269 Norwich L · Schall Circle, FL 33417

$89,500

1 bd · 1.5 ba · 768 sqft · Condo public records · 116 Days on market

Built 1970 $527/mo HOA · 36% 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 +19.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

rarely available ground floor, corner unit. one of the few units with central a/c. Completely re-model. New kitchen with brand new stainless steel appliances, granite counter top. beautifully re-done bathrooms, freshly painted, ceramic tiles throughout unit. Bring your toothbrush.

Key facts

• Fully renovated
• New flooring
• First floor

Tags

• FULLY RENOVATED
• FIRST FLOOR
• CORNER UNIT
• NEW FLOORING
• CENTRAL AIR
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed
• HOA & community: Has HOA (monthly fee); HOA covers grounds maintenance and common areas; Community amenities: pool, clubhouse, fitness center, tennis courts, shuffleboard, billiard room, library, community room, picnic area, sidewalks, street lights, courtesy bus, parking, on-site manager/management

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; Resale property; 2 stories total; Faces south
• Construction: CBS construction
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Blinds on windows
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#762 in FL) — a middle-class / working-renter tenant base. Strengths: housing A, cost of living A-; Watch: amenities F, commute F, employment 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; 479 active listings in the ZIP; 40 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).
• This rent runs 34% 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 $619 of loan paydown is wiped out by about $3k 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 116 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.65% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 5.1

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-11,922
• Equity at exit: $13,345

10-year hold

• IRR: -15.8%
• Equity multiple: 0.31×
• Total profit: $-17,313
• Equity at exit: $7,738

Cash invested: $25,060 (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: 479
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$469
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$37
• HOA: −$527
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $103

Break-even live

Break-even rent $1,344

Max offer price $89,500

Occupancy floor 88%

Sensitivity live

Price	-10% $154	-5% $129	+0% $103	+5% $78	+10% $53
Rent	-10% $-13	-5% $45	+0% $103	+5% $162	+10% $220
Rate	-1.0pp $148	-0.5pp $126	base $103	+0.5pp $80	+1.0pp $57

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	3d	1	0.43mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	25d	1	0.43mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	25d	1	0.44mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	0.45mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	0.51mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	13d	1	0.51mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.57mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	8d	1	0.57mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.58mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.58mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	25d	1	0.58mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.59mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.67mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	4d	1	0.67mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.67mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.69mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.71mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.76mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.76mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	15d	1	0.76mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.76mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	25d	1	0.76mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	16d	1	0.76mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.77mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	13d	1	0.77mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	21d	1	0.77mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	25d	1	0.78mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.79mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	2d	1	0.80mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	25d	1	0.80mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	8d	1	0.82mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.83mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.86mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	3d	1	0.86mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.88mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.88mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	16d	1	0.88mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	18d	1	0.88mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.88mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.88mi

HOA detail condo

• Monthly dues: $527 · $6,324/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $89,500 Active 116 DOM
2. 2026-06-18
   days on market $89,500 Active 113 DOM
3. 2026-06-17
   days on market $89,500 Active 112 DOM
4. 2026-06-16
   days on market $89,500 Active 111 DOM
5. 2026-06-15
   days on market $89,500 Active 110 DOM
6. 2026-06-13
   days on market $89,500 Active 108 DOM
7. 2026-06-09
   days on market $89,500 Active 104 DOM
8. 2026-06-07
   days on market $89,500 Active 102 DOM
9. 2026-06-04
   days on market $89,500 Active 99 DOM
10. 2026-06-03
    days on market $89,500 Active 98 DOM
11. 2026-06-02
    days on market $89,500 Active 97 DOM
12. 2026-06-01
    days on market $89,500 Active 96 DOM
13. 2026-05-31
    days on market $89,500 Active 95 DOM
14. 2026-05-05
    price $89,500
15. 2026-04-20
    price $93,000
16. 2026-03-24
    price $96,000
17. 2026-02-25
    listed $98,999 Active
18. 2015-01-21
    historical 281-char remark

    Show marketing remark (281 chars)

    rarely available ground floor, corner unit. one of the few units with central a/c. Completely re-model. New kitchen with brand new stainless steel appliances, granite counter top. beautifully re-done bathrooms, freshly painted, ceramic tiles throughout unit. Bring your toothbrush.

19. 2014-04-01
    soldstatus $19,900 Closed 281-char remark

    Show marketing remark (281 chars)

    rarely available ground floor, corner unit. one of the few units with central a/c. Completely re-model. New kitchen with brand new stainless steel appliances, granite counter top. beautifully re-done bathrooms, freshly painted, ceramic tiles throughout unit. Bring your toothbrush.

20. 2013-11-20
    status Pending 281-char remark

    Show marketing remark (281 chars)

    rarely available ground floor, corner unit. one of the few units with central a/c. Completely re-model. New kitchen with brand new stainless steel appliances, granite counter top. beautifully re-done bathrooms, freshly painted, ceramic tiles throughout unit. Bring your toothbrush.

21. 2013-10-28
    listed $19,900 Active 281-char remark

    Show marketing remark (281 chars)

    rarely available ground floor, corner unit. one of the few units with central a/c. Completely re-model. New kitchen with brand new stainless steel appliances, granite counter top. beautifully re-done bathrooms, freshly painted, ceramic tiles throughout unit. Bring your toothbrush.

22. 2002-04-16
    soldstatus $19,500

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $743 · $62/mo
• Expected delta: +$405/yr (+$34/mo · 119.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $17,698
• − Mortgage interest: −$5,013
• − Property taxes: −$338
• − Insurance: −$448
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − HOA: −$6,324
• − Depreciation: −$2,604
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $1,206/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 — Schall Circle

• Score: 62/100
• State rank: #762
• US rank: #16849

Category grades

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

+359.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $89,500 Beaches MLS
• 2026-04-20 Price Changed $93,000 Beaches MLS
• 2026-03-24 Price Changed $96,000 Beaches MLS
• 2026-02-25 Listed $98,999 Beaches MLS
• 2015-01-21 Listing Removed — Beaches MLS
• 2014-04-01 Sold (MLS) $19,900 Beaches MLS
• 2013-11-20 Pending — Beaches MLS
• 2013-10-28 Listed $19,900 Beaches MLS
• 2002-04-16 Sold (Public Records) $19,500 Public Records

Property tax history

-2.6%/yr

Latest (2025): $338 · +6.6% YoY. Source: county tax records.