814 8th St · West Palm Beach, FL 33401

$329,000

4 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 19 Days on market

Built 1994 6,098 sqft lot Est $406k · 19% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Make money from day one with this excellent investment opportunity. This 4 bed/2 bath property features a long-term tenant of over 8 years providing immediate and stable income. With regular rent increases, the property has strong potential to become even more profitable over time, with short term projected rent reaching approximately $3,000 per month and even more long term. Ownership expenses are minimal, with NO HOA, and the tenant is responsible for water, electricity, and landscaping. The roof was replaced in 2020. The property also includes newer A/C units installed in 2024. Ideally located just a few blocks from CityPlace and the NORA District, this is an outstanding buy-and-hold in

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1994

Property features AI

Finance

• Other: Pets allowed with no restrictions; Property listed as a single unit in the community

Exterior

• Parking: Asphalt parking, space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; North-facing
• Construction: CBS construction; Shingle roof; Built as a resale property
• Exterior features: Fenced yard; Sidewalks

Interior

• Bedrooms: 4 bedrooms on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $324k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 30 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 $4,212/mo this rent would consume 74% of the median local household income ($68k/yr) (locally 2953% 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 $10k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $92k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• 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 $324,065 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $405,945
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 14th St	0.43mi	3/2.0 (-1)	1,439 (+3%)	13mo	$419,000	$291	59

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 · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.31×
• Total profit: $28,101
• Equity at exit: $49,055

10-year hold

• IRR: 18.6%
• Equity multiple: 2.71×
• Total profit: $157,267
• Equity at exit: $28,446

Cash invested: $92,120 (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: 6.5×

Monthly cashflow live

• Estimated rent: $4,212 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$333 /mo · $3,996/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $1,132

Break-even live

Break-even rent $2,779

Max offer price $329,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,318	-5% $1,225	+0% $1,132	+5% $1,039	+10% $946
Rent	-10% $799	-5% $966	+0% $1,132	+5% $1,298	+10% $1,465
Rate	-1.0pp $1,298	-0.5pp $1,216	base $1,132	+0.5pp $1,047	+1.0pp $960

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	25d	1	0.08mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	19d	1	0.25mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	15d	1	0.38mi
823 14th St West Palm Beach, FL	3.0	1.0	1000	$3,495	$3.50	25d	1	0.40mi
565 Lilac Ct West Palm Beach, FL	3.0	2.0	1250	$3,000	$2.40	18d	1	0.57mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	25d	1	0.59mi
345 Banyan Blvd West Palm Beach, FL	3.0	1.0–2.0	1023	$6,857	$6.70	2d	19	0.62mi
300 S Australian Ave West Palm Beach, FL	3.0	2.0	1377	$6,000	$4.36	25d	1	0.68mi
300 S Australian Ave #1605 West Palm Beach, FL	3.0	2.0	1188	$4,800	$4.04	25d	1	0.68mi
1104 State St Unit C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	25d	1	0.69mi
1805 N Flagler Dr #107 West Palm Beach, FL	3.0	2.0	1237	$2,995	$2.42	4d	1	0.75mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	16d	1	0.75mi
101 N Clematis St West Palm Beach, FL	1.0–4.0	1.5–4.5	1906	$27,400	$14.37	25d	2	0.76mi
410 Evernia St West Palm Beach, FL	2.0–3.0	2.0–2.5	1664	$12,000	$7.21	14d	2	0.77mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	8d	1	0.81mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	25d	1	0.81mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$3,745	$3.10	25d	4	0.84mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	18d	1	0.84mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	6d	1	0.84mi
687 Hibiscus St West Palm Beach, FL	3.0	2.5	1603	$7,500	$4.68	25d	1	0.85mi
550 Okeechobee Blvd #422 West Palm Beach, FL	3.0	2.0	1709	$20,000	$11.70	25d	1	1.10mi
550 Okeechobee Blvd #602 West Palm Beach, FL	3.0	2.0	1606	$8,000	$4.98	25d	1	1.10mi
550 Okeechobee Blvd #622 West Palm Beach, FL	3.0	2.0	1606	$7,500	$4.67	25d	1	1.10mi
550 Okeechobee Blvd #502 West Palm Beach, FL	3.0	2.0	1709	$10,000	$5.85	19d	1	1.10mi
250 Bradley Pl Palm Beach, FL	1.0–3.0	1.0–2.5	1265	$26,500	$20.94	19d	3	1.16mi
411 26th St West Palm Beach, FL	3.0	3.5	1847	$6,900	$3.74	8d	1	1.19mi
411 26th St West Palm Beach, FL	4.0	3.5	1847	$6,900	$3.74	25d	1	1.19mi
402 Seabreeze Ave Palm Beach, FL	3.0	2.0	1838	$30,000	$16.32	25d	1	1.44mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	25d	1	1.45mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$3,250	$3.04	20d	19	1.49mi

Listing history 7 events

1. 2026-05-22
   status Active
2. 2026-05-15
   historical Active Under Contract
3. 2026-05-07
   listed $329,000 Active
4. 2014-05-02
   historical
5. 2014-04-16
   status Pending
6. 2014-04-01
   historical Contingent
7. 2014-02-05
   listed $80,000 Active

ⓘ 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: $3,996 · $333/mo
• Projected year-2 tax: $3,996 · $333/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: $50,541
• − Mortgage interest: −$18,429
• − Property taxes: −$3,996
• − Insurance: −$1,645
• − Repairs & maintenance: −$4,043
• − Management: −$4,043
• − Depreciation: −$9,571
• Taxable income: $8,814
• Est. tax owed @ 24.0%: −$2,115
• After-tax cash flow: $11,468/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

+311.2% since first listed

7 events — show timeline

• 2026-05-22 Relisted — Beaches MLS
• 2026-05-15 Contingent — Beaches MLS
• 2026-05-07 Listed $329,000 Beaches MLS
• 2014-05-02 Listing Removed — Beaches MLS
• 2014-04-16 Pending — Beaches MLS
• 2014-04-01 Contingent — Beaches MLS
• 2014-02-05 Listed $80,000 Beaches MLS

Property tax history

+10.1%/yr

Latest (2025): $3,996 · +5.3% YoY. Source: county tax records.