807 14th St · West Palm Beach, FL 33401

$599,999

3 bd · 1.0 ba · 1,404 sqft · MultiFamily public records · 18 Days on market

Built 1960 6,534 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investor SPECIAL! 3 units. Main house has 3 bedrooms and 1 bath, and the duplex, both units have 2 bedrooms and 1 bath. There is Central AC in main house, and window units in duplex. Appliances are newer. Expenses for the year include: Taxes: $3361, Maintenance: $2212.This was a total rehab when purchased. Monthly income is $2200 per month.

Key facts

• Central ac replaced
• 6,534 sq ft lot
• Built 1960

Tags

• INVESTMENT OPPORTUNITY
• WELL MAINTAINED UNITS
• CENTRAL AC REPLACED

Property features AI

Finance

• Financial info: Four total units; Gross income: $34,200; Net operating income: $30,839; Tenants pay cable TV, electricity, sewer and water; Pets allowed with no restrictions; Three units in the community

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer available; Water available; 3 separate electric meters; 3 separate water meters
• Home design: Triplex property; Single-story building; Resale condition; West of US-1 road frontage
• Construction: Frame and CBS construction; Shingle roof
• Exterior features: Open porch

Interior

• Flooring: Ceramic tile; Linoleum; Tile; Terrazzo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile, linoleum, tile and terrazzo flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $600k).
• Recommended offer: $591k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Pleasant City Elementary School (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 330 students, 94% 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 82% FRL vs 52% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-25 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); 507 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4k of loan paydown is wiped out by about $18k 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 $168k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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 $445k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $590,999 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.05%
• DSCR: 1.94
• GRM: 5.6

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: 15.9%
• Equity multiple: 1.66×
• Total profit: $110,307
• Equity at exit: $89,462

10-year hold

• IRR: 26.1%
• Equity multiple: 3.52×
• Total profit: $422,885
• Equity at exit: $51,877

Cash invested: $168,000 (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: 507
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $8,941 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$721 /mo · $8,646/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,878
• Net cashflow: $2,946

Break-even live

Break-even rent $5,211

Max offer price $599,999

Occupancy floor 62%

Sensitivity live

Price	-10% $3,286	-5% $3,116	+0% $2,946	+5% $2,777	+10% $2,607
Rent	-10% $2,240	-5% $2,593	+0% $2,946	+5% $3,300	+10% $3,653
Rate	-1.0pp $3,249	-0.5pp $3,099	base $2,946	+0.5pp $2,791	+1.0pp $2,633

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$3,323
▸ 2× units	2	1	$5,618
Total (3 units)			$8,941

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 14th St West Palm Beach, FL	3.0	1.0	1000	$3,495	$3.50	25d	1	0.01mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	15d	1	0.10mi
565 Lilac Ct West Palm Beach, FL	3.0	2.0	1250	$3,000	$2.40	18d	1	0.24mi
1104 State St Unit C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	25d	1	0.31mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	19d	1	0.32mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	17d	1	0.37mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	8d	1	0.40mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	25d	1	0.40mi
921 8th St West Palm Beach, FL	3.0	1.0	1000	$3,395	$3.40	25d	1	0.42mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	18d	1	0.43mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	6d	1	0.43mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	25d	1	0.48mi
1805 N Flagler Dr #107 West Palm Beach, FL	3.0	2.0	1237	$2,995	$2.42	4d	1	0.49mi
1551 N Flagler Dr West Palm Beach, FL	2.0	2.0	1175	$5,098	$4.34	25d	3	0.53mi
1551 N Flagler Dr West Palm Beach, FL	2.0	2.0	1175	$5,050	$4.30	23d	3	0.53mi
1551 N Flagler Dr Unit (Annual/Seasonal) Uph 11 West Palm Beach, FL	2.0	2.0	1625	$6,000	$3.69	15d	1	0.53mi
1617 N Flagler Dr Unit 9B West Palm Beach, FL	2.0	2.5	1817	$8,900	$4.90	14d	1	0.55mi
1551 N Flagler Dr Unit Uph-2 West Palm Beach, FL	2.0	2.0	1175	$3,750	$3.19	25d	1	0.56mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1125	$4,500	$4.00	3d	7	0.59mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	25d	3	0.59mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	19d	4	0.59mi
1803 N Flagler Dr #310 West Palm Beach, FL	2.0	1.0	995	$3,000	$3.02	19d	1	0.63mi
2585 Spruce Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	841	$3,225	$3.83	0d	116	0.68mi
805 N Olive Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	852	$3,704	$4.35	0d	15	0.72mi
917 N Flagler Dr #311 West Palm Beach, FL	2.0	2.0	968	$3,000	$3.10	25d	1	0.76mi
609 2nd St West Palm Beach, FL	2.0	2.0	1063	$3,240	$3.05	25d	1	0.78mi
609 2nd St West Palm Beach, FL	2.0	2.0	978	$3,015	$3.08	19d	1	0.78mi
609 2nd St West Palm Beach, FL	2.0	2.0	978	$3,325	$3.40	4d	1	0.78mi
411 26th St West Palm Beach, FL	3.0	3.5	1847	$6,900	$3.74	8d	1	0.82mi
411 26th St West Palm Beach, FL	4.0	3.5	1847	$6,900	$3.74	25d	1	0.82mi
400 N Flagler Dr #2004 West Palm Beach, FL	2.0	2.0	1797	$25,000	$13.91	3d	1	0.95mi
400 N Flagler Dr #2003 West Palm Beach, FL	2.0	2.0	1797	$25,000	$13.91	25d	1	0.95mi
345 Banyan Blvd West Palm Beach, FL	3.0	1.0–2.0	1023	$6,857	$6.70	2d	19	0.96mi
610 Clematis St West Palm Beach, FL	2.0	2.0	1130	$3,325	$2.94	25d	2	0.98mi
610 Clematis St West Palm Beach, FL	2.0	2.0	1130	$3,425	$3.03	25d	1	0.98mi
610 Clematis St West Palm Beach, FL	2.0	2.0	1139	$3,300	$2.90	11d	2	0.98mi
610 Clematis St #704 West Palm Beach, FL	2.0	2.0	1130	$3,250	$2.88	0d	1	0.98mi
290 N Olive Ave West Palm Beach, FL	2.0	1.0–2.0	870	$4,834	$5.55	0d	19	1.00mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	25d	1	1.04mi
591 Evernia St West Palm Beach, FL	2.0	1.0–2.0	943	$6,321	$6.70	0d	25	1.06mi

Listing history 11 events

1. 2026-06-21
   days on market $599,999 Active 18 DOM
2. 2026-06-18
   days on market $599,999 Active 15 DOM
3. 2026-06-17
   days on market $599,999 Active 14 DOM
4. 2026-06-16
   days on market $599,999 Active 13 DOM
5. 2026-06-15
   days on market $599,999 Active 12 DOM
6. 2026-06-13
   days on market $599,999 Active 10 DOM
7. 2026-06-09
   days on market $599,999 Active 6 DOM
8. 2026-06-08
   days on market $599,999 Active 5 DOM
9. 2026-06-07
   days on market $599,999 Active 4 DOM
10. 2026-06-04
    remarks 314-char remark
11. 2026-06-04
    listed $599,999 Active 1 DOM

ⓘ 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: $8,646 · $721/mo
• Projected year-2 tax: $8,646 · $721/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: $107,292
• − Mortgage interest: −$33,609
• − Property taxes: −$8,646
• − Insurance: −$3,000
• − Repairs & maintenance: −$8,583
• − Management: −$8,583
• − Depreciation: −$17,455
• Taxable income: $27,415
• Est. tax owed @ 24.0%: −$6,580
• After-tax cash flow: $28,777/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

+775.9% since first listed

31 events — show timeline

• 2026-06-01 Listed $599,999 Beaches MLS
• 2022-05-19 Sold (Public Records) $445,000 Public Records
• 2018-06-29 Sold (MLS) $280,000 Beaches MLS
• 2018-05-23 Contingent — Beaches MLS
• 2018-04-24 Relisted — Beaches MLS
• 2018-04-05 Contingent — Beaches MLS
• 2018-03-27 Relisted — Beaches MLS
• 2018-03-20 Contingent — Beaches MLS
• 2018-03-10 Price Changed $283,000 Beaches MLS
• 2018-01-11 Listed $289,000 Beaches MLS
• 2018-01-10 Listing Removed — Beaches MLS
• 2017-12-14 Relisted — Beaches MLS
• 2017-12-05 Pending — Beaches MLS
• 2017-11-28 Price Changed $289,000 Beaches MLS
• 2017-11-14 Listed $298,000 Beaches MLS
• 2014-03-13 Listing Removed — Beaches MLS
• 2013-10-14 Listed $195,000 Beaches MLS
• 2013-10-14 Listing Removed — Beaches MLS
• 2013-10-02 Listed $195,000 Beaches MLS
• 2012-02-29 Sold (MLS) $20,000 Beaches MLS
• 2012-02-21 Listing Removed — Beaches MLS
• 2012-01-19 Listed $34,900 Beaches MLS
• 2011-12-22 Listing Removed — Beaches MLS
• 2011-08-22 Listed $34,900 Beaches MLS
• 2011-01-06 Sold (Public Records) $196,075 Public Records
• 2010-09-24 Listing Removed — Beaches MLS
• 2008-05-08 Sold (Public Records) $185,000 Public Records
• 2008-02-29 Listed $135,000 Beaches MLS
• 2006-11-15 Sold (Public Records) $214,000 Public Records
• 2006-11-15 Sold (Public Records) $200,000 Public Records
• 1999-05-22 Sold (Public Records) $68,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $8,646 · +12.4% YoY. Source: county tax records.