833 Briggs Street St · West Palm Beach, FL 33405

$490,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 534 Days on market

Built 1931

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifful 3/2 single family house with a huge master bedroom perfectly situated in a central location with easy access to schools, beautiful beaches, the airport, I-95, downtown cityplace and shopping. Huge backyard, Central AC, 8 by 10 Shed, Impact Windows throughout, Huge Shed 8by10, Patio and the biggest Master Bedroom you have ever seen. Schedule your showing today and make this beautiful home yours!

Key facts

• Shed
• Central location
• Huge backyard

Tags

• CENTRAL LOCATION
• EASY ACCESS TO SCHOOLS
• HUGE BACKYARD
• IMPACT WINDOWS
• PATIO
• SHED

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: No association amenities listed

Exterior

• Parking: On-street parking
• Security: Smoke detectors
• Utilities: Public water; Three-phase electricity; Cable available; Water service available
• Home design: Single-family residence; One story; Resale property; North-facing
• Construction: Frame and stucco construction; Composition/shingle roof
• Exterior features: Open patio; Patio; Fenced yard; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: No additional built-in interior features listed; Blinds and storm windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (21.8% below list).
• Recommended offer: $383k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Palmetto Elementary School (math 34% / reading 40%, grade F, #1,609 of 2,144 statewide, top 77%, 537 students, 82% FRL); Conniston Middle School (math 35% / reading 38%, grade F, #405 of 571 statewide, top 72%, 1,075 students, 74% 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 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-15 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 (+3.4%/yr); 211 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $15k 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 534 days — a 12% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y ago; this cycle's ask is 13511% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $180k; list at $490k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $383,188 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 534 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.78% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-80,636
• Equity at exit: $73,061

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-67,324
• Equity at exit: $42,366

Cash invested: $137,200 (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 33405

• Rents YoY: 3.4%
• Active inventory: 211
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,832 high
• Mortgage (P&I): −$2,570
• Tax from tax record: −$297 /mo · $3,569/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $-44

Break-even live

Break-even rent $3,888

Max offer price $482,225

Occupancy floor 96%

Sensitivity live

Price	-10% $233	-5% $95	+0% $-44	+5% $-183	+10% $-321
Rent	-10% $-347	-5% $-195	+0% $-44	+5% $107	+10% $259
Rate	-1.0pp $203	-0.5pp $81	base $-44	+0.5pp $-171	+1.0pp $-300

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: $122,500
• Closing costs: $14,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Briggs St West Palm Beach, FL	3.0	2.0	1328	$3,500	$2.64	22d	1	0.11mi
733 Green St West Palm Beach, FL	2.0	1.0	1116	$3,400	$3.05	4d	1	0.29mi
5008 Parker Ave West Palm Beach, FL	3.0	2.0	1318	$4,000	$3.03	26d	1	0.31mi
5003 Garden Ave West Palm Beach, FL	4.0	2.0	1220	$2,950	$2.42	16d	1	0.33mi
353 E Lakewood Rd West Palm Beach, FL	3.0	2.0	1440	$5,650	$3.92	26d	1	0.54mi
727 Bunker Rd West Palm Beach, FL	3.0	1.0	875	$3,200	$3.66	22d	1	0.55mi
3331 Lake Ave West Palm Beach, FL	2.0	1.0	775	$3,500	$4.52	26d	1	0.60mi
110 Wilson Rd West Palm Beach, FL	3.0	1.0	1433	$8,000	$5.58	26d	1	0.65mi
512 Revere Rd West Palm Beach, FL	4.0	2.0	1371	$3,395	$2.48	17d	1	0.79mi
512 Revere Rd West Palm Beach, FL	4.0	2.0	1371	$3,395	$2.48	26d	1	0.79mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,000	$2.65	4d	6	0.83mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,333	$2.79	23d	6	0.83mi
521 Hampton Rd West Palm Beach, FL	2.0	1.0	1188	$4,000	$3.37	26d	1	0.83mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	22d	4	0.84mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	9d	5	0.84mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	3d	6	0.84mi
3701 S Flagler Dr Unit B303 West Palm Beach, FL	2.0	2.0	1290	$3,850	$2.98	5d	1	0.88mi
712 Tuscaloosa St West Palm Beach, FL	4.0	2.0	1390	$4,495	$3.23	26d	1	0.88mi
3111 S Dixie Hwy West Palm Beach, FL	3.0	1.0–2.0	1024	$5,172	$5.05	0d	15	0.96mi
360 Palmetto St West Palm Beach, FL	2.0	2.0	1318	$3,600	$2.73	4d	1	0.97mi
604 Piedmont Rd West Palm Beach, FL	4.0	2.0	1329	$3,500	$2.63	9d	1	0.99mi
410 Franklin Rd West Palm Beach, FL	4.0	2.0	1388	$3,300	$2.38	26d	1	1.09mi
904 Ortega Rd West Palm Beach, FL	3.0	1.0	910	$3,500	$3.85	7d	1	1.14mi
802 Lytle St West Palm Beach, FL	2.0	2.0	832	$4,000	$4.81	4d	1	1.18mi
621 Forest Hill Blvd West Palm Beach, FL	2.0	2.0	1400	$3,000	$2.14	20d	1	1.22mi
240 Almeria Rd West Palm Beach, FL	3.0	3.0	1092	$9,000	$8.24	5d	1	1.24mi
824 Winters St West Palm Beach, FL	3.0	2.0	1370	$3,000	$2.19	25d	1	1.29mi
605 Sunset Rd West Palm Beach, FL	3.0	2.0	1434	$4,000	$2.79	26d	1	1.34mi
350 Forest Hill Blvd West Palm Beach, FL	3.0	1.0	1295	$6,500	$5.02	1d	1	1.35mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	22d	1	1.40mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	26d	1	1.40mi
374 Maddock St West Palm Beach, FL	3.0	2.0	1466	$6,500	$4.43	26d	1	1.42mi
833 Ardmore Rd West Palm Beach, FL	3.0	2.5	1132	$4,500	$3.98	17d	1	1.45mi
833 Ardmore Rd West Palm Beach, FL	3.0	2.5	1132	$4,500	$3.98	18d	1	1.45mi

Listing history 50 events

1. 2026-06-21
   days on market $490,000 Active 534 DOM
2. 2026-06-18
   days on market $490,000 Active 531 DOM
3. 2026-06-17
   days on market $490,000 Active 530 DOM
4. 2026-06-16
   days on market $490,000 Active 529 DOM
5. 2026-06-15
   days on market $490,000 Active 528 DOM
6. 2026-06-13
   days on market $490,000 Active 526 DOM
7. 2026-06-09
   days on market $490,000 Active 522 DOM
8. 2026-06-07
   days on market $490,000 Active 520 DOM
9. 2026-06-04
   days on market $490,000 Active 517 DOM
10. 2026-06-03
    days on market $490,000 Active 516 DOM
11. 2026-06-01
    days on market $490,000 Active 514 DOM
12. 2026-05-31
    days on market $490,000 Active 513 DOM
13. 2026-05-24
    historical $3,600
14. 2026-05-23
    listed $3,600
15. 2026-05-23
    price $490,000
16. 2026-04-24
    listed $3,600
17. 2026-04-24
    historical $3,600
18. 2026-01-13
    price $3,600
19. 2025-12-20
    price $3,850
20. 2025-12-19
    price $500,000
21. 2025-12-16
    price $510,000
22. 2025-12-08
    listed $4,200
23. 2025-12-06
    price $580,000
24. 2025-01-03
    listed $650,000 Active
25. 2022-08-18
    historical
26. 2022-07-15
    listed $530,500 Active
27. 2022-01-10
    historical
28. 2021-11-14
    historical
29. 2021-11-13
    listed $420,995 Active
30. 2021-10-05
    price $365,000
31. 2021-08-26
    price $380,995
32. 2021-07-27
    price $382,995
33. 2021-07-02
    price $386,995
34. 2021-05-16
    price $390,995
35. 2021-05-04
    price $396,995
36. 2021-04-17
    price $399,995
37. 2021-04-09
    price $402,999
38. 2021-03-31
    price $408,999
39. 2021-03-27
    price $410,999
40. 2021-03-10
    price $415,999
41. 2021-03-05
    price $420,995
42. 2021-03-01
    price $425,995
43. 2021-02-17
    price $430,995
44. 2021-02-14
    price $445,995
45. 2021-02-01
    price $469,995
46. 2021-01-14
    listed $476,995 Active
47. 2018-06-26
    historical
48. 2018-06-05
    soldstatus $180,000
49. 2018-04-25
    historical
50. 2018-04-18
    historical Active Under Contract

ⓘ 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: $3,569 · $297/mo
• Projected year-2 tax: $4,067 · $339/mo
• Expected delta: +$498/yr (+$41/mo · 14.0%)

ⓘ 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: $45,983
• − Mortgage interest: −$27,448
• − Property taxes: −$3,569
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,679
• − Management: −$3,679
• − Depreciation: −$14,255
• Taxable loss: −$9,096
• Est. tax savings @ 24.0%: +$2,183
• After-tax cash flow: $1,655/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): 19,780
• Household income: $87,341
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1055.0

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: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Cuban 17% Dominican 2%
• Common ancestry: Scotch-Irish 2% Slovak 2% Romanian 2%
• Foreign-born: 37% · Canada, Guatemala, Jamaica
• Languages at home: 50% English-only · Spanish 44% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -662.68%
• Current HPI: 509.781
• Rent YoY: ▲ 3.44%
• 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

-88.8% since first listed

65 events — show timeline

• 2026-05-24 Rental Removed $3,600 GFLMLS
• 2026-05-23 Listed for Rent $3,600 GFLMLS
• 2026-05-23 Price Changed $490,000 Beaches MLS
• 2026-04-24 Listed for Rent $3,600 RMLSFL
• 2026-04-24 Rental Removed $3,600 GFLMLS
• 2026-01-13 Price Changed $3,600 GFLMLS
• 2025-12-20 Price Changed $3,850 GFLMLS
• 2025-12-19 Price Changed $500,000 Beaches MLS
• 2025-12-16 Price Changed $510,000 Beaches MLS
• 2025-12-08 Listed for Rent $4,200 GFLMLS
• 2025-12-06 Price Changed $580,000 Beaches MLS
• 2025-01-03 Listed $650,000 Beaches MLS
• 2022-08-18 Listing Removed — Beaches MLS
• 2022-07-15 Listed $530,500 Beaches MLS
• 2022-01-10 Listing Removed — Beaches MLS
• 2021-11-14 Listing Removed — Beaches MLS
• 2021-11-13 Listed $420,995 Beaches MLS
• 2021-10-05 Price Changed $365,000 Beaches MLS
• 2021-08-26 Price Changed $380,995 Beaches MLS
• 2021-07-27 Price Changed $382,995 Beaches MLS
• 2021-07-02 Price Changed $386,995 Beaches MLS
• 2021-05-16 Price Changed $390,995 Beaches MLS
• 2021-05-04 Price Changed $396,995 Beaches MLS
• 2021-04-17 Price Changed $399,995 Beaches MLS
• 2021-04-09 Price Changed $402,999 Beaches MLS
• 2021-03-31 Price Changed $408,999 Beaches MLS
• 2021-03-27 Price Changed $410,999 Beaches MLS
• 2021-03-10 Price Changed $415,999 Beaches MLS
• 2021-03-05 Price Changed $420,995 Beaches MLS
• 2021-03-01 Price Changed $425,995 Beaches MLS
• 2021-02-17 Price Changed $430,995 Beaches MLS
• 2021-02-14 Price Changed $445,995 Beaches MLS
• 2021-02-01 Price Changed $469,995 Beaches MLS
• 2021-01-14 Listed $476,995 Beaches MLS
• 2018-06-26 Listing Removed — Beaches MLS
• 2018-06-05 Sold (Public Records) $180,000 Public Records
• 2018-04-25 Listing Removed — Beaches MLS
• 2018-04-18 Contingent — Beaches MLS
• 2018-04-17 Pending — Beaches MLS
• 2018-04-15 Listing Removed — Beaches MLS
• 2018-04-15 Listed $199,500 Beaches MLS
• 2018-04-09 Price Changed $199,500 Beaches MLS
• 2018-04-04 Price Changed $200,000 Beaches MLS
• 2018-02-27 Listed $215,000 Beaches MLS
• 2018-01-06 Listing Removed — Beaches MLS
• 2017-11-14 Price Changed $185,000 Beaches MLS
• 2017-11-06 Price Changed $175,000 Beaches MLS
• 2017-10-20 Price Changed $199,000 Beaches MLS
• 2017-08-03 Listed $225,000 Beaches MLS
• 2008-04-12 Listing Removed — Beaches MLS
• 2007-04-06 Listed $229,900 Beaches MLS
• 2006-10-02 Listed $199,900 Beaches MLS
• 2004-10-25 Sold (Public Records) $175,000 Public Records
• 2004-10-13 Sold (MLS) $175,000 Beaches MLS
• 2004-10-13 Sold (MLS) $175,000 Beaches MLS
• 2004-08-26 Listing Removed — Beaches MLS
• 2004-08-26 Listing Removed — Beaches MLS
• 2004-08-04 Listed $175,000 Beaches MLS
• 2004-05-10 Listed $175,000 Beaches MLS
• 2000-01-24 Sold (Public Records) $63,500 Public Records
• 2000-01-12 Sold (MLS) $63,500 Beaches MLS
• 1999-12-08 Listing Removed — Beaches MLS
• 1999-03-17 Listed $63,500 Beaches MLS
• 1985-10-01 Sold (Public Records) $50,000 Public Records
• 1981-10-01 Sold (Public Records) $32,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,569 · +3.4% YoY. Source: county tax records.