4681 Cherry Rd · Haverhill, FL 33417

$275,000

3 bd · 2.5 ba · 1,788 sqft · Townhouse public records · 16 Days on market

Built 1980 $385/mo HOA · 11% 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 +22.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +7.1/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 AND FAMILY

Key facts

• Downtown waterfront
• Beautiful beaches
• $385 HOA

Tags

• EASY ACCESS TO UNIVERSITIES
• BEAUTIFUL BEACHES
• DOWNTOWN WATERFRONT

Property features AI

Finance

• Other: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association fee: $385 per month; Community sidewalks

Exterior

• Parking: Guest parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Faces north; Resale condition (listed as fixer)
• Construction: Block construction; Barrel roof
• Exterior features: Fence; Canal front

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#545 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D-, amenities F, commute 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; 19 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).
• At $3,384/mo this rent would consume 79% of the median local household income ($52k/yr) (locally 2548% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $275k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,875 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 6.8

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-26,030
• Equity at exit: $41,003

10-year hold

• IRR: -5.5%
• Equity multiple: 0.69×
• Total profit: $-23,501
• Equity at exit: $23,777

Cash invested: $77,000 (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: 473
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,384 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$290 /mo · $3,477/yr
• Insurance: −$115
• HOA: −$385
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $442

Break-even live

Break-even rent $2,825

Max offer price $275,000

Occupancy floor 82%

Sensitivity live

Price	-10% $597	-5% $520	+0% $442	+5% $364	+10% $286
Rent	-10% $174	-5% $308	+0% $442	+5% $575	+10% $709
Rate	-1.0pp $580	-0.5pp $512	base $442	+0.5pp $370	+1.0pp $298

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4855 Elmhurst Rd West Palm Beach, FL	3.0	2.0	1427	$3,600	$2.52	25d	1	0.42mi
1256 Palmetto Rd Haverhill, FL	4.0	3.0	2136	$6,500	$3.04	25d	1	0.77mi
817 Elm Rd West Palm Beach, FL	4.0	2.0	1546	$3,200	$2.07	25d	1	0.77mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$4,000	$2.36	25d	1	1.09mi
1267 Scottsdale Rd S West Palm Beach, FL	3.0	2.0	1695	$3,750	$2.21	5d	1	1.09mi
759 Caroline Ave West Palm Beach, FL	4.0	2.0	1337	$3,000	$2.24	25d	1	1.14mi
2689 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	3d	1	1.19mi
2683 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	25d	1	1.19mi
2677 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	25d	1	1.20mi
2671 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	25d	1	1.20mi
775 Snead Cir West Palm Beach, FL	4.0	2.0	1522	$3,450	$2.27	22d	1	1.20mi
775 Snead Cir West Palm Beach, FL	4.0	2.0	1522	$2,950	$1.94	14d	1	1.20mi
2665 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$3,005	$2.36	25d	1	1.20mi
2615 Hiawatha Ave West Palm Beach, FL	3.0	2.0	1276	$2,950	$2.31	3d	1	1.21mi
635 Casper Ave West Palm Beach, FL	3.0	2.0	1890	$3,500	$1.85	19d	1	1.35mi
279 Hach Ln Unit 2/1 West Palm Beach, FL	3.0	2.0	2432	$3,300	$1.36	25d	1	1.42mi
279 Hach Ln West Palm Beach, FL	3.0	2.0	2432	$4,600	$1.89	25d	1	1.42mi
663 White Water Dr West Palm Beach, FL	3.0	2.0	1400	$2,800	$2.00	25d	1	1.43mi
2820 Tennis Club Dr #408 West Palm Beach, FL	3.0	2.0	1610	$3,800	$2.36	25d	1	1.45mi

HOA detail

• Monthly dues: $385 · $4,620/yr

Listing history 26 events

1. 2026-06-18
   days on market $275,000 Active 16 DOM
2. 2026-06-17
   days on market $275,000 Active 15 DOM
3. 2026-06-16
   days on market $275,000 Active 14 DOM
4. 2026-06-15
   price $275,000 Active 13 DOM
5. 2026-06-15
   days on market $290,000 Active 13 DOM
6. 2026-06-13
   days on market $290,000 Active 11 DOM
7. 2026-06-09
   days on market $290,000 Active 7 DOM
8. 2026-06-08
   days on market $290,000 Active 6 DOM
9. 2026-06-07
   days on market $290,000 Active 5 DOM
10. 2026-06-04
    days on market $290,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    days on marketlisting id $290,000 Active 1 DOM
13. 2026-06-01
    days on market $290,000 Active 60 DOM
14. 2026-05-31
    days on market $290,000 Active 59 DOM
15. 2026-04-29
    price $290,000
16. 2026-04-01
    listed $300,000 Active
17. 2000-11-30
    soldstatus $75,000
18. 2000-11-21
    soldstatus $75,000 14-char remark

    Show marketing remark (14 chars)

    3/2 AND FAMILY

19. 2000-10-24
    historical 14-char remark

    Show marketing remark (14 chars)

    3/2 AND FAMILY

20. 2000-10-20
    listed $77,900 14-char remark

    Show marketing remark (14 chars)

    3/2 AND FAMILY

21. 1998-07-20
    soldstatus $59,000
22. 1998-06-30
    soldstatus $59,000 132-char remark

    Show marketing remark (132 chars)

    CLOSE TO EVERYTHING-INTERIOR REPAIRS IN PROGRESS - FENCED PRIVATE COURTYARD - NEW ROOF IN 1997 VACANT ON SUPRA- OWNER WANTS OFFERS -

23. 1998-03-12
    historical 132-char remark

    Show marketing remark (132 chars)

    CLOSE TO EVERYTHING-INTERIOR REPAIRS IN PROGRESS - FENCED PRIVATE COURTYARD - NEW ROOF IN 1997 VACANT ON SUPRA- OWNER WANTS OFFERS -

24. 1997-05-15
    listed $59,899 132-char remark

    Show marketing remark (132 chars)

    CLOSE TO EVERYTHING-INTERIOR REPAIRS IN PROGRESS - FENCED PRIVATE COURTYARD - NEW ROOF IN 1997 VACANT ON SUPRA- OWNER WANTS OFFERS -

25. 1987-11-01
    soldstatus $56,600
26. 1987-08-01
    soldstatus $856,500

ⓘ 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: $3,477 · $290/mo
• Projected year-2 tax: $3,477 · $290/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 9/10 Extreme 2 d/yr ≥105°F today · 7 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: $40,605
• − Mortgage interest: −$15,404
• − Property taxes: −$3,477
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,248
• − Management: −$3,248
• − HOA: −$4,620
• − Depreciation: −$8,000
• Taxable income: $1,232
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $5,004/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 — Haverhill

• Score: 67/100
• State rank: #545
• US rank: #10237

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment C+ 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

-66.1% since first listed

12 events — show timeline

• 2026-04-29 Price Changed $290,000 MARMLS
• 2026-04-01 Listed $300,000 MARMLS
• 2000-11-30 Sold (Public Records) $75,000 Public Records
• 2000-11-21 Sold (MLS) $75,000 Beaches MLS
• 2000-10-24 Listing Removed — Beaches MLS
• 2000-10-20 Listed $77,900 Beaches MLS
• 1998-07-20 Sold (Public Records) $59,000 Public Records
• 1998-06-30 Sold (MLS) $59,000 Beaches MLS
• 1998-03-12 Listing Removed — Beaches MLS
• 1997-05-15 Listed $59,899 Beaches MLS
• 1987-11-01 Sold (Public Records) $56,600 Public Records
• 1987-08-01 Sold (Public Records) $856,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $3,477 · +3.2% YoY. Source: county tax records.