70 Dorchester D #70 · West Palm Beach, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- 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
- 26 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 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 +17.3/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +5.6/10.0
- 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
$74,999
70 Dorchester D #70 · West Palm Beach, FL 33417
1 bd · 1.5 ba · 646 sqft · Condo
· 132 Days on market
55+ age-restricted
Built 1972
$116/sqft
· 18% below area
Est $91k · 18% under
$496/mo HOA · 36% of rent
↓ 38% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Priced to Sale! Charming and spacious 1 bedroom 1.5bathroom condo nestled in the gated 55+ Century Village Community of West Palm Beach. Conveniently located on the first floor. Laminated floors, Open Kitchen, new Refrigerator and new AC in the bedroom. Assigned parking plus visiting parking available. Great opportunity to personalize and update. Walking distance to the Dorchester pool. Enjoy resort living with wealth of amenities, fitness center, heated indoor pool, outdoor pools, tennis, bocce courts, library, beauty salon, barber shop, theater, billiards & card playing rooms in the grand Community Center. Free shuttle transport around the community.
Key facts
- Gated community
- First floor
- Assigned parking
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/1.5-bath condo listed at $75k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $87 ($1k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $75k).
- Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.7% 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: 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; 620 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 32% 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 $518 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 132 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 3y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
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
$65,999
(12.0% below list)
Questions for the listing agent
- It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- 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
- 1.86% ✓
- Cap rate
- 7.69%
- Cash-on-cash
- 4.99%
- DSCR
- 1.22
- GRM
- 4.5
CMA / ARV
- ARV (median comp)
- $91,418
- List price
- $74,999
- Delta
- -17.96%
- 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 |
|---|---|---|---|---|---|---|---|
| 55 Hastings D | 0.25mi | 2/1.5 (+1) | 651 (+1%) | 1mo | $70,000 | $108 | 82 |
| 204 Canterbury I | 0.22mi | 1/1.0 | 570 (-12%) | 0mo | $78,000 | $137 | 68 |
| 309 Sheffield M #309 | 0.23mi | 1/1.0 | 570 (-12%) | 0mo | $50,000 | $88 | 68 |
| 121 Sheffield F | 0.21mi | 2/1.5 (+1) | 798 (+24%) | 0mo | $147,000 | $184 | 60 |
| 29 Berkshire B | 0.52mi | 1/1.0 | 585 (-9%) | 0mo | $84,900 | $145 | 58 |
| 5070 Sanctuary Way Unit E | 1.25mi | 1/1.0 | 617 (-4%) | 0mo | $173,000 | $280 | 55 |
| 238 Sussex L | 0.34mi | 2/1.5 (+1) | 798 (+24%) | 0mo | $100,000 | $125 | 54 |
| 130 Chatham F | 0.35mi | 2/1.5 (+1) | 798 (+24%) | 1mo | $140,000 | $175 | 53 |
| 331 Windsor O | 0.71mi | 1/1.5 | 702 (+9%) | 0mo | $80,000 | $114 | 52 |
| 309 Southampton A #309 | 0.92mi | 1/1.5 | 702 (+9%) | 0mo | $55,000 | $78 | 50 |
| 24 Easthampton A | 0.61mi | 2/1.5 (+1) | 798 (+24%) | 0mo | $75,000 | $94 | 41 |
| 4807 Via Palm Lks #1519 | 0.89mi | 1/1.0 | 745 (+15%) | 0mo | $155,500 | $209 | 38 |
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
- -14.5%
- Equity multiple
- 0.51×
- Total profit
- $-10,331
- Equity at exit
- $11,183
10-year hold
- IRR
- -19.7%
- Equity multiple
- 0.23×
- Total profit
- $-16,213
- Equity at exit
- $6,485
Cash invested: $21,000 (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.
Active competition Active MLS
- For sale now
- 16 active · 16 under contract
- Median asking
- $127,500 ($161/sqft)
- Median days on market
- 169 d
- This list price
- 6% of active listings are priced below it
- ARV vs active asking
- -12.3% 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
- 620
- Price-to-rent
- 4.5×
Monthly cashflow live
↻
- Estimated rent
- $1,394 high interval (Pro) →
- Mortgage (P&I)
- −$393
- Tax est. 1.5%
- −$94 /mo · $1,125/yr
- Insurance
- −$31
- HOA
- −$496
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$293
- Net cashflow
- $87
Break-even live
Break-even rent
$1,284
Max offer price
$74,999
Occupancy floor
89%
Sensitivity live
| Price | -10% $139 | -5% $113 | +0% $87 | +5% $61 | +10% $35 |
|---|---|---|---|---|---|
| Rent | -10% $-23 | -5% $32 | +0% $87 | +5% $142 | +10% $197 |
| Rate | -1.0pp $125 | -0.5pp $106 | base $87 | +0.5pp $68 | +1.0pp $48 |
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
- $18,750
- Closing costs
- $2,250
- 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 |
|---|---|---|---|---|---|---|---|---|
| 145 Dorchester E Unit 145 West Palm Beach, FL | 1.0 | 1.5 | 646 | $1,300 | $2.01 | 103d | 1 | 0.01mi |
| 145 Dorchester G West Palm Beach, FL | 1.0 | 1.5 | 646 | $1,300 | $2.01 | 62d | 1 | 0.06mi |
| 145 Dorchester G West Palm Beach, FL | 1.0 | 1.5 | 646 | $1,250 | $1.93 | 20d | 1 | 0.06mi |
| 51 Dorchester E Unit 51 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,400 | $2.46 | 120d | 1 | 0.08mi |
| 17 Cambridge a West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,200 | $1.75 | 120d | 1 | 0.12mi |
| 66 Cambridge C Unit C West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,250 | $2.03 | 45d | 1 | 0.12mi |
| 39 Cambridge B West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,400 | $2.46 | 2d | 1 | 0.12mi |
| 76 Cambridge D Unit D West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,250 | $2.19 | 35d | 1 | 0.12mi |
| 49 Cambridge B Unit B West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,300 | $1.90 | 69d | 1 | 0.12mi |
| 49 Cambridge B Unit B West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,450 | $2.12 | 120d | 1 | 0.12mi |
| 188 Cambridge H Unit H West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,345 | $1.97 | 100d | 1 | 0.14mi |
| 11 Cambridge E Unit 11 West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,400 | $2.05 | 64d | 1 | 0.16mi |
| 11 Cambridge E West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,400 | $2.05 | 61d | 1 | 0.16mi |
| 249 Sheffield I Unit K West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,450 | $2.12 | 11d | 1 | 0.17mi |
| 113 Canterbury E West Palm Beach, FL | 1.0 | 1.5 | 738 | $1,250 | $1.69 | 45d | 1 | 0.20mi |
| 125 Canterbury E Unit 125 West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,400 | $2.28 | 35d | 1 | 0.20mi |
| 125 Canterbury E Unit 125 West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,400 | $2.28 | 37d | 1 | 0.20mi |
| 44 Canterbury B West Palm Beach, FL | 1.0 | 1.5 | 646 | $1,350 | $2.09 | 2d | 1 | 0.21mi |
| 175 Canterbury H #175 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,250 | $2.19 | 110d | 1 | 0.21mi |
| 2 Canterbury A Unit 2 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,450 | $2.54 | 60d | 1 | 0.21mi |
| 204 Canterbury I Unit I West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,350 | $2.37 | 120d | 1 | 0.21mi |
| 31 Canterbury B West Palm Beach, FL | 1.0 | 2.0 | 646 | $1,575 | $2.44 | 45d | 1 | 0.21mi |
| 201 Canterbury I Unit I West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,250 | $2.19 | 120d | 1 | 0.21mi |
| 210 Canterbury E Unit 1 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,375 | $2.41 | 108d | 1 | 0.22mi |
| 210 Canterbury E Unit 210 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,300 | $2.28 | 18d | 1 | 0.22mi |
| 210 Canterbury E Unit 1 West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,325 | $2.32 | 89d | 1 | 0.22mi |
| 430 Chatham U Unit 430 West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,200 | $1.75 | 54d | 1 | 0.23mi |
| 110 Stratford N West Palm Beach, FL | 1.0 | 1.5 | 740 | $1,600 | $2.16 | 114d | 1 | 0.24mi |
| 294 Chatham S Unit O West Palm Beach, FL | 1.0 | 1.0 | 645 | $1,300 | $2.02 | 120d | 1 | 0.27mi |
| 358 Chatham R Unit R West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,200 | $1.75 | 45d | 1 | 0.28mi |
| 358 Chatham R Unit R West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,295 | $1.89 | 120d | 1 | 0.28mi |
| 358 Chatham R Unit R West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,200 | $1.75 | 114d | 1 | 0.28mi |
| 118 Kent H West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,200 | $2.11 | 20d | 1 | 0.31mi |
| 159 Sussex H West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,500 | $2.63 | 45d | 1 | 0.33mi |
| 4 Sussex a West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,350 | $2.20 | 110d | 1 | 0.33mi |
| 197 Sussex K West Palm Beach, FL | 1.0 | 2.0 | 684 | $1,600 | $2.34 | 45d | 1 | 0.33mi |
| 176 Sussex I Unit I West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,400 | $2.46 | 120d | 1 | 0.33mi |
| 159 Sussex H West Palm Beach, FL | 1.0 | 1.0 | 570 | $1,350 | $2.37 | 120d | 1 | 0.33mi |
| 135 Sussex G West Palm Beach, FL | 1.0 | 1.0 | 615 | $1,300 | $2.11 | 11d | 1 | 0.33mi |
| 197 Sussex K West Palm Beach, FL | 1.0 | 1.5 | 684 | $1,500 | $2.19 | 31d | 1 | 0.33mi |
Property features AI
Finance
- Financial info
- Pets not allowed
- HOA & community
- Monthly association feeAssociation fee includes amenities, cable TV, grounds maintenance, structure maintenanceCommunity amenities: clubhouse, fitness center, laundry, pool, tennis courts, transportation serviceSenior community
Exterior
- Parking
- Assigned parking (one space)
- Utilities
- Cable availableAssociation pool
- Home design
- Attached property2 storiesEntry on level 1Resale construction
- Construction
- Block construction
- Exterior features
- Enclosed porchPorch (screened)
Interior
- Kitchen
- Electric rangeRefrigerator
- Bathrooms
- 1 full bathroom1 half bathroom
- Heating & cooling
- Ceiling fan(s)Wall/Window unit(s)
- Interior features
- Bedroom on main levelFirst floor entryLiving/Dining roomPantry
- Laundry & utility
- Common area laundry
HOA detail $496/mo · $5,952/yr condo
- Likely covers
- poolgymsecurityparking
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $74,999 Active 132 DOM
-
2026-09-22days on market $74,999 Active 131 DOM
-
2026-09-21days on market $74,999 Active 130 DOM
-
2026-09-20days on market $74,999 Active 129 DOM
-
2026-09-18days on market $74,999 Active 127 DOM
-
2026-09-17days on market $74,999 Active 126 DOM
-
2026-09-16days on market $74,999 Active 125 DOM
-
2026-09-15days on market $74,999 Active 124 DOM
-
2026-09-13days on market $74,999 Active 122 DOM
-
2026-09-12days on market $74,999 Active 121 DOM
-
2026-09-11days on market $74,999 Active 120 DOM
-
2026-09-05days on market $74,999 Active 114 DOM
-
2026-09-04days on market $74,999 Active 113 DOM
-
2026-09-03days on market $74,999 Active 112 DOM
-
2026-08-31days on market $74,999 Active 109 DOM
-
2026-08-29days on market $74,999 Active 107 DOM
-
2026-08-28days on market $74,999 Active 106 DOM
-
2026-08-27days on market $74,999 Active 105 DOM
-
2026-08-25days on market $74,999 Active 103 DOM
-
2026-08-24days on market $74,999 Active 102 DOM
-
2026-08-23days on market $74,999 Active 101 DOM
-
2026-08-22days on market $74,999 Active 100 DOM
-
2026-08-21days on market $74,999 Active 99 DOM
-
2026-08-20days on market $74,999 Active 98 DOM
-
2026-08-19days on market $74,999 Active 97 DOM
-
2026-08-18days on market $74,999 Active 96 DOM
-
2026-08-17days on market $74,999 Active 95 DOM
-
2026-08-16days on market $74,999 Active 94 DOM
-
2026-08-15days on market $74,999 Active 93 DOM
-
2026-08-14days on market $74,999 Active 92 DOM
-
2026-08-13days on market $74,999 Active 91 DOM
-
2026-08-12days on market $74,999 Active 90 DOM
-
2026-08-11days on market $74,999 Active 89 DOM
-
2026-08-10days on market $74,999 Active 88 DOM
-
2026-08-09days on market $74,999 Active 87 DOM
-
2026-08-08days on market $74,999 Active 86 DOM
-
2026-08-06days on market $74,999 Active 84 DOM
-
2026-08-05days on market $74,999 Active 83 DOM
-
2026-08-03days on market $74,999 Active 81 DOM
-
2026-07-31days on market $74,999 Active 78 DOM
-
2026-07-26days on market $74,999 Active 73 DOM
-
2026-07-24days on market $74,999 Active 71 DOM
-
2026-07-23days on market $74,999 Active 70 DOM
-
2026-07-22days on market $74,999 Active 69 DOM
-
2026-07-21days on market $74,999 Active 68 DOM
-
2026-07-20days on market $74,999 Active 67 DOM
-
2026-07-18days on market $74,999 Active 65 DOM
-
2026-07-18days on market $74,999 Active 64 DOM
-
2026-07-16days on market $74,999 Active 63 DOM
-
2026-07-15days on market $74,999 Active 62 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 3/10 Moderate
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,732
- − Mortgage interest
- −$4,201
- − Property taxes
- −$1,125
- − Insurance
- −$375
- − Repairs & maintenance
- −$1,339
- − Management
- −$1,339
- − HOA
- −$5,952
- − Depreciation
- −$2,182
- Taxable income
- $220
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$53
- After-tax cash flow
- $994/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 · 12 photos
75/100
Cosmetic rehab
Est. rehab $3,230–$9,690 screening
This 1-bedroom 1.5-bathroom condo in a gated community is in good condition with recent updates, making it a great opportunity for a quick cosmetic rehab.
Value-add opportunities
- Resale paint exterior — enhances curb appeal ↑
- Resale paint interior walls — fresh paint improves aesthetics ↑
- Both replace ceiling fans — outdated fans can be replaced with energy-efficient models ↑
ⓘ 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%
- 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 |
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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
-37.5% since first listed13 events — show timeline
- 2026-06-22 Price Changed $74,999 MARMLS
- 2026-05-14 Listed $79,000 MARMLS
- 2024-11-29 Listing Removed — MARMLS
- 2024-11-07 Rental Removed $1,300 MARMLS
- 2024-10-17 Price Changed $1,300 MARMLS
- 2024-10-17 Listed for Rent $1,200 MARMLS
- 2024-07-01 Listed $89,999 MARMLS
- 2024-06-19 Listing Removed — MARMLS
- 2024-05-12 Price Changed $95,999 MARMLS
- 2024-03-18 Price Changed $99,999 MARMLS
- 2024-02-02 Price Changed $110,000 MARMLS
- 2024-01-19 Price Changed $117,000 MARMLS
- 2023-10-23 Listed $120,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…