349 Camden O · Plantation Mobile Home Park, FL 33417

$49,999

1 bd · 1.0 ba · 645 sqft · Condo public records · 73 Days on market

Built 1972 $515/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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Move-in ready and well-maintained, this charming unit features newer appliances, a newer A/C unit, and an updated water heater for added comfort and efficiency. Enjoy a bright, functional layout in a desirable community, perfect for easy, low-maintenance living.

Key facts

• Newer a/c unit
• Newer appliances
• Desirable community

Tags

• NEWER APPLIANCES
• NEWER A/C UNIT
• UPDATED WATER HEATER
• BRIGHT FUNCTIONAL LAYOUT
• DESIRABLE COMMUNITY

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Homeowners association with monthly fee; Monthly association fee applies; Association amenities include boating, clubhouse, fitness center, game room, indoor pool, jogging path, picnic area, parking, pool, shuffleboard court, tennis courts, courtesy bus, library, sidewalks, and street lights; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Closed-circuit cameras; Gated community with guard; Security guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; 2 stories; Faces south; Resale condition
• Construction: Built with CBS (concrete block) construction; Composition/shingle roof
• Exterior features: Fenced lot; Waterfront (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Window/wall heating; Ceiling fan(s); Wall/window cooling units
• Interior features: No interior features specified; Blinds on windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (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: 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; 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $345 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 73 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $50k implies a 167% gain — meaningful room to come down on a strong offer.

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 $46,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1972 — 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 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?
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: 2.79% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 3.0

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: 4.3%
• Equity multiple: 1.15×
• Total profit: $2,163
• Equity at exit: $7,455

10-year hold

• IRR: 7.3%
• Equity multiple: 1.40×
• Total profit: $5,608
• Equity at exit: $4,323

Cash invested: $14,000 (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 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 479
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$262
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$21
• HOA: −$515
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $219

Break-even live

Break-even rent $1,117

Max offer price $49,999

Occupancy floor 79%

Sensitivity live

Price	-10% $248	-5% $234	+0% $219	+5% $205	+10% $191
Rent	-10% $109	-5% $164	+0% $219	+5% $274	+10% $330
Rate	-1.0pp $245	-0.5pp $232	base $219	+0.5pp $206	+1.0pp $193

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.05mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.06mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	20d	1	0.06mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	25d	1	0.06mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	25d	1	0.09mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	25d	1	0.10mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	25d	1	0.12mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	4d	1	0.12mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.12mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.12mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	25d	1	0.13mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	0d	1	0.13mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	4d	1	0.13mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.14mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.15mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.15mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.16mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	25d	1	0.17mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.19mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.20mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	25d	1	0.20mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	25d	1	0.20mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	2d	1	0.20mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	25d	1	0.21mi
16 Windsor a West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	6d	1	0.24mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	8d	1	0.24mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	12d	1	0.32mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.32mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.32mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	8d	1	0.33mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.34mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.36mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	25d	1	0.36mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	25d	1	0.37mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.39mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.39mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.40mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	16d	2	0.42mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	4d	2	0.42mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.44mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   pricedays on market $49,999 Active 73 DOM
2. 2026-06-18
   days on market $55,000 Active 70 DOM
3. 2026-06-17
   days on market $55,000 Active 69 DOM
4. 2026-06-16
   days on market $55,000 Active 68 DOM
5. 2026-06-15
   days on market $55,000 Active 67 DOM
6. 2026-06-13
   days on market $55,000 Active 65 DOM
7. 2026-06-09
   days on market $55,000 Active 61 DOM
8. 2026-06-08
   days on market $55,000 Active 60 DOM
9. 2026-06-07
   days on market $55,000 Active 59 DOM
10. 2026-06-04
    days on market $55,000 Active 56 DOM
11. 2026-06-03
    days on market $55,000 Active 55 DOM
12. 2026-06-02
    days on market $55,000 Active 54 DOM
13. 2026-06-01
    days on market $55,000 Active 53 DOM
14. 2026-05-31
    days on market $55,000 Active 52 DOM
15. 2026-05-22
    price $55,000
16. 2026-04-08
    listed $65,000 Active
17. 2026-04-07
    historical
18. 2026-03-31
    price $70,000
19. 2026-01-26
    listed $90,000 Active
20. 2020-06-09
    historical
21. 2020-03-13
    price $42,000
22. 2020-02-03
    listed $44,900 Active
23. 2020-01-30
    historical
24. 2019-11-11
    price $43,900
25. 2019-06-06
    listed $44,900 Active
26. 2016-07-27
    historical
27. 2016-07-11
    listed $28,000 Active
28. 2014-09-16
    soldstatus $18,750
29. 2014-09-12
    soldstatus $18,750 Closed
30. 2014-08-23
    status Pending
31. 2014-06-05
    listed $19,999 Active
32. 2002-10-21
    soldstatus $19,900

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 3/10 Moderate
• 🌡 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: $16,731
• − Mortgage interest: −$2,801
• − Property taxes: −$1,008
• − Insurance: −$250
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − HOA: −$6,180
• − Depreciation: −$1,455
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $2,066/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
• City population: 222,012
• 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

+176.4% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $55,000 Beaches MLS
• 2026-04-08 Listed $65,000 Beaches MLS
• 2026-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-09 Listing Removed — Beaches MLS
• 2020-03-13 Price Changed $42,000 Beaches MLS
• 2020-02-03 Listed $44,900 Beaches MLS
• 2020-01-30 Listing Removed — Beaches MLS
• 2019-11-11 Price Changed $43,900 Beaches MLS
• 2019-06-06 Listed $44,900 Beaches MLS
• 2016-07-27 Listing Removed — Beaches MLS
• 2016-07-11 Listed $28,000 Beaches MLS
• 2014-09-16 Sold (Public Records) $18,750 Public Records
• 2014-09-12 Sold (MLS) $18,750 Beaches MLS
• 2014-08-23 Pending — Beaches MLS
• 2014-06-05 Listed $19,999 Beaches MLS
• 2002-10-21 Sold (Public Records) $19,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,008 · -4.9% YoY. Source: county tax records.