285 Northampton O · West Palm Beach, FL 33417

$69,000

1 bd · 1.5 ba · 774 sqft · Condo public records · 279 Days on market

Built 1973 $499/mo HOA · 35% of rent

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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 +24.0/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

beautiful 1/1.5 ground floor corner unit. Fully furninshed. Gorgeous floor. Great location. Steps to pool. Must see. Owner very motivated.

Key facts

• Theater
• Tennis court
• Clubhouse

Tags

• CENTRAL A/C
• TENNIS COURT
• CLUBHOUSE
• POOLS
• PICKLEBALL
• THEATER

Property features AI

Finance

• Other: Large community with 7,854 units; Resale property
• Financial info: No pets allowed
• HOA & community: Monthly HOA fee of $499; HOA covers insurance, grounds maintenance, pest control and trash; Community amenities include billiard room, clubhouse, fitness center, indoor pool, jogging path, parking, shuffleboard court, tennis courts, trails, community room, courtesy bus and pickleball courts

Exterior

• Parking: Assigned parking
• Security: Senior community
• Utilities: Public water; Public sewer; Three phase electric; Cable available; Water and sewer available
• Home design: Condominium; Multi/split levels; Faces south; 2 total stories; Entry level information not specified
• Construction: Concrete/CBS construction; Composition, rolled/hot mop and shingle roof
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central individual heating; Central individual cooling; Ceiling fan(s)
• Interior features: Furnished; Blinds; Double hung metal windows
• Laundry & utility: Laundry available in community

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 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 33% 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 $477 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 279 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $40k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $69k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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?
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: 2.08% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 4.0

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: -9.5%
• Equity multiple: 0.67×
• Total profit: $-6,365
• Equity at exit: $10,288

10-year hold

• IRR: -10.5%
• Equity multiple: 0.53×
• Total profit: $-9,151
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$362
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$29
• HOA: −$499
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $136

Break-even live

Break-even rent $1,261

Max offer price $69,000

Occupancy floor 86%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.08mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	15d	1	0.08mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.08mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	17d	1	0.08mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.08mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.08mi
245 Northampton M West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	5d	1	0.09mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	8d	1	0.09mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.10mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	24d	1	0.10mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	1d	1	0.10mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.10mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	13d	1	0.11mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	13d	1	0.12mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.13mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.14mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	24d	1	0.14mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	14d	1	0.14mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	24d	1	0.14mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	15d	1	0.14mi
145 Northampton H Unit H West Palm Beach, FL	2.0	1.5	798	$1,800	$2.26	8d	1	0.18mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.18mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.19mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.20mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.22mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	24d	1	0.22mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	24d	1	0.22mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	5d	1	0.23mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.25mi
115 Camden E West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	24d	1	0.28mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.28mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.30mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.31mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	24d	1	0.32mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	8d	1	0.33mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.33mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.33mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.33mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.35mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.35mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $69,000 Active 279 DOM
2. 2026-06-17
   days on market $69,000 Active 278 DOM
3. 2026-06-16
   days on market $69,000 Active 277 DOM
4. 2026-06-15
   days on market $69,000 Active 276 DOM
5. 2026-06-13
   days on market $69,000 Active 274 DOM
6. 2026-06-09
   days on market $69,000 Active 270 DOM
7. 2026-06-07
   days on market $69,000 Active 268 DOM
8. 2026-06-04
   days on market $69,000 Active 265 DOM
9. 2026-06-03
   days on market $69,000 Active 264 DOM
10. 2026-06-01
    days on market $69,000 Active 262 DOM
11. 2026-05-31
    days on market $69,000 Active 261 DOM
12. 2026-05-11
    status Active
13. 2026-05-11
    price $69,000
14. 2026-04-30
    historical
15. 2026-03-12
    price $79,000
16. 2025-09-01
    listed $109,000 Active
17. 2009-04-06
    soldstatus $21,250
18. 2009-03-23
    soldstatus $21,250 138-char remark

    Show marketing remark (138 chars)

    beautiful 1/1.5 ground floor corner unit. Fully furninshed. Gorgeous floor. Great location. Steps to pool. Must see. Owner very motivated.

19. 2009-03-13
    historical 138-char remark

    Show marketing remark (138 chars)

    beautiful 1/1.5 ground floor corner unit. Fully furninshed. Gorgeous floor. Great location. Steps to pool. Must see. Owner very motivated.

20. 2008-10-23
    listed $25,000 138-char remark

    Show marketing remark (138 chars)

    beautiful 1/1.5 ground floor corner unit. Fully furninshed. Gorgeous floor. Great location. Steps to pool. Must see. Owner very motivated.

21. 2008-07-30
    historical
22. 2007-03-28
    listed $38,000
23. 2001-01-03
    soldstatus $16,500
24. 2000-12-29
    soldstatus $16,500
25. 2000-12-08
    historical
26. 2000-09-14
    listed $18,900
27. 1999-05-21
    soldstatus $18,000
28. 1999-05-18
    soldstatus $18,000
29. 1999-04-27
    historical
30. 1998-10-12
    listed $18,000
31. 1991-09-16
    soldstatus $24,000
32. 1981-08-01
    soldstatus $32,000

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 5/10 Major
• 🌡 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: $17,189
• − Mortgage interest: −$3,865
• − Property taxes: −$1,275
• − Insurance: −$345
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − HOA: −$5,988
• − Depreciation: −$2,007
• Taxable income: $958
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $1,399/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

• 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

+115.6% since first listed

21 events — show timeline

• 2026-05-11 Relisted — Beaches MLS
• 2026-05-11 Price Changed $69,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-03-12 Price Changed $79,000 Beaches MLS
• 2025-09-01 Listed $109,000 Beaches MLS
• 2009-04-06 Sold (Public Records) $21,250 Public Records
• 2009-03-23 Sold (MLS) $21,250 Beaches MLS
• 2009-03-13 Listing Removed — Beaches MLS
• 2008-10-23 Listed $25,000 Beaches MLS
• 2008-07-30 Listing Removed — Beaches MLS
• 2007-03-28 Listed $38,000 Beaches MLS
• 2001-01-03 Sold (Public Records) $16,500 Public Records
• 2000-12-29 Sold (MLS) $16,500 Beaches MLS
• 2000-12-08 Listing Removed — Beaches MLS
• 2000-09-14 Listed $18,900 Beaches MLS
• 1999-05-21 Sold (Public Records) $18,000 Public Records
• 1999-05-18 Sold (MLS) $18,000 Beaches MLS
• 1999-04-27 Listing Removed — Beaches MLS
• 1998-10-12 Listed $18,000 Beaches MLS
• 1991-09-16 Sold (Public Records) $24,000 Public Records
• 1981-08-01 Sold (Public Records) $32,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,275 · +4.3% YoY. Source: county tax records.