120 Northampton Unit F · West Palm Beach, FL 33417

$105,000

1 bd · 1.5 ba · 774 sqft · Condo public records · 481 Days on market

Built 1972 $493/mo HOA · 34% of rent

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Why this score? — see what drove the D 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 +11.0/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Retirement is a breeze in this charming 1-bedroom, 1.5-bathroom, 2nd-story Fully Furnished condo in Century Village! This mint-condition unit features beautiful tile flooring throughout, providing both style and easy maintenance. The master bedroom offers ample space and an en-suite half bath for added convenience. Brand new roof 10/24. Enjoy beautiful lake views from your enclosed porch, creating a serene backdrop to your daily life. Newly renovated kitchen, upgraded cabinets in both bathrooms. New air conditioners in living room and bedroom. This condo is move-in ready. Century Village offers an exceptional lifestyle with endless amenities, including a sparkling pool, clubhouse, fitness c

Key facts

• Fitness center
• Shuffleboard courts
• Clubhouse

Tags

• LAKE VIEWS
• ENCLOSED PORCH
• FITNESS CENTER
• SHUFFLEBOARD COURTS
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed; Is a senior community
• HOA & community: Monthly association fee (includes cable TV, insurance, grounds maintenance, security, common areas); Association amenities: pool, fitness center, clubhouse, billiard room, game room, sauna, tennis courts, shuffleboard, jogging path, picnic area, library, community room, courtesy bus, sidewalks, parking

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community with guard; Security patrol; Security lights; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale condition; Entry-level living area; Faces north; 2 stories
• Construction: Block, concrete, and stucco construction; Composition / shingle roof
• Exterior features: Screened patio; Patio; Porch; Waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Blinds and drapes; Furnished
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (7.4% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• 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 $726 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 481 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $40k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $105k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 481 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.38% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 6.0

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: -24.7%
• Equity multiple: 0.19×
• Total profit: $-23,717
• Equity at exit: $15,656

10-year hold

• IRR: -49.4%
• Equity multiple: -0.34×
• Total profit: $-39,298
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$551
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$44
• HOA: −$493
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-44

Break-even live

Break-even rent $1,502

Max offer price $97,247

Occupancy floor 98%

Sensitivity live

Price	-10% $16	-5% $-14	+0% $-44	+5% $-74	+10% $-103
Rent	-10% $-158	-5% $-101	+0% $-44	+5% $13	+10% $70
Rate	-1.0pp $9	-0.5pp $-17	base $-44	+0.5pp $-71	+1.0pp $-99

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Northampton H Unit H West Palm Beach, FL	2.0	1.5	798	$1,800	$2.26	8d	1	0.03mi
115 Camden E West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	25d	1	0.08mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.09mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.12mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.13mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	8d	1	0.13mi
245 Northampton M West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	6d	1	0.13mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.14mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	25d	1	0.14mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	25d	1	0.15mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.17mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.17mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.17mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.18mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.20mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.20mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	19d	1	0.20mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.21mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	25d	1	0.21mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.22mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.24mi
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.24mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.29mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.29mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.29mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	15d	1	0.29mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	18d	1	0.29mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.29mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.29mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	13d	1	0.31mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	2d	1	0.31mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	25d	1	0.31mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	25d	1	0.32mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.32mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	13d	1	0.32mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.32mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	25d	1	0.33mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	0d	1	0.33mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	2d	1	0.33mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.34mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $105,000 Active 481 DOM
2. 2026-06-18
   days on market $105,000 Active 478 DOM
3. 2026-06-17
   days on market $105,000 Active 477 DOM
4. 2026-06-16
   days on market $105,000 Active 476 DOM
5. 2026-06-15
   days on market $105,000 Active 475 DOM
6. 2026-06-13
   days on market $105,000 Active 473 DOM
7. 2026-06-09
   days on market $105,000 Active 469 DOM
8. 2026-06-07
   days on market $105,000 Active 467 DOM
9. 2026-06-04
   days on market $105,000 Active 464 DOM
10. 2026-06-03
    days on market $105,000 Active 463 DOM
11. 2026-06-01
    days on market $105,000 Active 461 DOM
12. 2026-05-31
    days on market $105,000 Active 460 DOM
13. 2026-03-18
    price $105,000
14. 2026-02-16
    status Active
15. 2026-02-12
    historical
16. 2025-12-08
    price $119,000
17. 2025-11-05
    price $125,000
18. 2025-07-02
    price $132,000
19. 2025-03-30
    price $135,000
20. 2025-02-20
    listed $145,000 Active
21. 2025-01-01
    historical
22. 2024-01-23
    listed $149,900 Active
23. 2024-01-01
    historical
24. 2023-08-30
    listed $159,900 Active
25. 2023-08-01
    historical
26. 2023-01-12
    listed $159,900 Active
27. 2015-02-27
    soldstatus $12,000 Closed
28. 2015-02-06
    status Pending
29. 2014-10-27
    price $16,900
30. 2014-09-10
    price $19,900
31. 2014-08-08
    price $21,500
32. 2014-07-09
    listed $23,500 Active
33. 2006-06-21
    soldstatus $54,000
34. 2004-02-11
    soldstatus $30,000
35. 2000-08-28
    historical
36. 2000-08-20
    listed $16,500

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,194 · $100/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 5/10 Major
• 🌡 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: $17,362
• − Mortgage interest: −$5,882
• − Property taxes: −$1,194
• − Insurance: −$525
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − HOA: −$5,916
• − Depreciation: −$3,055
• Taxable loss: −$1,987
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $-50/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

• County: Palm Beach County · 1,438,312 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: 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

+536.4% since first listed

24 events — show timeline

• 2026-03-18 Price Changed $105,000 Beaches MLS
• 2026-02-16 Relisted — Beaches MLS
• 2026-02-12 Listing Removed — Beaches MLS
• 2025-12-08 Price Changed $119,000 Beaches MLS
• 2025-11-05 Price Changed $125,000 Beaches MLS
• 2025-07-02 Price Changed $132,000 Beaches MLS
• 2025-03-30 Price Changed $135,000 Beaches MLS
• 2025-02-20 Listed $145,000 Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-01-23 Listed $149,900 Beaches MLS
• 2024-01-01 Listing Removed — Beaches MLS
• 2023-08-30 Listed $159,900 Beaches MLS
• 2023-08-01 Listing Removed — Beaches MLS
• 2023-01-12 Listed $159,900 Beaches MLS
• 2015-02-27 Sold (MLS) $12,000 Beaches MLS
• 2015-02-06 Pending — Beaches MLS
• 2014-10-27 Price Changed $16,900 Beaches MLS
• 2014-09-10 Price Changed $19,900 Beaches MLS
• 2014-08-08 Price Changed $21,500 Beaches MLS
• 2014-07-09 Listed $23,500 Beaches MLS
• 2006-06-21 Sold (Public Records) $54,000 Public Records
• 2004-02-11 Sold (Public Records) $30,000 Public Records
• 2000-08-28 Listing Removed — Beaches MLS
• 2000-08-20 Listed $16,500 Beaches MLS

Property tax history

+13.2%/yr

Latest (2025): $1,194 · +6.3% YoY. Source: county tax records.