-only · Spanish 27% French/Haitian/Cajun 13% Arabic 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: ▼ -76.12%
• Current HPI: 286.6788
• Rent YoY: —
• Metro: —
• 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

+111.8% since first listed

10 events — show timeline

• 2026-05-25 Listed $720,000 MARMLS
• 2024-06-05 Listing Removed — MARMLS
• 2024-05-20 Relisted — MARMLS
• 2023-06-27 Pending — MARMLS
• 2022-09-17 Listed $725,000 MARMLS
• 2022-05-27 Listing Removed — MARMLS
• 2022-05-04 Price Changed $725,000 MARMLS
• 2021-12-27 Listed $625,000 MARMLS
• 2016-12-31 Listing Removed — MARMLS
• 2016-06-08 Listed $340,000 MARMLS