306 Norwich M #306 · Schall Circle, FL 33417

$47,900

1 bd · 1.0 ba · 570 sqft · Condo · 182 Days on market

Built 1970 $500/mo HOA · 35% of rent ↓ 33% since listing

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

Active 55# Community - Make this your own with a little TLC. New Roof 2023 assessments already been paid in full by owner. Enjoy all of the amenities of resort style living, like 1000-seat theatre to watch shows and movies. Indoor and outdoor pools, free bus service, medical facilities, drug store , beauty shop, tennis , boating, woodworking and more. Century Village is close to PBI airport. Enjoy downtown restaurants, beaches and shopping.

Key facts

• 1000-seat theatre
• Free bus service
• Beauty shop

Tags

• 1000-SEAT THEATRE
• INDOOR AND OUTDOOR POOLS
• FREE BUS SERVICE
• MEDICAL FACILITIES
• DRUG STORE
• BEAUTY SHOP

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $500; Association fees cover common areas, cable TV, insurance, laundry, parking, pool(s), recreation facilities, roof and security; Community amenities include clubhouse, hobby room, library, pool, trails and transportation service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard
• Utilities: Cable available
• Home design: 2-story building; Second-floor entry; Block construction; Resale property
• Construction: Block construction
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Electric range; Microwave
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans; Electric cooling; Wall/window AC units
• Interior features: Second floor entry; Metal and single-hung windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $48k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% 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: schools D+, amenities F, commute 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; 473 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $331 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $13k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $42,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.96% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.93%
• DSCR: 2.15
• GRM: 2.8

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: 13.7%
• Equity multiple: 1.51×
• Total profit: $6,894
• Equity at exit: $7,142

10-year hold

• IRR: 18.0%
• Equity multiple: 2.13×
• Total profit: $15,135
• Equity at exit: $4,142

Cash invested: $13,412 (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: 473
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$251
• Tax est. 1.5%: −$60 /mo · $718/yr
• Insurance: −$20
• HOA: −$500
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $290

Break-even live

Break-even rent $1,052

Max offer price $47,900

Occupancy floor 75%

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	18d	1	0.42mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.54mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.55mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.55mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	7d	1	0.57mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.59mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.67mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	24d	1	0.67mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	24d	1	0.67mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	5d	1	0.70mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.70mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.73mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.75mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	15d	1	0.76mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.76mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	24d	1	0.76mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	12d	1	0.76mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	7d	1	0.77mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.77mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.78mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.81mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.83mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.85mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.87mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.87mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.87mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	15d	1	0.88mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.88mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	17d	1	0.88mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.88mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.88mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.88mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	24d	1	0.88mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.89mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	12d	1	0.89mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	24d	1	0.89mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.90mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.90mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.90mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.90mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $47,900 Active 182 DOM
2. 2026-06-17
   days on market $47,900 Active 181 DOM
3. 2026-06-16
   days on market $47,900 Active 180 DOM
4. 2026-06-15
   days on market $47,900 Active 179 DOM
5. 2026-06-13
   days on market $47,900 Active 177 DOM
6. 2026-06-09
   days on market $47,900 Active 173 DOM
7. 2026-06-07
   days on market $47,900 Active 171 DOM
8. 2026-06-04
   days on market $47,900 Active 168 DOM
9. 2026-06-03
   days on market $47,900 Active 167 DOM
10. 2026-06-01
    days on market $47,900 Active 165 DOM
11. 2026-05-31
    days on market $47,900 Active 164 DOM
12. 2026-04-03
    price $49,900
13. 2026-02-27
    price $52,500
14. 2026-01-23
    price $59,000
15. 2025-12-18
    listed $65,000 Active
16. 2025-09-01
    historical
17. 2025-03-14
    price $69,000
18. 2025-02-28
    listed $75,000 Active
19. 2025-02-11
    historical

ⓘ 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 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: $17,025
• − Mortgage interest: −$2,683
• − Property taxes: −$718
• − Insurance: −$240
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − HOA: −$6,000
• − Depreciation: −$1,393
• Taxable income: $3,267
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $2,694/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

-33.5% since first listed

8 events — show timeline

• 2026-04-03 Price Changed $49,900 MARMLS
• 2026-02-27 Price Changed $52,500 MARMLS
• 2026-01-23 Price Changed $59,000 MARMLS
• 2025-12-18 Listed $65,000 MARMLS
• 2025-09-01 Listing Removed — Beaches MLS
• 2025-03-14 Price Changed $69,000 Beaches MLS
• 2025-02-28 Listed $75,000 Beaches MLS
• 2025-02-11 Coming Soon — Beaches MLS