362 Northampton R #362 · West Palm Beach, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +22.5/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- Livability +4.1/5.0
- Condition / age +3.8/5.0
- Schools +3.1/10.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$54,700
362 Northampton R #362 · West Palm Beach, FL 33417
1 bd · 1.0 ba · 570 sqft · Condo
· 146 Days on market
55+ age-restricted
Built 1973
$96/sqft
· 27% below area
Est $75k · 27% under
$525/mo HOA · 37% of rent
↓ 11% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Charming 1BR/1BA second-floor condo in the desirable Northampton section of Century Village. This well-maintained home features an open-concept kitchen with breakfast bar, newer flooring, large light-filled windows, new A/C, ample storage, and a screened patio overlooking the garden. Conveniently located just a short walk to the pool and clubhouse. Enjoy resort-style 55+ living with free cable, transportation, 24-hour gated security, fitness center, pools, tennis, pickleball, bocce, shuffleboard, library, theater, on-site medical facilities, pharmacy, salon, and endless activities and entertainment.
Key facts
- Screened patio
- Garden
- Clubhouse
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $55k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $149 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $55k).
- Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
- Cap rate 11.0% vs local median 3.6% 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: 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; 690 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $378 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 146 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo; HOA is 37% of rent.
- Climate carrying-cost: severe flood risk; 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
$48,136
(12.0% below list)
Questions for the listing agent
- It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 2.59% ✓
- Cap rate
- 11.03%
- Cash-on-cash
- 16.92%
- DSCR
- 1.75
- GRM
- 3.2
CMA / ARV
- ARV (median comp)
- $74,890
- List price
- $54,700
- Delta
- -26.96%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 8 Northampton A | 0.07mi | 1/1.0 | 570 (0%) | 0mo | $55,300 | $97 | 96 |
| 67 Sussex C #67 | 0.21mi | 1/1.0 | 570 (0%) | 1mo | $47,500 | $83 | 90 |
| 79 Canterbury D | 0.17mi | 1/1.0 | 615 (+8%) | 0mo | $60,000 | $98 | 79 |
| 215 Sheffield I | 0.52mi | 1/1.0 | 570 (0%) | 1mo | $58,500 | $103 | 75 |
| 258 Windsor L #258 | 0.45mi | 1/1.0 | 585 (+3%) | 0mo | $42,000 | $72 | 74 |
| 18 Hastings B #18 | 0.61mi | 1/1.5 | 558 (-2%) | 1mo | $62,800 | $113 | 65 |
| 127 Chatham F | 0.17mi | 1/1.5 | 684 (+20%) | 0mo | $79,500 | $116 | 65 |
| 306 Norwich M #306 | 0.85mi | 1/1.0 | 570 (0%) | 1mo | $35,000 | $61 | 64 |
| 135 Andover F | 0.55mi | 1/1.5 | 684 (+20%) | 0mo | $145,000 | $212 | 47 |
| 130 Southampton B | 0.90mi | 1/1.5 | 702 (+23%) | 0mo | $70,000 | $100 | 38 |
| 128 Norwich F | 0.84mi | 1/1.5 | 684 (+20%) | 1mo | $72,000 | $105 | 37 |
| 210 Easthampton I | 0.88mi | 2/1.0 (+1) | 702 (+23%) | 1mo | $68,000 | $97 | 34 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.02% rent growth · sell at horizon
5-year hold
- IRR
- -5.8%
- Equity multiple
- 0.80×
- Total profit
- $-3,084
- Equity at exit
- $8,156
10-year hold
- IRR
- -7.1%
- Equity multiple
- 0.69×
- Total profit
- $-4,809
- Equity at exit
- $4,729
Cash invested: $15,316 (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.
Active competition Active MLS
- For sale now
- 6 active · 14 under contract
- Median asking
- $116,450 ($180/sqft)
- Median days on market
- 219 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -27.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33417
- Home prices YoY
- -29.2%
- Rents YoY
- 0.0%
- Active inventory
- 690
- Price-to-rent
- 3.2×
Monthly cashflow live
↻
- Estimated rent
- $1,416 high interval (Pro) →
- Mortgage (P&I)
- −$287
- Tax est. 1.5%
- −$68 /mo · $820/yr
- Insurance
- −$23
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$525
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$297
- Net cashflow
- $149
Break-even live
Break-even rent
$1,227
Max offer price
$54,700
Occupancy floor
84%
Sensitivity live
| Price | -10% $187 | -5% $168 | +0% $149 | +5% $131 | +10% $112 |
|---|---|---|---|---|---|
| Rent | -10% $38 | -5% $94 | +0% $149 | +5% $205 | +10% $261 |
| Rate | -1.0pp $177 | -0.5pp $163 | base $149 | +0.5pp $135 | +1.0pp $121 |
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
- $13,675
- Closing costs
- $1,641
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 371 Northampton S Unit 371 West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,500 | $2.19 | 3d | 1 | 0.02mi |
| 333 Northampton Q Unit 333 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,300 | $2.28 | 165d | 1 | 0.04mi |
| 235 Northampton L #235 West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,300 | $2.11 | 9d | 1 | 0.04mi |
| 235 Northampton L #235 West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,250 | $2.03 | 10d | 1 | 0.04mi |
| 141 Northampton G #141 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,500 | $2.63 | 122d | 1 | 0.04mi |
| 243 Northampton M Unit M West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,250 | $2.19 | 103d | 1 | 0.07mi |
| 114 Northampton F #114 West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,750 | $2.56 | 130d | 1 | 0.09mi |
| 288 Northampton O Unit O West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,699 | $2.48 | 10d | 1 | 0.11mi |
| 107 Kent St Unit 107* West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,500 | $2.63 | 130d | 1 | 0.13mi |
| 107 Kent St Unit 107* West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,500 | $2.63 | 129d | 1 | 0.13mi |
| 86 Kent F Unit 86 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,500 | $2.63 | 65d | 1 | 0.14mi |
| 118 Kent H West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,200 | $2.11 | 65d | 1 | 0.15mi |
| 118 Kent H West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,200 | $2.11 | 10d | 1 | 0.15mi |
| 80 Berkshire D Unit D West Palm Beach, FL | 1.0 | 1.0 | 585 | $1,250 | $2.14 | 2d | 1 | 0.16mi |
| 92 Berkshire Cres Unit 92 West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,350 | $2.20 | 165d | 1 | 0.16mi |
| 90 Berkshire D Unit 90 West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,400 | $2.28 | 10d | 1 | 0.16mi |
| 92 Berkshire D #92 West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,520 | $2.47 | 29d | 1 | 0.17mi |
| 172 Camden I West Palm Beach, FL | 1.0 | 1.5 | 646 | $1,400 | $2.17 | 144d | 1 | 0.18mi |
| 142 Kent I West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,425 | $2.08 | 120d | 1 | 0.18mi |
| 142 Kent I West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,475 | $2.16 | 165d | 1 | 0.18mi |
| 89 Berkshire D #89 West Palm Beach, FL | 1.0 | 1.0 | 585 | $1,150 | $1.97 | 165d | 1 | 0.20mi |
| 89 Berkshire D #89 West Palm Beach, FL | 1.0 | 1.0 | 585 | $1,050 | $1.79 | 10d | 1 | 0.20mi |
| 216 Berkshire K Unit K West Palm Beach, FL | 1.0 | 1.0 | 585 | $1,400 | $2.39 | 161d | 1 | 0.20mi |
| 214 Berkshire K Unit K West Palm Beach, FL | 1.0 | 1.0 | 585 | $1,200 | $2.05 | 80d | 1 | 0.20mi |
| 157 Camden G West Palm Beach, FL | 1.0 | 1.5 | 646 | $1,350 | $2.09 | 165d | 1 | 0.21mi |
| 231 Berkshire K #231 West Palm Beach, FL | 1.0 | 1.0 | 585 | $1,150 | $1.97 | 144d | 1 | 0.21mi |
| 210 Canterbury E Unit 210 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,250 | $2.19 | 17d | 1 | 0.22mi |
| 210 Canterbury E Unit 1 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,375 | $2.41 | 153d | 1 | 0.22mi |
| 210 Canterbury E Unit 210 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,200 | $2.11 | 5d | 1 | 0.22mi |
| 210 Canterbury E Unit 1 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,325 | $2.32 | 135d | 1 | 0.22mi |
| 175 Sussex I #175 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,250 | $2.19 | 3d | 1 | 0.22mi |
| 175 Sussex I #175 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,300 | $2.28 | 5d | 1 | 0.22mi |
| 175 Sussex I #175 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,250 | $2.19 | 10d | 1 | 0.22mi |
| 166 Sussex I Unit I West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,500 | $2.63 | 165d | 1 | 0.22mi |
| 172 Sussex I Unit I West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,500 | $2.63 | 10d | 1 | 0.22mi |
| 41 Sussex B West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,150 | $1.68 | 65d | 1 | 0.22mi |
| 135 Sussex G West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,300 | $2.11 | 57d | 1 | 0.22mi |
| 176 Sussex I Unit I West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,400 | $2.46 | 158d | 1 | 0.22mi |
| 197 Sussex K West Palm Beach, FL | 1.0 | 2.0 | 684 | $1,600 | $2.34 | 10d | 1 | 0.22mi |
| 4 Sussex a West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,350 | $2.20 | 156d | 1 | 0.22mi |
Property features AI
Finance
- Financial info
- Monthly association fee applies
- HOA & community
- Northampton R Condo Association (monthly HOA fee applies)HOA covers cable TV, insurance, grounds and structure maintenance, pest control, security, trash, common areas, common real estate tax, recreation facility and pool serviceAssociation amenities include clubhouse, fitness center, indoor pool, heated pool, tennis and pickleball courts, bocce, shuffleboard, billiard and game rooms, library, workshop/hobby room, laundry, courtesy bus, maintained community, sidewalks, street lights, gated access, and recreation facilitiesPets allowed with possible restrictionsSenior community
Exterior
- Parking
- Assigned parking and guest parkingOne open parking space
- Security
- Gated community with guardSecurity gateSecurity fenceSecurity patrol
- Utilities
- Public waterPublic sewerCable availableWater and sewer available
- Home design
- CondominiumOne-level livingEntry on level 2South-facing
- Construction
- CBS constructionShingle roofBuilding has two storiesBuilt as part of Northampton R condominium
- Exterior features
- Screened porchPorchPaved road frontageNot waterfront
Interior
- Kitchen
- Electric rangeMicrowaveRefrigeratorElectric water heater
- Bedrooms
- One bedroom on the main level
- Flooring
- Laminate flooring
- Bathrooms
- One full bathroom on the main level
- Heating & cooling
- Wall/window cooling units
- Interior features
- No special built-in interior features listedPartially furnished
- Laundry & utility
- Laundry room in a common area on the lower level
HOA detail $525/mo · $6,300/yr condo
- Likely covers
- cablepoolgymsecurity
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $54,700 Active 146 DOM
-
2026-11-07days on market $54,700 Active 145 DOM
-
2026-11-07days on market $54,700 Active 144 DOM
-
2026-11-05days on market $54,700 Active 143 DOM
-
2026-11-04days on market $54,700 Active 142 DOM
-
2026-11-02days on market $54,700 Active 140 DOM
-
2026-11-01days on market $54,700 Active 139 DOM
-
2026-10-31days on market $54,700 Active 138 DOM
-
2026-10-30days on market $54,700 Active 137 DOM
-
2026-10-29days on market $54,700 Active 136 DOM
-
2026-10-28days on market $54,700 Active 135 DOM
-
2026-10-27days on market $54,700 Active 134 DOM
-
2026-10-26days on market $54,700 Active 133 DOM
-
2026-10-26days on market $54,700 Active 132 DOM
-
2026-10-24days on market $54,700 Active 131 DOM
-
2026-10-23days on market $54,700 Active 130 DOM
-
2026-10-22days on market $54,700 Active 129 DOM
-
2026-10-21days on market $54,700 Active 128 DOM
-
2026-10-20days on market $54,700 Active 127 DOM
-
2026-10-19days on market $54,700 Active 126 DOM
-
2026-10-18days on market $54,700 Active 125 DOM
-
2026-10-17days on market $54,700 Active 124 DOM
-
2026-10-16days on market $54,700 Active 123 DOM
-
2026-10-15days on market $54,700 Active 122 DOM
-
2026-10-14days on market $54,700 Active 121 DOM
-
2026-10-13days on market $54,700 Active 120 DOM
-
2026-10-13price $54,700 Active 119 DOM
-
2026-10-12days on market $85,000 Active 119 DOM
-
2026-10-11days on market $85,000 Active 118 DOM
-
2026-10-10days on market $85,000 Active 117 DOM
-
2026-10-09days on market $85,000 Active 116 DOM
-
2026-10-08days on market $85,000 Active 115 DOM
-
2026-10-07days on market $85,000 Active 114 DOM
-
2026-10-06days on market $85,000 Active 113 DOM
-
2026-10-05days on market $85,000 Active 112 DOM
-
2026-10-04days on market $85,000 Active 111 DOM
-
2026-10-04days on market $85,000 Active 110 DOM
-
2026-10-02days on market $85,000 Active 109 DOM
-
2026-10-01days on market $85,000 Active 108 DOM
-
2026-09-30days on market $85,000 Active 107 DOM
-
2026-09-29days on market $85,000 Active 106 DOM
-
2026-09-28days on market $85,000 Active 105 DOM
-
2026-09-27days on market $85,000 Active 104 DOM
-
2026-09-25days on market $85,000 Active 102 DOM
-
2026-09-24days on market $85,000 Active 101 DOM
-
2026-09-23days on market $85,000 Active 100 DOM
-
2026-09-22days on market $85,000 Active 99 DOM
-
2026-09-21days on market $85,000 Active 98 DOM
-
2026-09-20days on market $85,000 Active 97 DOM
-
2026-09-18days on market $85,000 Active 95 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
- Wildfire 3/10 Moderate
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,996
- − Mortgage interest
- −$3,064
- − Property taxes
- −$820
- − Insurance
- −$1,071
- − Repairs & maintenance
- −$1,360
- − Management
- −$1,360
- − HOA
- −$6,300
- − Depreciation
- −$1,591
- Taxable income
- $1,430
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$343
- After-tax cash flow
- $1,450/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.
Condition & rehab AI · 13 photos
75/100
Cosmetic rehab
Est. rehab $2,850–$8,550 screening
This well-maintained and updated 1BR/1BA condo in Northampton section of Century Village is ready for a new owner. It features an open-concept kitchen, large windows, and a screened patio with a great view.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Resale Updating the kitchen backsplash — A fresh backsplash can attract more buyers ↑
- Both Upgrading the flooring in the kitchen and bathrooms — Updated flooring can improve both resale and rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 31/100
Zoned Schools
Elementary
Grassy Waters Elementary School
D-
FL #1,247/2,144
Nat'l #15,746/41,679
Middle
Bear Lakes Middle School
F
FL #506/571
Nat'l #10,089/14,009
High
Palm Beach Lakes High School
F
FL #546/667
Nat'l #13,899/17,239
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
A
Composite livability gradescore 82/100
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 · 1,637,487 people
- City population
- 222,012
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 38,079
- Household income
- $51,605
- Rent vs Own
- Severe rent burden
- 19% of renters
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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-10.5% since first listed2 events — show timeline
- 2026-06-25 Price Changed $85,000 Beaches MLS
- 2026-06-15 Listed $95,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…