39 Dorchester B · West Palm Beach, FL 33417

$82,000

1 bd · 1.0 ba · 645 sqft · Condo public records · 107 Days on market

Built 1972 $485/mo HOA · 34% of rent

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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 +18.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING FURNISHED LIGHT AND BRIGHT 1 BED 1 BATH UNIT LOCATED IN THE DESIRABLE DORCHESTER B ASSOCIATION. MOVE IN READY. LARGE CERAMIC TILE THROUGHOUT, STYLISH FURNITURE. VERY CLEAN AND WELL KEPT. WELL FUNDED BUILDING WITH NEW ROOF FRESHLY PAINTED AND NEW SIDEWALKS. LOVELY OPEN PATIO TO SIT OUT AND RELAX ON. CLOSE TO THE DORCHESTER POOL. COME & ENJOY RESORT STYLE LIVING IN THIS GATED COMMUNITY FOR ADULTS 55+ CLUBHOUSE features a theater, indoor pool, card room, community/party room, billiard room , shuffle board , tennis , pickqleball , bocce and two outdoor pools. Numerous heated outdoor pools throughout the community. Separate fitness center with gym , outdoor heated pool and a resi

Key facts

• Gated community
• Open patio
• Freshly painted

Tags

• LARGE CERAMIC TILE
• NEW ROOF
• FRESHLY PAINTED
• NEW SIDEWALKS
• OPEN PATIO
• GATED COMMUNITY

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (cats only; pet restrictions possible)
• HOA & community: Has association; Monthly HOA covers insurance, grounds maintenance, pest control, sewer and common areas; Association amenities include boating, billiard room, clubhouse, fitness center, indoor pool, jogging path, picnic area, parking, outdoor pool, sauna, shuffleboard court, tennis courts, bocce ball, courtesy bus, library and pickleball courts; Monthly association fee

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community with guard; Security patrol
• Utilities: Cable available
• Home design: Condominium; Multi/split levels; 2 total stories; Faces south; Resale condition; Entry level not specified
• Construction: CBS construction
• Exterior features: Fruit trees on the lot; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Window/wall heating; Ceiling fan(s); Wall/window cooling unit(s)
• Interior features: Built-in features; Partially furnished
• Laundry & utility: Washer/dryer not listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $76 ($912/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 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 $567 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 107 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 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 $15k; list at $82k implies a 447% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
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: 1.72% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 4.9

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: -15.7%
• Equity multiple: 0.47×
• Total profit: $-12,239
• Equity at exit: $12,226

10-year hold

• IRR: -21.2%
• Equity multiple: 0.17×
• Total profit: $-19,024
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$430
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$34
• HOA: −$485
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $76

Break-even live

Break-even rent $1,313

Max offer price $82,000

Occupancy floor 90%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

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	7d	1	0.01mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.08mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	24d	1	0.12mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.12mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	24d	1	0.12mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	5d	1	0.14mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.16mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	15d	1	0.21mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.21mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	24d	1	0.21mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	12d	1	0.22mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	18d	1	0.24mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.27mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.28mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.28mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.31mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	17d	1	0.33mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.33mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	15d	1	0.33mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.33mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.33mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.33mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	12d	1	0.34mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.34mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.34mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.37mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.38mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	10d	1	0.40mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	7d	1	0.42mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.50mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.53mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.53mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.53mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.55mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	20d	1	0.57mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.58mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.58mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.59mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	24d	1	0.60mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	24d	1	0.61mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-02-12
   listed $82,000 Active
2. 2008-08-20
   historical
3. 2008-03-18
   listed $35,000
4. 1994-01-12
   soldstatus $15,000
5. 1987-10-01
   soldstatus $15,000

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 · 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: $16,906
• − Mortgage interest: −$4,593
• − Property taxes: −$1,054
• − Insurance: −$410
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − HOA: −$5,820
• − Depreciation: −$2,385
• Taxable loss: −$61
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $927/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
• 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

+446.7% since first listed

5 events — show timeline

• 2026-02-12 Listed $82,000 Beaches MLS
• 2008-08-20 Listing Removed — Beaches MLS
• 2008-03-18 Listed $35,000 Beaches MLS
• 1994-01-12 Sold (Public Records) $15,000 Public Records
• 1987-10-01 Sold (Public Records) $15,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,054 · +1.4% YoY. Source: county tax records.