807 7th St · West Palm Beach, FL 33401

$399,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 78 Days on market

Built 1930 4,356 sqft lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment. Property is being sold with the vacant lot adjacent to the property.

Key facts

• Zoning opportunities
• Near downtown area
• 4,356 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• STRONG DEVELOPMENT POTENTIAL
• ZONING OPPORTUNITIES
• NEAR DOWNTOWN AREA
• NEAR NORA DISTRICT DEVELOPMENT

Property features AI

Finance

• Other: Building area reported as 900; Living area reported as 900; Parcel information available

Exterior

• Parking: No carport; No listed parking spaces
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One story; Resale property; Faces south
• Construction: Stucco construction; See remarks for additional construction details; Rolled/hot mop roof
• Exterior features: Chain link fencing; City street frontage; Not waterfront

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom on the main level
• Interior features: No notable interior features listed; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $372k (6.8% below list).
• Recommended offer: $372k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Zoned schools: U. B. Kinsey/Palmview Elementary (math 35% / reading 49%, grade F, #1,403 of 2,144 statewide, top 67%, 531 students, 79% FRL); Forest Hill Community High School (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,407 students, 66% FRL) — zoned schools average 72% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-13 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 rising fast (+5.2%/yr); 506 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 78 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $217k; list at $399k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $371,751 (6.8% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-31,131
• Equity at exit: $59,492

10-year hold

• IRR: 4.5%
• Equity multiple: 1.36×
• Total profit: $40,487
• Equity at exit: $34,498

Cash invested: $111,720 (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 33401

• Rents YoY: 5.2%
• Active inventory: 506
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,718 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$280 /mo · $3,355/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $399

Break-even live

Break-even rent $3,213

Max offer price $399,000

Occupancy floor 84%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 8th St West Palm Beach, FL	3.0	1.0	1000	$3,395	$3.40	24d	1	0.11mi
609 2nd St West Palm Beach, FL	2.0	2.0	1063	$3,240	$3.05	24d	1	0.32mi
609 2nd St West Palm Beach, FL	2.0	2.0	978	$3,325	$3.40	3d	1	0.32mi
609 2nd St West Palm Beach, FL	2.0	2.0	978	$3,015	$3.08	18d	1	0.32mi
740 N Dixie Hwy West Palm Beach, FL	1.0	1.0	679	$3,187	$4.69	2d	5	0.43mi
823 14th St West Palm Beach, FL	3.0	1.0	1000	$3,495	$3.50	24d	1	0.47mi
805 N Olive Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	852	$3,704	$4.35	3d	15	0.47mi
345 Banyan Blvd West Palm Beach, FL	3.0	1.0–2.0	1023	$5,437	$5.31	1d	19	0.58mi
591 Evernia St West Palm Beach, FL	2.0	1.0–2.0	943	$6,321	$6.70	3d	26	0.59mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	727	$4,653	$6.40	24d	19	0.61mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	731	$6,632	$9.07	11d	16	0.61mi
300 S Australian Ave #328 West Palm Beach, FL	1.0	1.0	846	$4,050	$4.79	20d	1	0.62mi
300 S Australian Ave #1608 West Palm Beach, FL	2.0	2.0	1085	$6,000	$5.53	24d	1	0.62mi
290 N Olive Ave West Palm Beach, FL	2.0	1.0–2.0	870	$5,061	$5.81	2d	20	0.64mi
917 N Flagler Dr #311 West Palm Beach, FL	2.0	2.0	968	$3,000	$3.10	24d	1	0.65mi
499 Evernia St West Palm Beach, FL	2.0	1.0–2.0	827	$4,114	$4.97	2d	26	0.69mi
101 N Clematis St West Palm Beach, FL	1.0–4.0	1.5–4.5	1906	$12,400	$6.50	24d	2	0.72mi
1104 State St Unit C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	24d	1	0.76mi
333 Fern St West Palm Beach, FL	2.0	1.0–2.0	1121	$5,938	$5.29	2d	1	0.77mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$3,120	$2.58	24d	4	0.78mi
255 Evernia St #1421 West Palm Beach, FL	1.0	1.0	666	$3,000	$4.50	11d	1	0.79mi
255 Evernia St West Palm Beach, FL	1.0–2.0	1.0–2.0	961	$4,000	$4.16	24d	2	0.79mi
616 Clearwater Park Rd Unit Lp01 West Palm Beach, FL	2.0	2.0	1112	$3,495	$3.14	24d	1	0.81mi
630 S Sapodilla Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	948	$3,950	$4.17	24d	2	0.81mi
630 S Sapodilla Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	948	$3,950	$4.17	17d	3	0.81mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1090	$3,248	$2.98	11d	3	0.82mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1090	$3,348	$3.07	14d	2	0.82mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1112	$3,348	$3.01	5d	2	0.82mi
616 Clearwater Park Rd West Palm Beach, FL	2.0	2.0	1130	$3,245	$2.87	3d	3	0.82mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1125	$4,500	$4.00	2d	7	0.85mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	18d	4	0.85mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	24d	3	0.85mi
720 S Sapodilla Ave #502 West Palm Beach, FL	2.0	2.0	1120	$3,750	$3.35	24d	1	0.86mi
1803 N Flagler Dr #310 West Palm Beach, FL	2.0	1.0	995	$3,000	$3.02	18d	1	0.89mi
780 S Sapodilla Ave West Palm Beach, FL	2.0	2.0	1120	$5,125	$4.58	7d	2	0.89mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.5–2.0	885	$4,850	$5.48	24d	3	0.90mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$4,850	$5.59	3d	4	0.90mi
600 S Dixie Hwy West Palm Beach, FL	1.0–2.0	1.0–2.0	1020	$4,500	$4.41	3d	5	0.91mi
600 S Dixie Hwy West Palm Beach, FL	1.0–2.0	1.0–2.0	1020	$4,500	$4.41	3d	6	0.91mi
651 Okeechobee Blvd Unit 651 West Palm Beach, FL	2.0	2.0	1040	$3,000	$2.88	16d	1	0.93mi

Listing history 18 events

1. 2026-06-18
   days on market $399,000 Active 78 DOM
2. 2026-06-17
   days on market $399,000 Active 77 DOM
3. 2026-06-16
   days on market $399,000 Active 76 DOM
4. 2026-06-15
   days on market $399,000 Active 75 DOM
5. 2026-06-13
   days on market $399,000 Active 73 DOM
6. 2026-06-09
   days on market $399,000 Active 69 DOM
7. 2026-06-08
   days on market $399,000 Active 68 DOM
8. 2026-06-07
   days on market $399,000 Active 67 DOM
9. 2026-06-04
   days on market $399,000 Active 64 DOM
10. 2026-06-03
    days on market $399,000 Active 63 DOM
11. 2026-06-02
    days on market $399,000 Active 62 DOM
12. 2026-06-01
    days on market $399,000 Active 61 DOM
13. 2026-05-31
    days on market $399,000 Active 60 DOM
14. 2026-03-31
    listed $399,000 Active
15. 2023-08-16
    soldstatus $217,150
16. 2023-07-31
    soldstatus $217,500 Closed 86-char remark

    Show marketing remark (86 chars)

    Great investment. Property is being sold with the vacant lot adjacent to the property.

17. 2023-06-23
    status Pending 86-char remark

    Show marketing remark (86 chars)

    Great investment. Property is being sold with the vacant lot adjacent to the property.

18. 2023-05-29
    listed $215,000 Active 86-char remark

    Show marketing remark (86 chars)

    Great investment. Property is being sold with the vacant lot adjacent to the property.

ⓘ 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: $3,355 · $280/mo
• Projected year-2 tax: $3,355 · $280/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 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: $44,610
• − Mortgage interest: −$22,350
• − Property taxes: −$3,355
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,569
• − Management: −$3,569
• − Depreciation: −$11,607
• Taxable loss: −$1,835
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $5,224/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

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 2%

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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• 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

+85.6% since first listed

5 events — show timeline

• 2026-03-31 Listed $399,000 Beaches MLS
• 2023-08-16 Sold (Public Records) $217,150 Public Records
• 2023-07-31 Sold (MLS) $217,500 Beaches MLS
• 2023-06-23 Pending — Beaches MLS
• 2023-05-29 Listed $215,000 Beaches MLS

Property tax history

+8.7%/yr

Latest (2025): $3,355 · -2.6% YoY. Source: county tax records.