4807 Sable Pine Cir Unit 942-b1 · West Palm Beach, FL 33417

$192,000

2 bd · 1.0 ba · 991 sqft · Townhouse · 240 Days on market

Built 1984 Good condition $194/sqft · 10% below area Est $214k · 10% under

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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 +22.2/30.0
• ARV discount +12.2/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pine Ridge at Haverhill is a gated, all-ages community in West Palm Beach, Florida, that primarily consists of condominiums and villas. It is well-regarded for its central location north of the Palm Beach International Airport and its resort-style amenities centered around a large interior lake. Location & bull; Convenience: It is located minutes from the Palm Beach Outlets, downtown West Palm Beach (The Square/CityPlace), and the Kravis Center.

Key facts

• Gated community
• Large interior lake
• Central location

Tags

• GATED COMMUNITY
• CENTRAL LOCATION
• LARGE INTERIOR LAKE
• VIEWS OF THE CENTRAL LAKE
• HEATED SWIMMING POOL
• WALKING AND JOGGING TRAIL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $192k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Seminole Trails Elementary School (math 26% / reading 36%, grade F, #1,854 of 2,144 statewide, top 87%, 650 students, 73% 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 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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; 620 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,074/mo this rent would consume 48% of the median local household income ($52k/yr) (locally 19% 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 $1k of loan paydown is wiped out by about $6k 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 240 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $214,377
• List price: $192,000
• Delta: -10.44%
• 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
4709 Sable Pine Cir Unit B1	0.21mi	2/1.0	991 (0%)	1mo	$180,000	$182	90
4759 Sable Pine Cir Unit B2	0.12mi	2/2.0	1,115 (+12%)	2mo	$235,000	$211	68
3408 Cypress Trl #104	0.38mi	2/2.0	1,064 (+7%)	2mo	$165,000	$155	64
3732 Savoy Ln Unit F1	0.30mi	2/2.0	1,106 (+12%)	1mo	$166,000	$150	62
1015 Green Pine Blvd Unit E3	0.48mi	2/2.0	1,064 (+7%)	1mo	$155,000	$146	60
1005 Green Pine Blvd H-2	0.32mi	2/2.0	1,111 (+12%)	1mo	$187,000	$168	60
4847 Via Palm Lks #1021	0.41mi	2/2.0	888 (-10%)	2mo	$182,000	$205	58
4759 Via Palm Lks #312	0.44mi	2/2.0	888 (-10%)	0mo	$195,000	$220	58
2828 Tennis Club Dr #207	0.70mi	2/1.5	1,068 (+8%)	2mo	$170,000	$159	51
1013 Green Pine Blvd Unit D1	0.52mi	2/2.0	1,111 (+12%)	2mo	$164,000	$148	50
1102 Green Pine Blvd Unit H1	0.62mi	2/2.0	1,106 (+12%)	1mo	$182,500	$165	47
1108 Green Pine Blvd Unit A3	0.68mi	2/2.0	1,104 (+11%)	0mo	$199,000	$180	45

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-17,294
• Equity at exit: $28,628

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-12,746
• Equity at exit: $16,601

Cash invested: $53,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 132 active · 54 under contract
• Months of supply: 34.4 mo (3%/mo absorbed)
• Median asking: $197,950 ($191/sqft)
• Median days on market: 88 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +13.0% above 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: 620
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $311

Break-even live

Break-even rent $1,680

Max offer price $192,000

Occupancy floor 80%

Sensitivity live

Price	-10% $444	-5% $378	+0% $311	+5% $245	+10% $179
Rent	-10% $147	-5% $229	+0% $311	+5% $393	+10% $475
Rate	-1.0pp $408	-0.5pp $360	base $311	+0.5pp $262	+1.0pp $211

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: $48,000
• Closing costs: $5,760
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3676 Alder Dr Unit A2 West Palm Beach, FL	2.0	2.0	1106	$2,000	$1.81	11d	1	0.07mi
4829 Sable Pine Cir Unit D1 West Palm Beach, FL	2.0	2.0	1115	$2,100	$1.88	10d	1	0.08mi
4849 Sable Pine Cir Unit B1 West Palm Beach, FL	2.0	2.0	1115	$2,100	$1.88	11d	1	0.13mi
4918 Alder Dr Unit D West Palm Beach, FL	2.0	2.0	910	$2,200	$2.42	2d	1	0.14mi
4709 Sable Pine Cir Unit B1 West Palm Beach, FL	2.0	1.0	991	$1,900	$1.92	11d	1	0.20mi
4988 Sable Pine Cir Unit D1 West Palm Beach, FL	2.0	2.0	1115	$2,000	$1.79	11d	1	0.23mi
4988 Sable Pine Cir Unit B2 West Palm Beach, FL	2.0	2.0	1100	$2,299	$2.09	11d	1	0.23mi
4962 Sable Pine Cir West Palm Beach, FL	2.0	2.0	1115	$2,100	$1.88	10d	1	0.24mi
4823 Via Palm Lks West Palm Beach, FL	2.0	2.0	1101	$2,100	$1.91	10d	1	0.31mi
4799 Via Palm Lks #1613 West Palm Beach, FL	2.0	2.0	904	$2,000	$2.21	3d	1	0.35mi
1002 Green Pine Blvd Unit C1 West Palm Beach, FL	2.0	2.0	1111	$1,950	$1.76	11d	1	0.38mi
1008 Green Pine Blvd Unit A2 West Palm Beach, FL	2.0	2.0	1064	$2,000	$1.88	11d	1	0.42mi
4847 Via Palm Lks #1021 West Palm Beach, FL	2.0	2.0	954	$2,100	$2.20	11d	1	0.42mi
1009 Green Pine Blvd Unit D3 West Palm Beach, FL	2.0	2.0	1064	$1,900	$1.79	11d	1	0.43mi
4759 Via Palm Lks #312 West Palm Beach, FL	2.0	2.0	888	$2,225	$2.51	2d	1	0.46mi
1401 Village Blvd West Palm Beach, FL	2.0	2.0	1036	$1,999	$1.93	10d	1	0.46mi
2882 Tennis Club Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1000	$2,070	$2.07	11d	10	0.58mi
4248 Hibiscus Cir Unit H West Palm Beach, FL	3.0	1.5	550	$2,100	$3.82	11d	1	0.68mi
2820 Tennis Club Dr #202 West Palm Beach, FL	2.0	2.0	1068	$4,700	$4.40	10d	1	0.69mi
2820 Tennis Club Dr #206 West Palm Beach, FL	2.0	1.5	1068	$2,100	$1.97	11d	1	0.69mi
2828 Tennis Club Dr #207 West Palm Beach, FL	2.0	1.5	1068	$1,950	$1.83	11d	1	0.72mi
4163 N Haverhill Rd West Palm Beach, FL	2.0	2.0	1026	$2,250	$2.19	3d	2	0.73mi
1110 Green Pine Blvd Unit C2 West Palm Beach, FL	2.0	2.0	1104	$2,000	$1.81	11d	1	0.73mi
4041 San Marino Blvd West Palm Beach, FL	2.0	2.0	1060	$2,100	$1.98	11d	1	0.74mi
4101 San Marino Blvd #204 West Palm Beach, FL	2.0	2.0	1060	$1,999	$1.89	3d	1	0.77mi
4115 San Marino Blvd #204 West Palm Beach, FL	2.0	1.0	926	$2,000	$2.16	11d	1	0.80mi
4151 San Marino Blvd #203 West Palm Beach, FL	2.0	2.0	1060	$2,000	$1.89	3d	1	0.83mi
4211 San Marino Blvd West Palm Beach, FL	2.0	2.0	1180	$2,200	$1.86	11d	3	0.83mi
1755 Village Blvd #206 West Palm Beach, FL	2.0	2.0	1072	$1,995	$1.86	11d	1	0.83mi
4200 San Marino Blvd #107 West Palm Beach, FL	2.0	2.0	1060	$2,050	$1.93	3d	1	0.84mi
1721 Village Blvd #103 West Palm Beach, FL	2.0	2.0	1066	$2,300	$2.16	3d	1	0.84mi
1721 Village Blvd West Palm Beach, FL	2.0	2.0	1066	$2,250	$2.11	11d	2	0.84mi
4867 Alberta Ave West Palm Beach, FL	3.0	2.0	1008	$2,200	$2.18	10d	1	0.85mi
4190 San Marino Blvd #208 West Palm Beach, FL	2.0	2.0	1060	$2,100	$1.98	11d	1	0.87mi
4830 Alberta Ave West Palm Beach, FL	3.0	2.0	1015	$3,000	$2.96	54d	1	0.88mi
4830 Alberta Ave West Palm Beach, FL	3.0	2.0	1015	$3,000	$2.96	50d	1	0.88mi
4880 Alberta Ave Unit B West Palm Beach, FL	3.0	2.0	1085	$2,550	$2.35	11d	1	0.89mi
4880 Alberta Ave Unit A West Palm Beach, FL	3.0	2.0	1085	$2,550	$2.35	3d	1	0.89mi
249 Sheffield I Unit K West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	11d	1	0.91mi
4280 San Marino Blvd #102 West Palm Beach, FL	2.0	2.0	1060	$2,000	$1.89	11d	1	0.91mi

Listing history 50 events

1. 2026-09-23
   days on market $192,000 Active 240 DOM
2. 2026-09-22
   days on market $192,000 Active 239 DOM
3. 2026-09-21
   days on market $192,000 Active 238 DOM
4. 2026-09-20
   days on market $192,000 Active 237 DOM
5. 2026-09-18
   days on market $192,000 Active 235 DOM
6. 2026-09-17
   days on market $192,000 Active 234 DOM
7. 2026-09-16
   days on market $192,000 Active 233 DOM
8. 2026-09-15
   days on market $192,000 Active 232 DOM
9. 2026-09-13
   days on market $192,000 Active 230 DOM
10. 2026-09-12
    days on market $192,000 Active 229 DOM
11. 2026-09-11
    days on market $192,000 Active 228 DOM
12. 2026-09-05
    days on market $192,000 Active 222 DOM
13. 2026-09-04
    days on market $192,000 Active 221 DOM
14. 2026-09-03
    days on market $192,000 Active 220 DOM
15. 2026-08-31
    days on market $192,000 Active 217 DOM
16. 2026-08-29
    days on market $192,000 Active 215 DOM
17. 2026-08-28
    days on market $192,000 Active 214 DOM
18. 2026-08-25
    days on market $192,000 Active 211 DOM
19. 2026-08-24
    days on market $192,000 Active 210 DOM
20. 2026-08-23
    days on market $192,000 Active 209 DOM
21. 2026-08-22
    days on market $192,000 Active 208 DOM
22. 2026-08-21
    days on market $192,000 Active 207 DOM
23. 2026-08-20
    days on market $192,000 Active 206 DOM
24. 2026-08-19
    days on market $192,000 Active 205 DOM
25. 2026-08-18
    days on market $192,000 Active 204 DOM
26. 2026-08-16
    days on market $192,000 Active 202 DOM
27. 2026-08-14
    days on market $192,000 Active 200 DOM
28. 2026-08-13
    days on market $192,000 Active 199 DOM
29. 2026-08-12
    days on market $192,000 Active 198 DOM
30. 2026-08-11
    days on market $192,000 Active 197 DOM
31. 2026-08-10
    days on market $192,000 Active 196 DOM
32. 2026-08-09
    days on market $192,000 Active 195 DOM
33. 2026-08-08
    days on market $192,000 Active 194 DOM
34. 2026-08-06
    days on market $192,000 Active 192 DOM
35. 2026-08-05
    days on market $192,000 Active 191 DOM
36. 2026-08-03
    days on market $192,000 Active 189 DOM
37. 2026-07-31
    days on market $192,000 Active 186 DOM
38. 2026-07-24
    days on market $192,000 Active 179 DOM
39. 2026-07-23
    days on market $192,000 Active 178 DOM
40. 2026-07-22
    days on market $192,000 Active 177 DOM
41. 2026-07-21
    days on market $192,000 Active 176 DOM
42. 2026-07-18
    days on market $192,000 Active 173 DOM
43. 2026-07-16
    days on market $192,000 Active 171 DOM
44. 2026-07-15
    days on market $192,000 Active 170 DOM
45. 2026-07-14
    days on market $192,000 Active 169 DOM
46. 2026-07-13
    days on market $192,000 Active 168 DOM
47. 2026-07-13
    days on market $192,000 Active 167 DOM
48. 2026-07-12
    days on market $192,000 Active 166 DOM
49. 2026-07-10
    days on market $192,000 Active 165 DOM
50. 2026-07-09
    days on market $192,000 Active 164 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 24 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: $24,883
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$5,585
• Taxable income: $721
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $3,562/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

Good 75/100 Cosmetic rehab Est. rehab $4,955–$14,865 screening

The home is in good condition with minimal repairs needed. It has a good curb appeal and is located in a desirable area. Upgrades to the interior and HVAC system can significantly increase its value.

Value-add opportunities

• Both Paint the interior walls and cabinets — Fresh paint can enhance the appearance and value of the home. ↑
• Both Replace the kitchen countertops — Modern countertops can improve the aesthetic and functionality of the kitchen. ↑
• Both Upgrade the HVAC system — A new HVAC system can improve comfort and energy efficiency. ↑

ⓘ 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 26/100

Zoned Schools

Elementary Seminole Trails Elementary School F FL #1,854/2,144 Nat'l #26,096/41,679 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: 40.9% rent · 59.1% own
• Severe rent burden: 19% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-01-22 Listed $192,000 Fizber.com