91 Coventry D · Schall Circle, FL 33417

$94,900

1 bd · 1.0 ba · 630 sqft · Condo public records · 163 Days on market

Built 1969 $553/mo HOA · 39% 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).

• 1% rule +9.9/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller says Sell! tile throughout, tastefully furnished top floor unit, priced aggressively for a quick sale.

Key facts

• New kitchen
• New bathroom
• New flooring

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORING

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Monthly HOA fee listed
• HOA & community: Homeowners association with monthly fee; Association amenities include: indoor pool, pool, fitness center, sauna, clubhouse, billiard room, game room, library, workshop area, jogging path, picnic area, courtesy bus, parking, tennis courts, pickleball courts, bocce ball

Exterior

• Parking: Assigned and deeded parking with guest spaces; One open parking space (total parking 1)
• Security: Gated community with guard; On-site security guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Two-story building; Multi/split levels; Faces south; Located west of US-1
• Construction: Concrete/CBS construction; Building named COVENTRY D
• Exterior features: Not waterfront; No waterfront features

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating (window/wall units); Electric cooling (wall/window units)
• Interior features: No additional interior features listed; Jalousie windows
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-69 ($-822/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (12.8% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $83k (12.8% below list) — sets the bar for cash-flow.

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 $656 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 163 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $82,797 (12.8% 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 163 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. 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?
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: 1.49% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 5.6

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: -27.6%
• Equity multiple: 0.12×
• Total profit: $-23,511
• Equity at exit: $14,150

10-year hold

• IRR: -68.3%
• Equity multiple: -0.53×
• Total profit: $-40,597
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$40
• HOA: −$553
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-69

Break-even live

Break-even rent $1,500

Max offer price $82,797

Occupancy floor 100%

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: $23,725
• Closing costs: $2,847
• 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	0.31mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.43mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.44mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.44mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	7d	1	0.45mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.47mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.54mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	24d	1	0.54mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	24d	1	0.54mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	5d	1	0.57mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.58mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.62mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.63mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.64mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	15d	1	0.64mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	24d	1	0.64mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	12d	1	0.64mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.65mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.70mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	7d	1	0.71mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.73mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.75mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.75mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	17d	1	0.75mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	15d	1	0.75mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.75mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.75mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.75mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.76mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	12d	1	0.77mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.78mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.78mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.78mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.79mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.79mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.79mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.80mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	7d	1	0.80mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	24d	1	0.80mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.81mi

HOA detail condo

• Monthly dues: $553 · $6,636/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $94,900 Active 163 DOM
2. 2026-06-17
   days on market $94,900 Active 162 DOM
3. 2026-06-16
   days on market $94,900 Active 161 DOM
4. 2026-06-15
   days on market $94,900 Active 160 DOM
5. 2026-06-13
   days on market $94,900 Active 158 DOM
6. 2026-06-09
   days on market $94,900 Active 154 DOM
7. 2026-05-31
   days on market $94,900 Active 152 DOM
8. 2026-03-18
   price $94,900
9. 2025-12-30
   historical
10. 2025-12-29
    listed $99,900 Active
11. 2025-11-14
    historical Active Under Contract
12. 2025-05-01
    price $109,900
13. 2025-02-05
    listed $124,900 Active
14. 2024-11-15
    soldstatus $67,000
15. 2024-11-08
    soldstatus $67,000 Closed 109-char remark

    Show marketing remark (109 chars)

    Seller says Sell! tile throughout, tastefully furnished top floor unit, priced aggressively for a quick sale.

16. 2024-09-14
    historical Active Under Contract 109-char remark

    Show marketing remark (109 chars)

    Seller says Sell! tile throughout, tastefully furnished top floor unit, priced aggressively for a quick sale.

17. 2024-09-02
    historical $1,500
18. 2024-08-31
    listed $69,900 Active 109-char remark

    Show marketing remark (109 chars)

    Seller says Sell! tile throughout, tastefully furnished top floor unit, priced aggressively for a quick sale.

19. 2024-08-28
    listed $1,500
20. 2024-08-19
    historical $1,500
21. 2024-08-13
    listed $1,500
22. 2022-04-25
    soldstatus $67,000
23. 2018-06-18
    historical
24. 2018-03-22
    listed $44,900 Active
25. 2015-01-30
    soldstatus $13,500 Closed
26. 2015-01-22
    status Pending
27. 2014-12-19
    historical Contingent
28. 2014-12-18
    price $12,500
29. 2014-12-15
    status Active
30. 2014-12-12
    historical Contingent
31. 2014-12-05
    status Active
32. 2014-11-20
    historical Contingent
33. 2014-11-13
    status Active
34. 2014-11-05
    historical Contingent
35. 2014-10-31
    price $13,500
36. 2014-10-20
    status Active
37. 2014-10-10
    historical Contingent
38. 2014-09-22
    price $14,900
39. 2014-08-22
    price $16,500
40. 2014-07-22
    listed $17,500 Active
41. 2005-09-06
    soldstatus $47,000
42. 2004-04-26
    soldstatus $19,000
43. 1991-02-20
    soldstatus $13,500

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,142 · $95/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 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

Taxation est. · year 1

• Rental income: $16,965
• − Mortgage interest: −$5,316
• − Property taxes: −$1,142
• − Insurance: −$474
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − HOA: −$6,636
• − Depreciation: −$2,761
• Taxable loss: −$2,079
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $-323/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
• 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

+603.0% since first listed

36 events — show timeline

• 2026-03-18 Price Changed $94,900 Beaches MLS
• 2025-12-30 Listing Removed — Beaches MLS
• 2025-12-29 Listed $99,900 Beaches MLS
• 2025-11-14 Contingent — Beaches MLS
• 2025-05-01 Price Changed $109,900 Beaches MLS
• 2025-02-05 Listed $124,900 Beaches MLS
• 2024-11-15 Sold (Public Records) $67,000 Public Records
• 2024-11-08 Sold (MLS) $67,000 Beaches MLS
• 2024-09-14 Contingent — Beaches MLS
• 2024-09-02 Rental Removed $1,500 Avail
• 2024-08-31 Listed $69,900 Beaches MLS
• 2024-08-28 Listed for Rent $1,500 Avail
• 2024-08-19 Rental Removed $1,500 Avail
• 2024-08-13 Listed for Rent $1,500 Avail
• 2022-04-25 Sold (Public Records) $67,000 Public Records
• 2018-06-18 Listing Removed — Beaches MLS
• 2018-03-22 Listed $44,900 Beaches MLS
• 2015-01-30 Sold (MLS) $13,500 Beaches MLS
• 2015-01-22 Pending — Beaches MLS
• 2014-12-19 Contingent — Beaches MLS
• 2014-12-18 Price Changed $12,500 Beaches MLS
• 2014-12-15 Relisted — Beaches MLS
• 2014-12-12 Contingent — Beaches MLS
• 2014-12-05 Relisted — Beaches MLS
• 2014-11-20 Contingent — Beaches MLS
• 2014-11-13 Relisted — Beaches MLS
• 2014-11-05 Contingent — Beaches MLS
• 2014-10-31 Price Changed $13,500 Beaches MLS
• 2014-10-20 Relisted — Beaches MLS
• 2014-10-10 Contingent — Beaches MLS
• 2014-09-22 Price Changed $14,900 Beaches MLS
• 2014-08-22 Price Changed $16,500 Beaches MLS
• 2014-07-22 Listed $17,500 Beaches MLS
• 2005-09-06 Sold (Public Records) $47,000 Public Records
• 2004-04-26 Sold (Public Records) $19,000 Public Records
• 1991-02-20 Sold (Public Records) $13,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,142 · -11.8% YoY. Source: county tax records.